CHB Eco Custom Homes - First Eco Custom Home Builders

Can you trust a dual agent realtor to work on behalf of the buyer or Seller?

2011-07-14T07:52:00.001-07:00

SEE HOW MANY REALTORS ARE OPPOSED TO DUAL AGENCY on Zillow.com about working with a dual agent. It is very interesting that I am NOT the only one that feels strongly about working with a dual agent. This is allowed in

Georgia

and yes even in Thomasville, GA. It is illegal for a dual agent to try an influence a buyer to a particular listing that is listed by the same agent or benefit the same brokerage office or a co-workers listing to keeping the sale in house with the same office. It is illegal to tell a buyer that a property is overpriced so not to show a particular listing. A dual agents responsibility is to show the buyer all listings in that buyers price range. IT IS ILLEGAL FOR A DUAL AGENT TO DO OTHER WISE.

A MOST READ IF YOU PLAN TO WORK WITH A DUAL AGENCY.......

http://www.zillow.com/advice-thread/Can-you-trust-a-dual-agent-realtor-to-work-on-behalf-of-the-buyer/396844/

Earth Day 2011: A Billion Acts of Green® | Earth Day Network

2011-04-22T03:50:00.000-07:00

Earth Day 2011: A Billion Acts of Green® Earth Day Network

Capital Home Builders - Top Merchant Recognition

2010-12-11T06:52:00.000-08:00

Capital Home Builders would like to thank Merchant Circle for this Top Merchant recognition on my devotion in providing consumers with a valuable service. Merchant Circle has been a great venue for our Business.

CHB Eco Custom Homes

Listing Agents Who Want Both Halves of The Commission - Buyers Beware

2010-12-07T06:12:00.000-08:00

By Dan Melson on November 11, 2006

I went out previewing properties a couple days ago. That particular client's situation being what it is, I was concentrating on vacant properties. But over half the vacant properties in that area had restricted showing instructions. "Call agent first," or "call for appointment to see."

When the property is vacant, there just aren't any common reasons to restrict showing. It's not like the buyer's agent is going to surprise grandma in the shower or even could make off with the big screen TV. If you're really trying to sell it, if it's vacant, it's empty, at least of your stuff, and the stager's (if there is one) had better be insured. If there really is some reason to restrict showings, it should be somewhere on that listing report. But I'm seeing this schlock on lender-owned properties, where there is exactly zero reason for it, at least as far as the owner is concerned.

What the listing agent is trying to do is control access, so that people like my clients have a gatekeeper. Why? So that they are more likely to be the selling agent also, and keep both halves of the commission. If the offer they bring in isn't as good, or isn't as quick (thereby costing the owner money), they still made twice as much or more in commission if they represent the buyer as well.

I strongly suspect that many agents - and yes, I'm keeping track of who, even though I'll never share it - play gatekeeper with offers as well. I send over an offer, and I never hear back. I call the agent, and am informed my offer was rejected, but I never see anything with the client's signature or even initials. I don't list many, but when I do, every single offer gets a written response, even if it's just "Offer rejected!" signed by the owner. It's illegal for me - as a Buyer's Agent - to contact the owner directly to confirm that they know about an offer, or I would. I could really get behind a law that said I could send a postcard to the owner that says: "Dear Mr./Mrs. X. My client made an offer on your property recently at 1234 Name Street. If you are already aware of this, please disregard this notice. If you are not, please contact your listing agent about the details. If they cannot satisfy you as to whether you previously saw it, please direct all complaints to the California Department of Real Estate at XXX-XXX-XXXX." Boy would that be a good use for postage. Agents who did their job would have nothing to fear; agents who failed would be out of the business fast.

The motivations of the seller are to show that property as often as possible, to as many people as possible. No showing means no offer. No offer means no sale. Therefore, anything which is a nonessential impediment to showing that property should be dealt with, and agent restrictions are one of these. Believe me, I understand about not wanting client phone numbers in MLS databases, because the last time I had a listing decide they wanted to postpone the listing (therefore withdrawing it from MLS), they told me they got over a hundred solicitations from agents who ignored both the "do not call" list and the fact that I still had a valid listing contract at the time, which they didn't bother to ask about. It's illegal to solicit another agent's listing in California. If it wasn't, people who list their properties would be getting phone solicitations from 8 AM until 9 PM every day, and the junk mail would kill entire forests.

