Austin Texas Real Estate Blog

head_left_image

A Layman's View of the Proposed Health Care Bill (HR 3200) - I am reading through the whole thing....slowly

I decided about 3 days ago to read the entire proposed health care bill, HR 3200, also known as America's Affordable Health Choices Act of 2009.  It has been hotly debated lately, and I wanted to know firsthand what was contained therein that could inspire such passion on both sides. 

I have never been one to allow others to form my opinions for me, and I have a feeling that this particular topic is one that will be discussed for some time.  I want to be able to speak knowledgably about this issue.  There is no better place to garner this information than directly from the source itself.

My guess is that it will take me a few weeks to work my way through the bill, since it is essentially 1100 pages of legalese.  That being said, I am committed to finishing this quest.  I do know that this is not the final version, as it must progress through committees before getting to any vote.  That being said, there is so much discussion about this that I wanted to learn as much as I could.

I am presently neither in favor of this bill nor am I fully opposed to it, although that will probably change as I read further.  I intend to do my best to present the facts in a neutral manner.

A LITTLE ABOUT ME: If you don't already read my blog, let me give you some background information about myself.  I am a Christian homeschooling father of four, and I am generally conservative in my political beliefs.  That being said, I am also one of the many millions of people with a pre-existing condition that makes it impossible for me to get normal individual insurance coverage.  Hence, we pay about $1300/month for insurance, since I am self-employed.  Additionally, my wife and I paid approximately $30,000 to give birth to our last two children, and those were natural childbirths (i.e. no epidural, etc.).  Clearly, I am in favor of anything that will reduce our health care costs, as long as it makes sense.  As you can see, my opinions probably don't line up with either side at this point.  I am not an attorney - I'm just a guy who is interested in seeing what is proposed.

By the way, I fully realize that this post is long.  There will be others.  I don't expect you to read every word, but if you do, thank you in advance for doing so.

______________________________________________________________________________

I finished reading the first large section (Title I) yesterday evening.  Here are my notes and observations thus far:

 

MOST POTENTIALLY CONTROVERSIAL TABLE OF CONTENTS SECTIONS:

My reading of the table of contents revealed the following sections that seem ripe for political disagreements.  We will return to review these as I work my way through the bill.


Sec. 246. No Federal payment for undocumented aliens. 

Sec. 401. Tax on individuals without acceptable health care coverage.

Sec. 441. Surcharge on high income individuals.

SOMETHING I LEARNED

I learned via my research that an insurance company's "medical loss ratio" is the amount of premiums actually used to pay for medical services.   The Act calls for the highest-possible ratio.  If plans don't meet this, they must rebate any overage to their enrollees.  While I suppose it seems appealing to get a dividend of sorts from my insurance company, this feature also seems to inhibit companies from being profitable.

 

OTHER NOTES FROM TITLE I

SEC. 111. PROHIBITING PRE-EXISTING CONDITION EXCLUSIONS.  This is the first section that I liked, at least in principle.  In a nutshell, this section states that "A qualified health benefits plan may not impose any pre-existing condition exclusion...".  Clearly, I like this, since I haven't been able to get "real" insurance since 1993.

 

Sec. 113, (a) (1) - Limited age variation permitted - no more than a 2:1 ratio.  This means that they can't charge anyone more than double what the lowest rates are.  Admittedly, this seems more fair than the present rules would indicate, although I am pretty sure that the Texas Health Insurance Risk Pool (my insurance) has the same limit in place.

 

SEC. 121. COVERAGE OF ESSENTIAL BENEFITS PACKAGE.  

(c) No Restrictions on Coverage Unrelated to Clinical Appropriateness- A qualified health benefits plan may not impose any restriction (other than cost-sharing) unrelated to clinical appropriateness on the coverage of the health care items and services. 

MY NOTE: Since this would tend to indicate that the public health option cannot restrict care unless there is a medical reason to do so (and I welcome other interpretations here), it seems to me that this particular section could cause a lot of problems and arguments.  Why?  Well, simply put, most abortions would be covered, if I am reading this correctly.  I am personally pro-life, but I have discussed this with a couple of pro-choice friends.  Frankly, none of us want to fund abortions via our tax dollars. 

