Eugene's Atlernative Update and Thanks!

Hello friends of Eugene's Alternative!

It has been interesting seeing our friends and past clients out on the town the last few months...some approach with a look of quiet understanding and compassion thinking our company must be battling an illness on the level of Stephen Kings "The Stand".

It is true that the market is not the market of 05' & 06' and that overall the velocity of closing through the MLS is off by about 1/3rd of the recent peak. Property values have taken a beating in the outlying areas and upper price ranges (above $600k) however more modest homes in Eugene (South, Southwest and Eugene Core) have held value very well especially when compared to other markets. It is noteworthy that during the last recession Lane County was one of the 1st economies to get hit and the last to recover as our area was re-tooling from a timber dependent economy. This time Lane County is one of the last to feel the squeeze and our hope is one of the 1st to recover.

The fun news is that Eugene's Alternative has recorded a 20% gain over last years business. "Wow!" and "Why?" are obvious responses; and I have them both. "Wow!" because this was not expected in this market and "Why?" is what this letter is all about - YOU! Our business grows in large part because we ride on the reputation that we have established with our community. I frequently meet new clients who don't just know one of our past clients but several that have spoken highly about our work. We can't thank you enough for sending you friends and family our way.

We continue to strive to be the best presented company on the internet and I think we have done it! Our goal is to have anyone who Googles "Eugene Oregon Real Estate" on alternativerealtor.com within 3 - 4 clicks. Alternativerealtor.com is now represented 4 places above "The Fold" (initial visible page) when folks are searching for real estate information for Eugene.

Alternativerealtor.com integrates:

• A real estate blog
• Video
• Virtual tours of all of our listings
• On-line Real Estate chat - A licensed REALTOR answers questions in real time
• "Click to talk" where a party can enter a phone # and will get a immediate call back
• Real Estate Searches with Google Maps!
• Podcasts are on their way!

The Web; what a way to communicate!

You may have noticed new faces! We have added staff to service the additional business and I could not be happier with the group of folks that I see when I come to work. The volume of business these folks have been doing has been exceptional and their style without compare.

Thanks so much for your support. We hope to see you and your friends in the near future.

Dave and Pam

dave@alternativerealtor.com
pam@alternativerealtor.com

What are Seller's Disclosures and why do I care?

Seller's Disclosure forms are questions written by the State of Oregon & the Federal Government that seller's answer for the review of the buyer or interested buyers concerning the condition and history of a specific property.

In the State of Oregon Seller's Disclosures are required in almost all real estate transactions. Court appointed receivers are one example of an entity that is exempt from disclosure law.

From my perspective Seller's Disclosure Statements are the heaviest legal document in real estate because they survive the transaction. Seller's must tell buyer's what they know to be defective. If seller's do not then the they can be held liable into the future. Seller's Disclosure Statements are the most central document to litigation when there are issues after a sale is closed.

Questions range from the mundane: "Has the roof ever leaked?" to the exciting "Has this property ever been used as an illegal drug manufacturing or distribution site?". My favorite question in the Oregon Seller's Disclosure form is the last: " Are there any other defects affecting this property or its value that a perspective buyer should know about? If so please attach additional information" ...In short; bare your soul if you are selling...you will feel better and stay out of the cross-hairs of the buyer's legal council.

Sellers are given 3 options for answers on most questions "yes" "No" & "Unknown". Because "Yes", "No" & "Unknown" my be inadequate to answer the full depth of the disclosure. We council seller's to add an addendum to the disclosures and write the full extent of what is known.
From the buyer's perspective it is a fair to ask seller's for additional written information during sale process if the disclosures are less than fully descriptive.

Buyer's have 5 days to review the Seller's Disclosures and revoke their offer if they are not satisfied. The 5 day review period starts upon receipt of the document.

Seller's Disclosures are the mechanism that relates known defects to buyers from sellers for the protection of both.

For a copy of the most current Seller's Disclosures Statement give us a call.

Dave
302-5999
dave@alternativerealtor.com

Lighting up the night.

My life for the last ten years has been punctuated by a series of home improvement projects, and while the results are ultimately satisfying, the process can be filled with surprises (not the good kind), and costly (concealed conditions anyone?).

So it is with excitement that I report on one of the most recent enhancements to our century old farmhouse outside of Eugene – exterior accent lighting! My designing wife called from the warehouse store the other day excited about a great value on a brushed nickel yard light set - six etched-glass accent lights and two halogen spots of decent quality for a great price. An hour later I was unloading three cartons from the back of our Subaru and, with the help of our four year old daughter, unwrapping and assembling the contents.