But the seller, whether they realize it or not, wants their property shown as often as possible, to as many people as possible. That's how you get get good offers, or even better, multiple offers that you can play off one another. Anytime you make it more difficult for anyone to view your property, you make it less likely they will view it, less likely they will make an offer, and less likely that it will be a good offer. The sharks out there don't care about viewing restrictions. They're willing to make their low-ball offers sight unseen, albeit with inspection contingencies. And even a shark's offer is better than no offer if you need to sell.

So how does a Buyer's Agent deal with problem personality listing agents? About the only thing I can do is not waste my time and most especially that of my clients on their nonsense. The only one with the power to deal with such antics is owner of the property. Just insisting that you want to see all offers isn't enough. How are you going to know? You can ask that instructions go into MLS for making certain that you get duplicates of all offers. E-mail, fax number, address, or even a PO Box if you have one. Buyer's Agents can't bypass the Listing Agent, but they can send duplicates if the MLS instructs them to.

Even better is to insist that the Listing Agent forswear the possibility of Dual Agency, or they don't get the listing. In other words, no matter what, they will not get the Buyer's Agent's part of the commission. As I have said many times, make them pick a side of the transaction - yours - and stick to it. The listing agent can refer buyers to another agent, or the buyers can go without representation - it's not your problem. Actually, as a seller, you would prefer that the buyer go unrepresented. Not only will you get a better price from the poor fool, you get to keep the Buyer's Agent Commission. But this way, the listing agent has no motivation not to present offers from other agents. You are perfectly within your rights, by the way, to make whether you are going to pay a buyer's agent commission part of your decision making process on offers, but it isn't a good idea to make too big a deal out of it. Most of the reasonable offers you get will be represented by a Buyer's Agent of some stripe.

Nor does it demotivate them from open houses and all that. It is more likely that the people I meet at open houses will want to buy something else anyway. Oh, I do sell listings through open houses - but the one who actually buys that house is usually a contact of the neighbor who comes in with no possibility of buying themselves. Curious neighbors at open houses may be the most likely source of the kind of sale price that makes clients happy - if you treat them correctly. Internet marketing is cheap and easy and effective enough that it's worth doing just to get the listing commission. And when the property goes into escrow and people call about the ad in the monthly magazine I put an ad in, well I just find something similar if not better to sell them. Remember that I'm always looking for bargains, and I've usually got several properties in mind where the sellers are more desperate than I ever allow my listings to get.

This isn't all of the games that listing agents play to try and get themselves a larger commission. Many try to require a pre-qualification letter from a particular lender, which is right on the borderline of illegality, or even that you use their loan brokerage, which is illegal - no borderline about it. I ignore either of these requests, and I'm not above bringing the latter to the attention of the Department of Real Estate. The vast majority of all pre-qualifications are worthless. Nonetheless, the tactics I've suggested cover you against them pretty thoroughly. One more worthwhile tactic if you don't follow my advice about disallowing Dual Agency is to walk into their office at random intervals, and insist that they pull an agent report - as opposed to client report that is all the general public is usually allowed to see - for your property in your presence and give it to you. You are allowed to see agent reports on your own property (and only on your own property), as the privacy reasons that restrict agents from showing agent reports to the general public do not apply. Look at the showing instructions. Does it say what you want it to? Are the requests for making offers restrictive? If not, you may have legal grounds to terminate the listing, and you should want to, because the reason MLS evolved the way it has is to encourage the widest possible interest in your property. A listing agent who wants to restrict that so that they can receive both parts of the commission is moving you back into the days of the single listing half a century ago, and that is not in your best interest, not for price, not for timeliness of sale, and not for the ability of prospective buyers to actually qualify.

Cairo Georgia, Georgia, Real Estate, Realtors, Thomasville

The Water-Energy Connection - EBN: 19:10

2010-12-06T04:04:00.000-08:00

The Water-Energy Connection - EBN: 19:10

FAQ: The End of the Light Bulb as We Know It - US News and World Report

2010-11-18T11:10:00.000-08:00

FAQ: The End of the Light Bulb as We Know It - US News and World Report

Product Review: Spray-Foam Insulation - Green Products, Insulation, Building Materials - EcoHome Magazine

2010-10-09T08:40:00.001-07:00

Product Review: Spray-Foam Insulation - Green Products, Insulation, Building Materials - EcoHome Magazine

Realtors misrepresenting listings as Energy efficient:

2010-09-22T04:13:00.000-07:00

When looking for Energy efficient property in the Thomasville, Georgia area they are a few things to lookout for. Misrepresenting a listing and selling that listing on false pretense is a lawsuit waiting to happen for the agent or brokerage office.