 

SEC. 122. ESSENTIAL BENEFITS PACKAGE DEFINED. 

Under part (a):

(3) does not impose any annual or lifetime limit on the coverage of covered health care items and services;

MY NOTE: This seems reasonable to me.  I know people who have run up against their limit from ONE big illness/hospitalization.  I doubt that the average insurance shopper knows to look at this limit in their current policy.  To me, having a limit in place for health care is like saying that your home's hazard insurance will cover you as long as nothing really bad happens, like a fire.

(5) is equivalent, as certified by Office of the Actuary of the Centers for Medicare & Medicaid Services, to the average prevailing employer-sponsored coverage. 

MY NOTE: Again, this seems very reasonable.

Under part (b):

Minimum Services To Be Covered- The items and services described in this subsection are the following:

(1) Hospitalization.

(2) Outpatient hospital and outpatient clinic services, including emergency department services.

(3) Professional services of physicians and other health professionals.

(4) Such services, equipment, and supplies incident to the services of a physician's or a health professional's delivery of care in institutional settings, physician offices, patients' homes or place of residence, or other settings, as appropriate.

(5) Prescription drugs.

(6) Rehabilitative and habilitative services.

(7) Mental health and substance use disorder services.

(8) Preventive services, including those services recommended with a grade of A or B by the Task Force on Clinical Preventive Services and those vaccines recommended for use by the Director of the Centers for Disease Control and Prevention.

(9) Maternity care.

(10) Well baby and well child care and oral health, vision, and hearing services, equipment, and supplies at least for children under 21 years of age.

MY NOTE: I was shocked to see maternity care covered under the essential plan.  In my own family, this item would have saved us countless thousands of dollars.  My wife pointed out that the list didn't include birth control pills, which I suppose could result in a new baby boom.  :)

 

SEC. 123. HEALTH BENEFITS ADVISORY COMMITTEE.
 
This will automatically includes Surgeon General, and up to 17 people appointed by the President, along with 9 people appointed by the Comptroller General. 

MY NOTE: Why is the President (no matter which party) given this much control over this committee?  If the President is able to appoint 17 of the 27 members, it seems like an inordinate amount of control.  Perhaps this should be spread out a bit more.

 


SEC. 141. HEALTH CHOICES ADMINISTRATION; HEALTH CHOICES COMMISSIONER.

(a) In General- There is hereby established, as an independent agency in the executive branch of the Government, a Health Choices Administration (in this division referred to as the `Administration').

NOTE: Is it really necessary to set up an entirely new agency?  This seems like the type of thing that could be maintained through the Dept. of Health and Human Services, in my humble opinion. 

 

(2) FLEXIBILITY IN PLAN ENROLLMENT AUTHORIZED- Beginning with Y3, the Commissioner shall establish a process to allow an affordability credit to be used for enrollees in enhanced or premium plans. In the case of an affordable credit eligible individual who enrolls in an enhanced or premium plan, the individual shall be responsible for any difference between the premium for such plan and the affordable credit amount otherwise applicable if the individual had enrolled in a basic plan. 

NOTE: I understand the principle at play here, but I don't understand why the affordability credits can be used to defray the cost of "premium" plans.  It would seem more fair to simply provide the basic plan to those who can't afford it, rather than allowing them to choose the most expensive plan and pay very little for this.


 
(B) FOR UNAFFORDABLE EMPLOYER COVERAGE- Beginning in Y2, in the case of full-time employees for which the cost of the employee premium for coverage under a group health plan would exceed 11 percent of current family income (determined by the Commissioner on the basis of verifiable documentation and without regard to section 245), paragraph (1) shall not apply. 

NOTE: I certainly hope the costs are supremely low if this is the definition that they plan to use.  I would love for my own insurance cost to be under 11% of my income.  The section also refers to modified adjusted gross income, which would make it an even lower figure.  This seems like a low threshold for what constitutes "unaffordable", but I must admit that this would benefit me directly.


 
Sec. 1137A. (D) enable the real-time (or near real-time) determination of an individual's financial responsibility at the point of service and, to the extent possible, prior to service, including whether the individual is eligible for a specific service with a specific physician at a specific facility, which may include utilization of a machine-readable health plan beneficiary identification card.