It was easy to push the tapered bases into the soil of our garden beds, staggering the layout for a casual effect. And it was fun deciding which plants to target with the spotlights. All that was left to do was plug in the transformers, run the wiring, and wait for darkness to fall.

And it was worth the wait! The beds surrounding our house are now transformed into a magical garden at dusk each night, with twenty four low voltage lights drawing a modest amount of current. The timer cuts the power after an adjustable interval, so in the summer they’ll only burn about four hours per evening. I can’t recall another project that has delivered so much reward for such a reasonable cost and effort. The indirect glow perfectly lights our front porch for the long warm evenings of summer, we can walk through the yard without stumbling over dog toys (or the dogs themselves), and the nighttime curb appeal is simply outstanding!

Happy home improvements,
Bobby
541 225-8081
bobby@alternativerealtor.com

What you deserve from your Real Estate Agent.

In the early days of our nation the practice of Real Estate (along with most other professions) was only minimally regulated. Back then, Real Estate agents typically only represented the interests of sellers. For purchasers of Real Estate it was literally caveat emptor (buyer beware).

The industry has come a long way since those days, and the National Association of Realtors (the worlds largest professional association) maintains and enforces a strict code of ethics for its members – called REALTORS. These ethics, and the supporting standards of practice were created to protect the interests of buyers and sellers of Real Estate.

By law, Oregon Real Estate agents must provide a copy of the Oregon Real Estate Agency Disclosure Pamphlet to represented parties at first contact. The agent should explain this document to you in your initial consultation when you are interviewing agents to find one that will best serve your needs. Remember, you may be spending considerable time with this person (particularly if you are buying), so in addition to making sure they are an expert who can get the job done, pick someone who shares your values and interests.

Even when professional standards are clearly defined, quality of service varies widely in any industry. To inform yourself of the fiduciary duties your agent owes you, and the standards they are to uphold, please download and read the document at the link above. And if you are seeking a high standard of professionalism and superb customer care, take a look at Eugene’s Alternative. We have a great reputation in the Eugene real estate community and a proven record of success helping our customers achieve their goals.

Cheers,
Bobby

541 225-8081
bobby@alternativerealtor.com

The Contractor Conundrum.

One big challenge for homeowners is finding the right company or person to work on their homes. Just getting a call back can be difficult, and the best contractors are booked in advance. Look to your Realtor for help here. We refer and employ many contractors in the course of our business – let us use our relationships to your advantage.

The issue of unlicensed contractors has been getting a lot of press in Lane County lately. A Contractors license means that a minimum of one person in a company has passed a state exam (primarily covering business management and compliance with law), and that the company can qualify and pay for a bond and liability insurance to protect the homeowner. It makes no attempt to ensure quality of any trade.

Lots of people do their own work, or get help from friends and family. In many circumstances this is legal, or at least low-risk. We are a nation of do-it-yourselfers and I consider this an inalienable right! But as a long time DIY’er, a former licensed contractor, and a full-time Realtor I've made the rounds on this subject, and urge you to consider the following when tackling projects yourself or paying someone to work on your home:

Small repairs and handyman work.
We tend to think that jobs requiring less skill (perhaps we would do them ourselves if we had the time) warrant less concern. There are many honest and capable workers available for hire, but if someone other than a licensed contractor falls off your roof while cleaning the gutters, you can be held liable.

Light remodeling – painting, hardware, trim carpentry.
Almost everybody can paint, and screwing knobs on cabinets is pretty simple, right? I enjoy doing the aesthetic work on my home, but here’s where quality (or lack of it) really shows. Consider the impact on your home’s value if a job is not done to professional standards.

New construction and/or remodeling involving structure, plumbing and electrical.
Permit enforcement and code compliance in Lane County have been dramatically increased in the last couple of years and the penalties for violation can be significant. Interview up to three licensed contractors. Get detailed quotes based on identical specifications. See examples of work. Check references with past clients and check license status and claims against bonds or insurance. Make sure to read and understand the contract. Don’t pay in full up front. Write the final check after you approve of the finished product. And make sure your contractor is someone you like – they and their employees will have close contact with your home and family. When considering substantial improvements, your Realtor can be a great resource to help you identify trends and determine the potential for return on investment.