1. Ask for certifications. If the home builder or Realtor does not belong to a nationally recognized organization, ask how and why they are making an eco-friendly claim. If they are certified, don’t immediately assume their paperwork is legitimate. Do some digging of your own to verify their claims, and the validity of their certifications. Realtors claiming Energy Efficient homes in Thomasville, Georgia better have third part verification documents to back it up or buyer I would file a lawsuit against the agent and brokerage office for misrepresenting that listing.

2. Don’t be an undereducated consumer. Do some investigating of your own to confirm that what they’re telling you is actually true. If you’re about to make an investment of several hundred thousand dollars, shouldn’t you get the maximum value for your dollar as possible?

3. Don’t fall for the window dressing. Just because they use nontoxic paint or installed insulation with a R-value above what the local building code requires, don’t assume the house is 100% green. Very few homes (if any) can be 100% green, so when you’re listening to a long list of stats about how great their product is, keep your suspicions up. Taking notes might help too.

4. Energy efficient products alone isn’t enough. Quality and workmanship are always paramount when buying a new home. So it’s entirely possible to have the best insulating triple paned windows on the market, but a small leak around the windowsill will negate their efficacy. It’s best to think of your house as a energy efficient system, rather than a combination of green products.

Beware Greenwashing Advertisements When Buying a New Home

http://www.grec.state.ga.us/consumer/complaint.html

Price Per Square Foot is Misleading for Real Estate Values

2010-09-18T08:22:00.000-07:00

Price Per Square Foot is Misleading for Real Estate Values

Thomasville, Georgia Real Estate Agents Boycotting Green Homes and green home builders.

2010-09-13T12:06:00.000-07:00

Small town does not embrace green building, but some agent’s listings are fast to misrepresent their listings as Energy Efferent.

It is the twenty first century and the concept of green building—which may have sprouted as a trend from a select group of forward thinkers—is slowly becoming standard practice. If going green is the future, it seems that the future has arrived. And it is here to stay.

According to McGraw-Hill Construction’s 2009 Green Outlook, “The overall green building market (both non-residential and residential) is likely to more than double from $36-49 billion in 2009 to $96-140 billion by 2013.”

The report says that 70 percent of consumers report they would be more inclined to purchase a green home in a down market.

“It is likely that green will reach the mainstream of the global marketplace and achieve critical mass.”

So why is green building growing so rapidly?

It seems the awareness of climate change, with eyes also focused on other pressing environmental issues, is driving society to find a sustainable way of living, and fast.

This heightened consciousness, coupled with the facts—that green building saves on energy costs while creating a durable, healthy and higher quality home—draws many closer to the green building industry.

It doesn’t hurt that architects and design companies are catching on and creating attractive options for consumers, such as prefab homes, green communities, and apartment complexes.

While some of these projects may first seem costly, they not only offer a high quality of construction, but also help save on long term energy costs—which in the end balance out with original overheads.

Additionally, green rating systems, such as LEED for Homes and Energy Star, have become more prevalent, making it easier for those interested in meeting green standards to succeed in their mission.

Today, the demand for green building is high and continues to rise, growing simultaneously with society’s dependence on fossil fuels, elevating again and again with each bump up in fuel prices.

So, yes, green building is good, but what exactly is it?

Energy wasted

While this question requires a thorough answer, this article can only highlight the basics:

Green building implies a process of designing and constructing a home that is energy efficient, one that uses fewer materials while making better use of the materials purchased. The building shell, or envelope, is the most important factor as this determines most of the energy flow.

“We waste 50 to 90 percent of energy in our buildings,” award-winning architect Michael McDonough said. “Energy use per square foot has gone up 14 percent per year in buildings over the past 10 years.”

Green building needs to result in a highly durable home that saves on energy costs, provides a healthy life for those inside it, while minimizing the home’s footprint on the environment.

A green home strives to have high indoor air quality; what is inside the home—from building materials to furniture—should not add toxins to the air. Products that do not emit VOCs (volatile organic compounds) should be used as much as possible.

A green home should save on energy and resources such as electricity and water. If the building envelope is constructed properly, the energy needs of a resident can decrease up to 80 percent. McDonough recommends autoclaved aerated concrete for the shell.

It is airtight; and with its thermal properties, it can save up to 50 percent of energy used for heating and 75 percent in air-conditioning energy use.