NOTE: This section is actually modifying the Social Security Act, which is why the numbering is different.  This could result in some interesting debates.  Does this information go to the newly-created Health Choices Administration, or is it simply meant to make payment and approvals faster? 

 

SEC. 164. REINSURANCE PROGRAM FOR RETIREES.   (d) Retiree Reserve Trust Fund-  (B) FUNDING- There are hereby appropriated to the Trust Fund, out of any moneys in the Treasury not otherwise appropriated, an amount requested by the Secretary as necessary to carry out this section, except that the total of all such amounts requested shall not exceed $10,000,000,000.

NOTE: This section is intended to provide reimbursement for employers who provide health care for their retirees.  This particular figure ($10 Billion) seems to have been thrown out without a lot of supporting research for setting the limit there.

 

Overall, it seems as though the Health Choices Commissioner (new position created by the Act if it is passed) is given a LOT of power to determine things under this bill.  This will be a Presidential appointee.  In one section, it states that the duties include "ADDITIONAL FUNCTIONS- Such additional functions as may be specified in this division."  Later, the bill gives the Commissioner the power to provide for the development of standards for the definitions of terms used in health insurance coverage, including insurance-related terms.  This seems like an exceptional amount of power to me to vest in one person.

 

If you have any questions or want to disagree with me, I welcome that.  Just make sure that you bring your documentation.  I brought mine, after all.  :)

____________________________________________________________________

  

TYPOS/MISTAKES

I realize that this version hasn't been finalized in any way, but I did find a few errors, for what it's worth.  I suppose I included these items just to prove that I am reading every word of this thing:

Subtitle B, Sec. 221, part (a) - should read "compromising", not "comprimising"

Sec. 114 (b)  - the provisions of section 2705 (other than subsections (a)(1), (a)(2), and (c)) of section 2705 of the Public Health Service Act  - REPEATED PHRASE

Under Sec. 123 (d) Publication- The Secretary shall provide for publication in the Federal Register and the posting on the Internet website of the Department of Health and Human Services of all recommendations made by the Health Benefits Advisory Committee under this section.

In the next section, Sec. 124. (a) (4) Add "and the posting on the Internet website of the Department of Health and Human Services " to make these sections consistent.

Sec. 154  - SHOULD SAY "or" instead of "of". 

 

      

 

If you enjoyed this post, why not connect with me elsewhere or subscribe via email?

If you're looking for a home in the Austin area, you can also visit my primary Austin real estate website at www.austintexashomes.com.  If you're interested in social media training, visit 210 Consulting. Thanks!

I am on a Quest That I Started Last Night - It's only 1,100 Pages Long, After All

After watching debates about the proposed health care bill HR 3200 over the past few weeks, I have heard one common refrain from both sides:

"Have you even read the bill?"

To this point, I didn't feel comfortable entering a detailed discussion about this bill, because I couldn't honestly state that I had.

That is about to change. 

Last night, I began a journey of sorts.  I intend to read the entire bill.

Yes, I know that it is not in its final form, but it's a start.  I want to see for myself what the truth is.  I don't like pundits forming my opinions for me.  I have heard loud arguments from both sides about what is contained therein.

I intend to share my "findings" here and elsewhere as I progress.  For now, I am just making notes.  I know that this task will take me awhile, but I am patient.  So far, I have only had to look up two words on Wikipedia.  :) 

I mentioned this idea on Facebook last night, and it was met with more discussion than I have seen on any of my previous status updates.  One of my friends there made an interesting point (which I agree with): If the bill turns out to be too difficult for us to read, this seems like a bad direction to be headed. 

If you have any input/suggestions or questions, let me know. 

 

If you enjoyed this post, why not connect with me elsewhere or subscribe via email?

If you're looking for a home in the Austin area, you can also visit my primary Austin real estate website at www.austintexashomes.com.  If you're interested in social media training, visit 210 Consulting. Thanks!

"Real Estate the Rome Way" by Margaret Rome - Book Review

Not too long ago, while speaking with my friend Margaret Rome, award-winning Baltimore Realtor, I asked how I could get a copy of her book, "Real Estate the Rome Way".  She replied, "You give me your address and I will get it sent out to you soon."