Happy home improvement! And don’t hesitate to call if you need help selecting a contractor or advice on your next project!
Bobby Stevens
541 225-8081

Spring cleaning for your biggest investment.

Now that the days are getting longer and (kind of) warmer here in Eugene, it’s a great time to get outside and care for the exterior of your home – and not just for appearances sake. Curb appeal is one of the critical factors in creating desire when it comes time to sell your home, and deferring the maintenance chores below can end up costing you a lot more than giving up a weekend or two!

1. Get the gunk off (and out).
After the leaves fell in the fall you cleaned out your gutters, right? Well, most homes benefit from at least three cleanings – fall, mid-winter, and again in spring to remove storm debris. First get out the leaf blower and tackle the roof, then scoop the leaves (or if you live in the south hills, that thick carpet of doug fir needles) out of those gutters. If you don’t like heights, give me a call for qualified service people who can do the job for you.

2. Give your house a shower.
Plan the big wash when several dry sunny days are forecast – the hotter the better for quick, thorough drying. Before you start, trim back encroaching vegetation, keeping it at least one foot away from siding and trim. Plants are a potential invasion route for insects, and can thick foliage can stifle air circulation - promoting molds and rot. Use caution when spraying - pressure washers can do damage before you even realize it. Hire a pro, or do it yourself with a long handled brush, a bucket of suds designed for house washing, and your trusty garden hose. Be careful not to force water up under siding and take it easy around windows and doors – direct the stream of water down like the falling rain and you should be fine. This is the perfect time to inspect siding and trim for chipped, peeling, or chalky paint. If you find areas that need help, plan to touch them up yourself or hire a pro – the best painters book up early for the entire summer, so give me a call if you need a recommendation.

3. Check your deck.
Our seemingly endless wet winters can be particularly brutal to these large expanses of wood – now is the time to get yours in shape for summer grilling and outdoor entertaining. Clean debris out of the gaps between the boards to promote air circulation and prevent rot. (A drywall saw words great for this – but be careful!) While you’re at it check for protruding fasteners, cracked boards, wobbly railings, rot, or other damage and remedy these situations. Now it’s time to clean – avoid the pressure washer on a wood deck – the damage they cause can be unsightly and shorten its lifespan. Instead, use a stiff bristle brush and a non-toxic biodegradable detergent and/or wood brightener. After a good rinse and a couple of sunny days, apply a clear sealer or transparent stain.

Now that you’ve cleaned up your castle, lower the drawbridge and get out of there! Hike Mount Pisgah, tackle the Butte, visit our local parks, or head for the coast or the mountains to really get away from it all, and remember why we live in this beautiful part of the country.

Happy house cleaning,
Bobby

bobby@alternativerealtor.com
541 225-8081

What happens in Vegas…

With a 167% increase in foreclosures from 2006 to 2007, Nevada tops the list of the hardest hit states in the nation. Two Las Vegas Realtors have taken their show on the road in an effort to make a dent in the down market. Wayne Newton would be proud.

Sin City Realtors Barbara and Marshall Zucker noted that 40% of all home sales in their market were foreclosures. Seeking to help their clients find the bargains, they bought a bus, dubbed it the “Vegas Foreclosure Express” and begin offering tours of repossessed homes. They screen houses, select the best, and take their clients, 24 at a time, on ten minute tours of each property – the real estate version of speed dating. Along the way, they offer onboard counseling on finance and home buying. It would appear that they are raking in the chips - since February they have closed several deals and have over 26 offers pending. Operators have revved up to tap this market in other struggling states as well. Cesar Dias, the originator of the foreclosure tour, hit the road in Stockton, California in September 2007, bringing his brokerage back from the brink of bankruptcy.

In our local market we have much to be thankful for. Oregon ranked 22nd in the 2007 foreclosure rankings, and while the current inventory of Eugene homes for sale is about twice the average vs. one year ago, median sale price has only declined 6.1% since market peak in June 2007.

I’m not aware of any plans for a foreclosure tour in Eugene. Buyers are still buying (some getting great bargains). Sellers are still selling. The smart ones have taken care of their home's condition and hired a skilled REALTOR for help with presentation, competitive pricing, and a targeted marketing plan to attract the attention of qualified buyers in town and across the country. And hopefully, what happens in Vegas stays in Vegas!

Cheers,
Bobby

bobby@alternativerealtor.com
541 225-8081

Sources: Associated press, Fortune Small Business, Eugene RMLS