Solar power for hot water is also a great advantage. Water consumption should be minimized by using low-flow shower heads, high-efficiency toilets, and high-efficiency or tankless water heaters.

Recycled materials or materials that can be recycled should be used, as should products that are locally made. Products should be resilient to avoid unnecessary replacement and repair.
Whether building a home or remodeling, there are many ways to go green. It begins by thinking green—understanding the advantages of life inside a green home as well as its benefit to the environment all around.

By Adam Miller

HOW WELL IS YOUR HOME INSULATED?

2010-09-09T10:17:00.000-07:00

99% OF ALL THOMASVILLE, GEORGIA BUILDERS USE CELLULOSE INSULATION IN ALL NEW AND OLD HOMES. ALWAYS ASK WHAT’S BEHIND THE WALLS.

Disadvantages

• lower R-value per inch than most other insulation products in use today
• losses it R-value when wet and does not recover well if saturated wet
• tends to settle in attics and when blown into walls without binders (glue), losing R-value
• does not provide an integral vapor barrier

According to the University of Massachusetts Building and Construction Technology department, wet cellulose takes a long time to dry. While fiberglass may be faced with drywall as soon as the insulation is installed, wet cellulose must lose at least 75 percent of the water in it before installing drywall. Depending upon humidity, spray cellulose insulation may take weeks to dry, and professional sprayers will use space heaters to speed up the drying. From what I have seen in Thomasville, Georgia the day after insulation is applied the drywall goes up.

We spray Icynene and occasionally lose jobs to wet spray cellulose. I've used an infrared camera to look at walls of two existing homes that had wet spray cellulose applied. There were many cold spots, some apparent voids, and some settling. We have "dumped" a stud cavity of freshly applied wet spray cellulose onto poly, weighed the material, and dried it. There was approximately 0.9 gallon (ca. 7 pounds) of water in the cavity. We have been on a job site the day after the application of wet spray cellulose and have seen the sagging, settling, and falling out of the cavity. Sheet rock is typically applied within a day of application of the wet spray cellulose. I cannot comprehend the use of a wet product in a wall (wet things tend to shrink, settle, and sag) and then covering it up immediately (probably good practice from the perspective of the wet spray cellulose applicator). I would like your perspective/experience with wet spray cellulose and would like to find some "science based" studies on wet spray cellulose and other insulation products.

Concerns that have been raised about wet-spray cellulose Insulation and its effectiveness.

Are Bigger Homes a thing of the past?

2010-09-03T06:17:00.000-07:00

Real estate expert Barbara Corcoran explains why the average size of a new American home has shrunk by 300 square feet and discusses what this shift away from the opulent means in the housing. NOT in Thomasville, GA. You can get a really cheap home with big square footage and a big electrical bill too.

Visit msnbc.com for breaking news, world news, and news about the economy

“How Many LISTED & SOLD properties From The Same Brokerage Office Does It Take Before We Can Call It ADVOCATING ”

2010-07-27T20:11:00.001-07:00

The real estate market has changed in the last few years and agents find themselves working harder in order to get a client and every agent is out for themselves. Unfortunately, those that weren't doing so well to start with find themselves getting a 9 to 5 job.

Lately, I have noticed more and more the practice of Advocating. Advocating is when an agent in a dual agency only shows you properties from their on office or just their own listings. I believe this should be outlawed in all states is when a state allows dual agents and agency to only show properties from their own brokerage office or their own listings to keep a bigger commission in-house when 95% of the brokerage office listing properties are being sold in-house more times than not the practice of DUAL AGENCY is accruing. You can be sure it is not because that office has the best looking properties in town. Even though DUAL AGENCY is legal in many states and many agents preach and even make themselves believe that this type of agency does not harm either parties are just convincing themselves that it's a good practice. Consumers have a choice in proceeding with this form of agency (it is not recommended by many) if advised by their representing agents what the true meaning of this agency is. Some consumers have no issue with this type of agency because they can represent themselves based on their real estate experience and this is great but always keep in mind that the agent is truly representing the sellers if the buyers are buying from the seller’s agent.

DUAL AGENCY in my opinion is not providing full representation to either the buyer or the seller. We expect our representing agents to advertise our properties for other agents from other firms to bring us a buyer and if by any chance our representing agent brings a buyer we expect, we even demand for our agent to make it clear to the buyer that they are representing our best interest and will negotiate to our benefit and if the buyer does not feel comfortable with this we would strongly encourage them to hire their own buyers agent.