Well, that was easy.

I finished reading her book after a few short sessions, and I felt rejuvenated.  Margaret inspired me to look into even more networking opportunities, and to work toward getting a couple of real estate designations as well.  Margaret is a power networker, and a Renaissance woman.  I was a little dizzy after seeing how much real estate education she has under her belt.  :)

This book is an easy and fun read, with plenty of real life anecdotes to punctuate her ideas.  You can learn more about Margaret's use of a signature color (brown), price (all of her listings end in 944), and even a particular candy that helps to make her marketing message more memorable (hint: there are a lot of "m"s in that last sentence).

In a brisk, easy-to-understand fashion, "Real Estate the Rome Way" covers all of the basics, so it's definitely suitable for beginning agents who are trying to evaluate real estate as a career choice.  However, she doesn't stop there, as I found some pertinent reminders for myself as a broker/owner, and I have been an agent for almost 13 years.

Since I am a pretty prolific blogger, Margaret inspired me in another way.  She and her friend Peg Silloway formed Silloway Press in order to get the book published.  I am working on a book project (or two) myself, so holding Margaret's book in my hand made my own goal seem more attainable.  In fact, I have wanted to be a published author since I was a kid.  I plan to make this happen, and hopefully soon.

This book is a must-read if you are just getting started in this challenging business.  The perspective from a top-producing agent will also help if you are established and looking for new ideas.  I recommend picking up a copy for yourself. 

EDITED: I corresponded with Margaret after writing this review, and she is offering FREE shipping and an autographed copy if you order the book directly from her.  Email her at mrome@homerome.com and get yours today! 

Thanks, Margaret!

 

If you enjoyed this post, why not connect with me elsewhere or subscribe via email?

If you're looking for a home in the Austin area, you can also visit my primary Austin real estate website at www.austintexashomes.com.  If you're interested in social media training, visit 210 Consulting. Thanks!

Buying a Home in Austin, Texas - Step Seven: Closing on Your Home!

This is the final installment in a seven-part series about how to buy a home in the Austin, Texas area.  All of the previous posts in the series are here:

Buying a Home in Austin, Texas - Step One: Get Pre-Approved for Mortgage Financing

Buying a Home in Austin, Texas - Step Two: Selecting an Area of Town

Buying a Home in Austin, Texas - Step Three: Finding the Home Itself

Buying a Home in Austin, Texas - Step Four: Writing an Offer!

Buying a Home in Austin, Texas - Step Five: Inspection and Repairs

Buying a Home in Austin, Texas - Step Six: Preparing for Closing (Ducks in a Row) 

_____________________________________________________________________

The finish line is in sight.  You are about to get a brand-new place to live!  Although the process can seem challenging sometimes, it is about to pay off.  You probably won't even remember the tough parts later.  :)

On the day of closing, you will spend about an hour (perhaps a little more) signing paperwork which will convey the property to you.  The bulk of the papers will deal with financing and the various disclosures required by your lender.  The remainder are the deed and various affidavits. 

The length of time that you spend at the title company (or attorney's office) will depend on a number of factors, including the experience level of the closing/escrow officer, and the number of questions that you have about the paperwork itself.

I once had a client who finished in about 10 minutes flat.  He asked simply, "Don't I have to sign all of the papers to get the house?"  The escrow officer told him that he did, then he asked for the entire stack and signed them quickly.  I wouldn't recommend this for everyone, but I did see it happen!  Usually, the closer will spend a few seconds explaining each document, then asking for your initials and/or signature, depending on what is called for in the closing instructions.  Prepare to get writer's cramp at least once.

Most times, the seller or builder for your home will require that the loan has "funded" before you get the keys, which means that the money actually moves from your lender's bank to the title company.  While this can definitely occur on the same day as the closing, sometimes it is a day or two later, so we usually advise our clients not to plan their "move-in" for their new homes until at least the day after closing. Otherwise, it can create some awkward situations.  You don't want to pay extra storage fees to your moving company, and you certainly don't want to end up homeless for a couple of days.  Give yourself some overlap time, so that you can ensure that you have a place to stay in the event of any delay.