You as a buyer can ask the brokerage office to show you how many properties have sold in a few months and who sold it, another way is to make sure all of the real estate signs in front of the house you are looking to buy are not all from the same brokerage office. This is not going to be easy because a home buyer at the time of any property showing is just interested in looking at the house and he/she does not think or even notice the same yard sign.

DUAL AGENCY - National Association of Realtors - NAR

2010-06-23T15:11:00.000-07:00

We are going to continue talking about DUAL AGENCY to educate the consumer on what to look for when in a DUAL AGENCY situation in states where DUAL AGENCY is legal. All Real Estate Brokerage office are practicing Dual Agency because it is legal to do so but MUST be disclosed in writing to both the buyer and seller and get it in writing that they approve this agency. Within this agency there are do's and don'ts. Consumers just need to be aware and if they are comfortable with their agent performing in this capacity then more power to YOU.

CHAPTER 3: INDIVIDUAL POTENTIAL PROBLEM AREAS: SEVEN-YEAR ANALYSIS

3.4.1 Dual Agency

A large number of Board Attorneys express serious concerns about Dual Agency. As one Attorney stated, "Dual agency is a legal oxymoron." The Attorneys are concerned that both licensees and their clients do not understand the nature of dual agency or the agent's duties and obligations. "Agents can't explain it, consumers don't understand it, lawyers recoil from it, and the courts, by and large, haven't yet put it to the test. It looks fine on paper, but isn't working in practice." The Attorneys are also concerned that even if licensees do understand their duties, they cannot adequately represent both parties. "Very few agents are able to be completely loyal and objective on behalf of two principals. Many still don't understand it or govern themselves accordingly . . . . Dual agency is simply impossible to abide by in its purest sense and agents have a terrible time trying not to cross the line." Attorneys also link this Problem to Breach of Fiduciary Duty, again noting that licensees do not appreciate what being a fiduciary entails.

P.S. We would like to add that if attorneys are having problems with Dual Agency what would be the affect to a real estate agent that barely passed high school or that are dropouts that got lucky passing the real estate exam.

Dual Agency Dos and Don'ts

Because disclosed dual agency is not a concept that consumers, and in some cases salespeople, understand well, spend time educating them on its benefits and limitations if you choose to offer this representation option. Also, make sure dual agency is legal in your state. Here are some more pointers:

Do:

1) Disclose all material facts about the property.
2) Treat the buyer and seller honestly.
3) Provide information about the property and neighborhood within U.S. Department of Housing and Urban Development guidelines.
4) Convey all of the buyer's questions to the seller and get answers in writing.
5) Disclose the buyer's ability to buy and the seller's ability to sell.
6) Explain real estate terms and procedures.
7) Explain closing costs and procedures.
8) Help the buyer obtain financing.
9) Help the buyer arrange for property inspections.
10)Assist in the standard purchase agreement.
11) Work diligently to complete the sale after the purchase agreement is accepted.

Don't:

1) Work to the detriment of either party.
2) Discuss the motivation of either party.
3) Disclose the price the seller will accept or the price the buyer will pay.
4) Disclose terms other than those in the agreements.
5) Say anything that would hinder the bargaining position of either party.

Adapted from Marcie Roggow, Today's Buyer's Rep, Real Estate Buyer’s Agent Council, January 2000

"Original article is found on http://www.realtor.org/�"

Other realtors won't show your property:
It is against the laws and regulation governing Realtors for a realtor to boycott another Realtor's listing or another real-estate company, or not to show their properties. If a Realtor was to do this they would be breaking the law and could get fined or maybe loose their license.

DUAL AGENCY IN THOMASVILLE AND THE STATE OF GEORGIA

2010-06-18T15:03:00.001-07:00

A listing agent of a property is working for the seller. If you happen to have the unfortunate luck to buy a home from the same agent that is listing the property that agent is working for the seller NOT YOU, so he/she is going to try and get as much for that seller as possible because the more they get for that property the more they make on the commission. And by having the same agent working the deal he/she makes the whole commission. A Win Win for the agent and Brokerage office and bad for the buyer. We will never know if he/she the buyer really got the best price for that home? Remember an agent in this position can not negotiate if they do they would be violating the license LAW. Negotiation is a big part of an agent’s job and if this portion is taken out from the equation the agents functions is merely a paper pusher. If you as a buyer do not mind having your agent function in this position by all means!

'Favorite Place' on Google! Congratulations! CHB Eco Custom Green Homes

2010-06-06T07:04:00.001-07:00

Capital Home Builders is one of less then 250,000 businesses in the U.S. to receive this recognition; that's less then 1% of all U.S. businesses. Because we are so popular.

CHB Eco Custom Homes

Buying and Selling a Green Home in Thomasville

2010-05-02T11:34:00.001-07:00

A greener world is not just a dream like some people in the real estate industry seem to think. Building codes have changed and continue to change towards a more energy-efficient method that includes the way a home is constructed, type of windows and even the type of insulation used. Consumers, now more than ever are more aware on what amenities are available to them besides just buying the biggest home on the block.

The problem arising in the real estate industry, especially in small towns like Thomasville where a limited amount of knowledgeable Green professionals realize how the real estate industry has changed. Real estate agents and firms that once thought that the introduction of green, energy efficiency, and smart home technology construction by Capital Home Builders, Inc. ( a local builder) was just an outsiders sales gig. This innovative and insight of an unheard type of construction was not well received by the local real estate industry.

Nevertheless, as overwhelming news media embraced the necessity of a more sustainable way of life came to light these real estate agents and firms find themselves now jumping on a bandwagon they know nothing about or care to admit is a reality. But in order to be competitive, and with the gaining consumer knowledge on green or energy efficiency of a home these agents & firms are resorting to (GREENWASHING) by misrepresenting their property listings calling them energy-efficient when in reality they are not in order to compete with a true green Energy Star home which is only being built by Capital Home Builders, Inc. But what is the advantage they are trying to push? The answer is simple, square footage, square footage and more square footage with misleading claims.

What does this all mean to buyers looking for energy-efficient homes in Thomasville?

Simply this: Buyers looking for green or energy-efficient homesin Thomasville soon will be surprised to find limitations to their request because only one home is truly Energy Star Qualified in Thomasville, GA. With this limited selection, buyers are presented with larger square footage homes that are misrepresented by their listing agents and real estate firms as energy-efficient when in fact they are not. Buyers are being misled by their agents that are not qualified to advise their clients of the difference between the two.

Professionals lacking the knowledge of the meaning of energy-efficient homes will argue that qualified green or energy efficient homes should be comparable with other homes, and why would they be?

This is the simple analogy: For every $1.00 saved annually by the homebuyer results in a $20.00 increase in home value. So, how in the world would an Energy Star Qualified home be comparable to any standard run of the mill spec home?

Energy-efficiency and green homes are not a fairly new market like some people seem to think. Home efficiency has been around since 1996. It has only become popular in recent years because the United States has encountered astronomical energy price increases on a daily basis and has become a hot news topic and a major concern for consumers. So, this market is by no means considered new or a niche.

An Energy Star Qualified home affect prices because qualified homes are worth more than a standard spec home and appraises higher and qualifies buyers with more buying power by large lenders. Spec homes and existing homes that only offer consumers heavy millwork and more square footage are priced at a lower rate, and appraise lower.

Green Buyers

Buyers find themselves with a dilemma in their search for a green home in Thomasville. With the lack of availability of qualified green or energy efficient homes, buyers end up with the untrained real estate agent pushing (steering) a home that is misrepresented as energy efficient at a lower price with more square footage and fewer amenities in order to compete with the Energy Star Qualified home. Agents will soon convince buyers that their investment would be better spent on a larger home because buyers get more for less but neglect to tell buyers that on resale they will loss between 10-20% from their purchase price simply because the only thing they have to compete with is square footage like every other house on the market.

Sellers will hold firm on their price for their Energy Star Qualified homes and the educated buyers will recognize the benefit that comes with the prestigious blue label logo because they will enjoy the following:

Lower utility bills

Stronger construction,

Healthier indoor quality

Lower maintenance

Quieter homes

More amenities

And most of all higher resale value because contrary to what other local real estate professionals may believe or think they know about green or energy efficient homes they are oblivious to the fact that qualified green or energy efficient homes do appraise higher and lenders will provide for higher buying power. You just need to talk to an Eco Certified Agent and with a lender that provides these types of mortgages for example like Bank of America.

Unlike statements made by others that green or energy efficiency has no weight on appraisals or on lenders are mistaken and misinformed and incorrect on their statements.

They may be speaking of homes that are misrepresented as green or energy-efficient that will appraise lower because they are homes that are not documented as being true Energy Star Qualified homes and the reason why statements are made that these features have no weight.