After you have closed and the loan is officially funded, it's time to begin moving in to your new house!

One of the main reasons that I became a Realtor back in 1997 was that I enjoy the feeling of helping others find the right home.

If you have any questions at all, please do not hesistate to call or email me anytime.  My cell phone number is 512-796-7653, and my email address is jason@austintexashomes.com.  This concludes my "buying a home in Austin" series.  

Thanks very much for reading!  You can also visit my primary Austin Texas real estate website at www.austintexashomes.com.   

Image above is courtesy of qwrrty via Flickr.com. 

 

If you enjoyed this post, why not connect with me elsewhere or subscribe via email?

If you're looking for a home in the Austin area, you can also visit my primary Austin real estate website at www.austintexashomes.com.  If you're interested in social media training, visit 210 Consulting. Thanks!

"Author Month" Continues - Social Media Edge welcomes Shel Israel, author of the upcoming "Twitterville"

Last week, we had an absolutely awesome show with Tara Hunt, author of "The Whuffie Factor".  If you haven't already heard it, I would encourage you to check it out here: http://budurl.com/fdbr

Tomorrow morning (or afternoon, depending on where you live), we are excited to have Shel Israel joining us for the second time.  He was a guest of the show exactly six months ago today.  Shel's first book, "Naked Conversations", which he co-wrote with Robert Scoble, is considered to be one of the seminal books on business blogging.  His NEW BOOK, "Twitterville", is going to be released on September 3rd. 

Shel was a great guest the first time around, and I have no doubt that we will have a great time again tomorrow. 

Here are some highlights from the Amazon.com description of "Twitterville":

Israel introduces you to trailblazers such as:

* Frank Eliason, who used Twitter to reverse Comcast's blemished customer service reputation

* Bill Fergus, who was on the team at Henry Ford Medical Center during the first "live tweeted" surgery

* Scott Monty, social media officer for Ford, who held off a mob of misinformed Ranger fans and averted a PR crisis

* Connie Reece, who used Twitter to raise tens of thousands of dollars for cancer patients in need

* The Coffee Groundz, a Houston-area coffee shop that uses Twitter to pack the tables (and fight off Starbucks)

Here is a link to Shel's February appearance on Social Media Edge if you would like to do a bit of catching up before you listen tomorrow:

http://budurl.com/9x4z

As always, the show will feature our cast of regulars (or irregulars?) Mike Mueller, Jeremy Blanton, and TS Elliott.  We broadcast live each Tuesday at noon Eastern, 11am Central, 10am Mountain, 9am Pacific. 

 

You can listen by tuning in at http://blogtalkradio.com/jckc or by calling in at 347-215-7478. 

 

If you are interested, you can also pre-order Shel's book right here (I plan to do that myself):

 

I hope you can join us for what should prove to be a fun and educational hour!

 

If you enjoyed this post, why not connect with me elsewhere or subscribe via email?

If you're looking for a home in the Austin area, you can also visit my primary Austin real estate website at www.austintexashomes.com.  If you're interested in social media training, visit 210 Consulting. Thanks!

QUICK REMINDER about upcoming social media book project - Don't let this opportunity pass you by!

I recently shared this post: 

My Big Announcement - Would YOU like a chance to be published? An opportunity for my ActiveRain friends

I just wanted to mention that the deadline for chapter entries is just one week away now (August 31st).  If you are interested in being a part of this exciting project, please let me know.  I would definitely be willing to look at a good-sized outline if the chapter length seems intimidating to you. 

Keep in mind that this is not limited to real estate agents.  If you are in a related industry, we would love to share your stories, too. 

If you want to write and submit something, but you are unable to do it this week, please email me and we might be able to slip the deadline back a bit to include your segment. 

This is an opportunity that may not resurface, so if you have anything that you think might be worthy of inclusion, contact me and I'll do my best to get it into the book. 

I can be reached at 512-796-7653 (cell) or at jason@austintexashomes.com.  Thanks!

 

 

If you enjoyed this post, why not connect with me elsewhere or subscribe via email?

If you're looking for a home in the Austin area, you can also visit my primary Austin real estate website at www.austintexashomes.com.  If you're interested in social media training, visit 210 Consulting. Thanks!

Buying a Home in Austin, Texas - Step Six: Preparing for Closing (Ducks in a Row)

This is part six of a seven-part series intended to teach you more about the homebuying process in Austin, Texas.  The first five parts are here:

Buying a Home in Austin, Texas - Step One: Get Pre-Approved for Mortgage Financing

Buying a Home in Austin, Texas - Step Two: Selecting an Area of Town

Buying a Home in Austin, Texas - Step Three: Finding the Home Itself

Buying a Home in Austin, Texas - Step Four: Writing an Offer!

Buying a Home in Austin, Texas - Step Five: Inspection and Repairs

__________________________________________________________________________

Now that we have successfully negotiated the repairs for your home based on the inspection report we received, the number of hurdles remaining is rather small. 

Some of the main things which must be done to ensure a smooth closing include:

  • Choosing a homeowner's insurance carrier
  • Finalizing all the details of your financing
  • Scheduling for all of the utilities to be turned on at the new home
  • Arranging for a moving truck
  • Picking an acceptable date to close with your builder (if it's a new home)

 

 

Let's cover these steps in depth for a moment:

If you don't already have a company in mind for your home's hazard insurance, we are happy to recommend a couple of possibilities. 

With regard to the financing, don't be surprised if your lender comes back to you for more documentation even after they say that you have been approved for the loan.  The final stage of your mortgage loan is the underwriting process, and the underwriter usually has a few conditions that need to be cleared before the lender can produce your closing paperwork.  This might include your latest pay stub, or some other minor document.  The good news is that this means you are nearing the finish line!

We will endeavor to get the necessary phone numbers for you for the utility companies.  Depending on where you live, you might have a choice when it comes to your electricity provider, since Texas was deregulated a few years back and most outlying areas of town (not Austin proper) have competing companies.

I never recommend planning to move in the same day that you close, since this is asking for headaches.  I would plan to give yourself a 2-3 day cushion on the move.

Basically, we will have a few weeks when things seem to be moving more slowly, after the whirlwind of finding the right home, negotiating a good deal, and getting the place inspected.  During this period, we are heavily dependent on your lender and the title company to perform their functions properly to ensure a smooth closing for you.  I have often said that I can do my job 100% correctly yet still not get paid.  Obviously, I only get paid when you close on your home, so I will do my best to keep all of the personnel involved moving in the right direction.

The next (and final) step will be your closing!  I will post a link here once that post has been written.  :)

If you have any questions at all about buying a home in Austin or the surrounding areas, please don't hesitate to call me anytime at 512-796-7653 (cell) or email me: jason@austintexashomes.com.  I look forward to helping you find the right place! 

Photo above courtesy of Joe Lanman via Flickr.com. 

 

If you enjoyed this post, why not connect with me elsewhere or subscribe via email?

If you're looking for a home in the Austin area, you can also visit my primary Austin real estate website at www.austintexashomes.com.  If you're interested in social media training, visit 210 Consulting. Thanks!

Christ Presbyterian Church - Georgetown, Texas - UPDATE!

Over the past year or so, I have been helping to start a new church in Georgetown, Christ Presbyterian Church (PCA).  I am pleased to announce that we will be having our first Sunday morning service on September 6th (Labor Day weekend).  Our first "official" service will be held on October 11th, 2009, so that is our grand opening, as it were.christ presbyterian church - georgetown, tx

Our group continues to grow steadily - we are currently averaging 52 people attending our weekly services over the past 12 weeks.  This figure does include kids, so I think we might be closer to 35 adults (just guessing).  We are a laid-back and friendly crowd, and we would love to have you join us sometime.

Our pastor Whit Anderson recently signed an agreement with the Georgetown Chamber of Commerce to use their new building each Sunday morning.  So, our new meeting place will be at:

100 Stadium Dr
Georgetown, TX 78626

We will be meeting on Sunday mornings at 10am - child care will be provided up to age five for now.

This location is just north of the intersection of Williams Drive and Austin Avenue, at the corner of Stadium and Austin.  The building is pretty hard to miss, since it says "GEORGETOWN CHAMBER OF COMMERCE" in huge painted letters on the side. 