In other words, is a Mercedes Benz equal to a Ford?

So, why would you the buyer think or expect for an Energy Star Qualified home be equal to a minimum standard spec home?

Green Sellers

A seller that owns a qualified home (by qualified I mean a home that has been rated by an independent third-party verifier) trying to sell these type of homes would contact an appraiser that has the training for appraising qualified green or energy-efficient homes in order to incorporate these values into the appraisal.

Like everything else, these qualified green or energy-efficient homes are treated differently than standard minimum spec homes. A regular run of the mill appraiser that has no training on these types of homes would not be called upon by any lender providing green or energy-efficient financing. This type of financing is called EEM (Energy Efficient Mortgages), FHA EEM’s and VA EEM’s for information log on to www.EcoHomesGA.com/mortgages.html

A lender providing buyers seeking EEM financing provide buyers with additional monetary incentives for their purchase and a larger buying power. Unlike, local lenders will soon tell buyers they do not have any idea of what you, the buyer, are talking about and that there is no such thing.

The only difficulty a green seller may encounter in a small town like Thomasville with their qualified home is hiring a real estate agent in an agency that lacks the knowledge on green or energy-efficient homes. These professionals will soon tell you their famous words “they need to be comparable” and soon tell sellers what standard square footage pricing is in the area. In other words, if you insist and provide support to the value of the home and demonstrate to them that you know more on the subject you will soon find out the hard way as your property will lack the showings oppose to other homes in your area.

Unfortunately, some real estate professionals and agencies still believe that the old ways they use to sell real estate 20 years ago still works in today’s market and sadly become upset and maybe even stumped when a specialized Realtor designation is introduced by their own National Association of Realtors as a sign that in fact this is the future of real estate and a new form of home construction.

If you’re looking for a green or energy-efficient home in Thomasville or trying to sell a home that has energy efficient features contact your local Ecobroker Certified Agent. An Agent that is certified on green and energy efficient homes and can verify for you, the buyer, claims of homes advertised as being energy efficient and for sellers the proper way to market the energy efficient features. Remember distinguishing between the both can eliminate the utility bill shock for the buyer once already in the home and the seller avoid possible litigation for false advertising.

If you’re trying to find an environmentally friendly home and why these homes are superior to standard spec homes contact Marlene Bienes Ecobroker Certified Agent @ Rose City Realty, Inc (229) 289-0139. Buyers and Sellers take the risk of being mislead and misinformed when dealing with an uncertified professional in the Green arena.

Marlene Bienes-Ecobroker Certified Agent @ Rose City Realty, Inc.
May 1, 2010

Floor Plans by Influential Architects Built Right / Built Green By Capital Home Builders

2010-05-01T12:07:00.001-07:00

Buyers and Sellers Working With Dual Agency: BEWARE:!

2010-04-09T09:20:00.000-07:00

Extra Square footage:

In the Thomasville, GA area the square footage of a listed property is not always the same as public record. We are not sure why the lot size is always correct, but the homes square footage is not. One reason would be to make the price of the home square footage look more attractive or the home had an unfinished room that was done after construction and the owner did not inform the county of the change, if they did their property taxes would go up. NOW you as the buyer are responsible for the extra square footage that does not have a permit. I would always ask for the public record and ask why it is not the same.

ADVOCATING:
Lately, I have noticed more and more the practice of Advocating. Advocating is when an agent in a dual agency only shows you properties from their on office or just their own listings. I believe this should be outlawed in all states is when a state allows dual agents and agency to only show properties from their own brokerage office or their own listings to keep a bigger commission in-house when 95% of the brokerage office listing properties are being sold in-house more times than not the practice of DUAL AGENCY is accruing. You can be sure it is not because that office has the best looking properties in town. Even though DUAL AGENCY is legal in many states and many agents preach and even make themselves believe that this type of agency does not harm either parties are just convincing themselves that it's a good practice. Consumers have a choice in proceeding with this form of agency (it is not recommended by many) if advised by their representing agents what the true meaning of this agency is. Some consumers have no issue with this type of agency because they can represent themselves based on their real estate experience and this is great but always keep in mind that the agent is truly representing the sellers if the buyers are buying from the seller’s agent. I would also read up on Dual Agency in Georgia "Who is Your Agent Working For"! - LOOK FOR A BUYER'S AGENT WHEN SHOPPING FOR A HOME! Email Use For More Info.