There should be ample parking for our needs, since the recreation center across the street is closed on Sundays.  Visitors are welcome to use that parking lot if needed.

You can check out our brand-new Facebook page here: http://budurl.com/hwjj - why not become a "fan", too?

Our primary church website is http://cpcgeorgetown.org

If you are interested in visiting, come on in!  We would love to meet you!  If you have any questions at all, feel free to call me anytime at 512-796-7653 or contact Pastor Whit Anderson at 512-784-5868. 

 

If you enjoyed this post, why not connect with me elsewhere or subscribe via email?

If you're looking for a home in the Austin area, you can also visit my primary Austin real estate website at www.austintexashomes.com.  If you're interested in social media training, visit 210 Consulting. Thanks!

Buying a Home in Austin, Texas - Step Five: Inspection and Repairs

This is part five of a seven-part series intended to teach you, the home buyer, about how the process typically works here in Austin.  The first four parts are listed here for your convenience:

Buying a Home in Austin, Texas - Step One: Get Pre-Approved for Mortgage Financing

Buying a Home in Austin, Texas - Step Two: Selecting an Area of Town

Buying a Home in Austin, Texas - Step Three: Finding the Home Itself

Buying a Home in Austin, Texas - Step Four: Writing an Offer!

___________________________________________________________________

After you have secured the home or condo of your choice, it will be time to schedule a home inspection. This involves having a licensed inspector come to the home and make a detailed report which shows any items which are in need of service or repair.  Most inspectors can include a termite inspection along with the general home inspection. 

Inspectors generally charge based on the size of the home.  A basic inspection for an average-sized home might run $200-250; for a large home, it could run $500 or more.

If you and/or the inspector decide that there are additional specific issues of concern with the home, there are specialists available for septic inspections, roof inspections, slab inspections, and other areas.  By their nature, most inspectors are considered "generalists", meaning that they know a little bit about a broad number of factors and systems that affect your home.  They may suggest a structural engineer if they are concerned about the foundation, as they are probably not fully qualified/licensed to determine if there are issues that need to be addressed there.

I always inform my clients that they shouldn't be surprised to see a lot of potential repair items on the inspector's report.  It doesn't mean that all of these items are critical, or that they are even worth fixing.  Sometimes, you will see items that don't meet current construction codes because the home was built prior to those codes being instituted.  In most cases, it's tough to get sellers to address small items that fall into that category. 

Keep in mind that many home sellers will not be willing to make a house "perfect" for the buyer, especially if they have already negotiated on the price.  A common quote from someone selling their home is, "I already came off of the price by $5,000 - can't the buyer use that to fix this stuff?" 

Once we have the inspection report in hand for your home, we can determine which items we would like to request to have repaired by the seller before closing, and I will prepare an addendum to the contract for this. In the case of a new home builder, they will almost always correct everything on the inspector's list, unless there is a good reason not to do so.  We recommend that our clients get a third-party inspection for any home, whether it is new or resale.

A great rule of thumb when asking for repairs

Is this item something that ANY reasonable buyer would want to have fixed before occupying the house?  This would include roof issues, water leaks, structural problems, bad wiring, and more. 

Generally, my advice is to focus on the items that are truly important to you, and not to ask the sellers to repair everything on the list.  From a negotiating standpoint, this comes across as very reasonable to most sellers.

 _____________________________________________________________________

If you have any questions at all, please feel free to call me anytime at 512-796-7653 (cell) or email me at jason@austintexashomes.com.  I look forward to hearing from you soon!  You can also access our primary Austin real estate website at www.austintexashomes.com

The next step in the series will be about preparing to close on your home.  I will post a link here once it has been written.  :)

Photo above is courtesy of andercismo via Flickr.com.

 

If you enjoyed this post, why not connect with me elsewhere or subscribe via email?

If you're looking for a home in the Austin area, you can also visit my primary Austin real estate website at www.austintexashomes.com.  If you're interested in social media training, visit 210 Consulting. Thanks!

Buying a Home in Austin, Texas - Step Four: Writing an Offer!

This is one post in a seven-part series designed to teach you about what to expect when you are considering buying a home in the Austin, TX area.  The first three parts are here:

Buying a Home in Austin, Texas - Step One: Get Pre-Approved for Mortgage Financing

Buying a Home in Austin, Texas - Step Two: Selecting an Area of Town

Buying a Home in Austin, Texas - Step Three: Finding the Home Itself

----------------------------------------------------------------------------------------

Congrats!  You have found the home that will work best for your needs. 

What now? 

First, we need to sit down and compose an offer to be presented to the seller(s).  We can do this anywhere you prefer - my office, your current home, restaurant, or even on the hood of my car.  :)

Generally speaking, this can be accomplished in about 45 minutes to an hour, depending on how many questions you may have.  The forms that we use to make an offer are all standardized, provided by the Texas Real Estate Commission.  Although we will probably produce 10-12 pages of stuff, all of it is "fill in the blank" in nature, so it's not quite as daunting as it sounds.

Included in the offer and any addenda that we need to include are ALL of the pertinent terms and conditions for the purchase, including:

  • Price
  • Closing date
  • Amount of earnest money that you are putting up as a deposit
  • Option period - I'll come back to this one in a minute
  • Any closing costs that you are asking the seller to pay on your behalf
  • Financing details

Obviously, there are a lot of other items covered therein, including a good deal of legalese. 

ONE IMPORTANT NOTE: The offer is not considered to be accepted ("executed") until the sellers have agreed to ALL of the details, not just the price.  In other words, the sellers may be perfectly fine with the price, but they want to close sooner than we have proposed. 

 

What is an option period?

In Texas, our contracts allow you, the buyer, to pay a cursory amount of money to the seller for "the unrestricted right to terminate the contract within ____ days".  WOW!  This means that for a small fee (the "option fee"), you can back out of the contract with no further penalty as long as you do it during the specified period.  Admittedly, it's very rare that buyers use this provision - typically, it comes up as the result of an inspection that reveals repairs that seem overwhelming.

 

Getting a third-party inspection

We counsel all of our clients to get an inspection done when buying a home, whether it is brand-new or resale.  The cost varies by the size of the house and any "extras" (pool, etc.), but an inspection on an average-sized home in this market would probably run $250 or so.  The inspection report will give us a list of things that need to be repaired.  We can then decide which things are critical to get the sellers to fix before closing.  A good inspector will probably give you a very thorough list, including some items that are minor and not worth asking the seller to fix. 

 

Timing

All of the timing on the contract is based on the executed date, which is the day that everyone has signed off on all of the terms of the agreement.  If you have a 10-day option period, which is pretty typical here in Austin, the days start counting after the contract has been executed, and not before that. 

Keep in mind that contract days are calendar days, NOT business days.  If we agree to all of the terms on a Monday, you will have until the following Thursday to terminate under this example.  Clearly, this means you want to have the inspection done quickly, so that you can assess which items are important to you and request that the sellers sign off on this before your option period is up.  After that, you would lose a lot of negotiating leverage.

 

Response time - When will we hear something?

Sometimes, I have clients ask if they should put a "fuse" in the offer, which would make it valid only for a short period of time.  Unless we are relatively sure that there is another offer coming or already in hand, I don't recommend using this technique.  On a typical offer, I would expect to hear something back within 24-48 hours, sometimes even faster.  The longest that I can remember for an initial response was 4 days, but that only happened to me once.

 

What happens next?

The seller can choose to do one of three things with your offer:

  • Accept it with no changes
  • Reject it - this is pretty rare, unless you are competing with another offer
  • Give us a counteroffer - this is the most common outcome

After we negotiate and come to an agreement on your new home, you will want to set up the inspection as soon as you can.  If there is a need for specialized inspections (septic, termite, etc.), we can help with that, too.  You are welcome to use whomever you like for the inspection(s), and we can provide a list as well.  You are not obligated to use anyone from our list.

 

Next step - INSPECTING THE HOUSE - I will post a link here once that has been written.  :)

Images above are courtesy of jk5854 and Caucas' - found on Flickr.com.

 

If you enjoyed this post, why not connect with me elsewhere or subscribe via email?

If you're looking for a home in the Austin area, you can also visit my primary Austin real estate website at www.austintexashomes.com.  If you're interested in social media training, visit 210 Consulting. Thanks!