Yard Signs: in Thomasville, GA.
With the lack of home buyers do to the economy it looks like some realtors and brokers are keeping buyers restricted to their office listings only. Buyers one way to make sure you’re not being restricted are to keep a look out for the brokers yard sign. If you keep seeing the same yard sign from the same listing brokers office you are being (Restricted) Realtors and Brokerage offices in Thomasville Georgia can use the words "We Show All Listing" to their website all they want it does not change the fact that they DO NOT show all listings.

First Energy Star Homes - CHB Eco Custom Green Home Builders

2010-01-28T16:35:00.001-08:00

First Custom Eco Green Home Builder in South Georgia.....

What Does the Energy Star Indicate?

2010-01-28T16:22:00.001-08:00

South Georgia First Eco Green Custom Home Builders

Dual Real Estate Agents in Thomasville, and South Georgia

2010-01-16T09:13:00.000-08:00

How smart is Your Realtor on Green Homes.
Realtors in the Thomasville, Georgia Area are trying to jump on the green wagon, but they have no idea what is the deference between energy features and energy efficient home. Just because you have a home that has thermal windows, and door and extra insulation does not make the home energy efficient. If the insulation is not installed appropriate it will not make any deference in your home. An Energy Star green home starts from the beginning of construction to the end of construction. When Realtors in the Thomasville, Georgia talk about green homes without knowing what a green home is it just makes them ignorant. Look for a Real Estate Agent that is certified in green homes.

Steering:
The Meaning of Steering: If you have a real estate license, you know the definition of steering: the illegal funneling of home buyers to a particular area based on the desire to keep the makeup of that neighborhood the same or intentionally change it, or showing your clients homes that are listed by the brokerage firm only to keep the full commission. If they tell you that they show all listings. I would make sure that the yard sign I see in the front of each listing is not from the same brokerage office. This would be considered STEERING. I would also read up on Dual Agency in Georgia "Who is Your Agent Working For"! - LOOK FOR A BUYER'S AGENT WHEN SHOPPING FOR A HOME! Email Use For More Info. Goto www.CapitalHomeBuilders.com

Yard Signs:
With the lack of home buyers do to the economy it looks like some realtors and brokers are keeping buyers restricted to their office listings only. Buyers one way to make sure you're not being restricted is to keep a look out for the brokers yard sign. If you keep seeing the same yard sign from the same listing brokers office you are being (Restricted) Realtors and Brokerage offices in Thomasville Georgia can add the words "We Show All Listing" to their website all they want it does not change the fact that they DO NOT show all listings.

Dealing with dual real estate agents:
Historically, real estate agents have represented the seller of a property. The seller, after all, is usually the one who pays their commission, and agents therefore have a fiduciary relationship with the seller. This in no way means that agents may operate outside the bounds of the law and ethical conduct of course. It just means that the real estate agent is just that, an authorized agent of the seller for a particular transaction. More recent trends have introduced buyer's agents, who usually work exclusively for the buyer, and dual agents. Dual agents represent both seller and buyer, particularly in cases where the agent's company is the listing company. Dual agency is legal in most U.S. states; however, most consumer advocacy organizations recommend against using a dual agent. This is because there is an inherit conflict of interest for the agent - they receive a commission based on the selling price of the property. The higher the price, the higher their commission, so their reasoning is that dual agents never really have the buyer's best interests at heart. If you've decided to work with a dual agent, this will need to be disclosed to both the buyer and seller, and they both have to agree, in writing. Dual agents are bound by law and ethics to treat both buyers and sellers honestly, equally, and fairly. Dual agents can be prevented from divulging confidential information about each party to the other. This could severely harm negotiating positions. The bottom line in dealing with a dual agent is to remember that the buyer and seller have conflicting interests in the price and other terms of the sale. It's very difficult for an agent to truly and equally represent both parties, since the conflicting interests make that inherently impossible. If you do choose to use a dual agent, be sure the exact nature of your relationship with the dual agent is clear, know what services the agent will be performing for you during the transaction, how the agent will be paid, and how any conflicts that arise will be handled.

Buyer's Agent a better choice!
The Listing Agent, unless specifically disclosed otherwise, represents the seller in any transaction for the sale of a home. It is that Agent's fiduciary duty to protect the seller's position at all times. No matter what they tell you their loyalty will lie with their selling clients. That is why you should want an agent with experience to work for you to represent YOUR interest as a buyers agent when buying a home.