Should You Allow Your Agent to Use a Keybox to Sell Your Home?

When you put your home on the market, expect your agent to ask you about utilizing a keybox for showings when you are not home. Keyboxes are commonplace, and the security they offer when selling your home has increased over the years, so not to worry.

Some homeowners get a little skittish about keyboxes, and think that just anyone can gain access anytime, and they will have no privacy whatsoever when their home is on the market, but the most common type of lockbox in our area is an Electronic Lockbox, which has many built in safeguards, and will not scratch your door like the older metal boxes. Its solid construction is resistant to attack, and only the individuals authorized by the Association/MLS carrying an electronic key or smartphone software can enter homes. The keybox then records the agent’s identity, office, phone number and time the KeyBox is opened.

The keypads which agents use to access these Electronic Keyboxes expire DAILY, and must be reprogrammed for each days activity, so on teh off-chance that an agent lost their keypad and had their specific code compromised, the keypad would be rendered inoperable the very next day.

An additional bonus to these types of keyboxes is that they can be programmed with an additional CBScode called a CBS code (call before showing) to gain entry for added security, and they can also be programmed to only open between certain times of day.

The other types of keyboxes commonly used are smaller metal combination or push button locks. You will generally see these types of keyboxes on bank owned properties, vacant homes where contractors need access, or homes that are listed on the perimeters of the MLS service areas.

As agents, we have learned that homes that have a  Key Box sell faster and for more money.  Having a Key Box allows real estate agents to preview and show you home conveniently, and without compromising your family's security.

If you have a question about buying or selling Real Estate in Fairfield County, and are in need of representation, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.

Connecticut Financing Update and Mortgage Rates December 16, 2011

Freddie Mac is projecting a "bumpy ride" for the U.S. economy in 2012, based on the projections offered in its newly released U.S. Economic and Housing Market Outlook.

According to Freddie Mac, economic growth will likely strengthen to about 2.5% in 2012, while the U.S. unemployment rate will decline but likely remain above the 8% mark. Freddie Mac also predicts that mortgage rates will likely remain very low, at least through mid-2012, while housing activity as a whole "will be better in 2012, but not robust" as multi-family lending grows and single-family origination decline.

"While the headwinds remain strong going into 2012, there are indications the economy and the housing market are gaining ground, albeit slowly," says Frank Nothaft, Freddie Mac vice president and chief economist. "Sustained and increased job growth beyond the average monthly payroll gains of 130,000 so far this year ending in November are essential. In housing, look for the rental market to lead the way and for some improvement in the single-family space in parts of the country. All told, next year will be another bumpy ride."


Two recent obscure but important moves could end up sending more business to the Federal Housing Administration at a time when that agency is straining to avoid insolvency.  The first was restoring higher mortgage caps last month. The new loan limit cap for Fairfield County for conforming loans was raised to 601,450 for a single family home.  The other move was proposal last week by Democrats and Republicans to raise the fees that Fannie Mae and Freddie Mac charge lenders, which are passed on to borrowers in the form of higher rates, in order to pay for an extension of the payroll-tax cut. The provision would send those fees straight to the Treasury and explicitly forbids them being used to offset the cost of the firms’ $151 billion taxpayer tab.

Today's Mortgage Rates

30 year fixed - 3.750% + 0% cost points for rate
20 year fixed - 3.750% + 0 % points for rate
15 year fixed - 3.00% +  0% points for rate
10 year fixed - 2.750%  + 0%  points for rate
5/1 ARM - 2.375%  +0 points for rate
7/1 ARM - 2.750 %  + 0 points for rate
10/1 ARM 3.250% + 0 points for rate

FHA/VA
30 year fixed - 3.750% with +0 % points for rate
5/1 ARM - 2.750%  with + 0 points for rate
7/1 ARM - 3.25 with +  .750 % CREDIT  point for rate

Jumbo - over 601,456 (in Fairfield County, CT)   to 2,000,000
30 year fixed - 4.625  % with 0 points  for rate
15 year fixed - 4.125% with 0  points for rate
5/1 ARM - 3.375% - 0 points for rate
7/1 ARM - 3.750 % - 0 points for rate
10/1 ARM - 4.375% with 0 points for rate

Jennifer Buchanan,  Certified Mortgage Planning Specialist at MetLife Loans is a seasoned veteran of the Mortgage, Banking and Broker Industry and specializes in mortgage loans throughout Fairfield County, Connecticut.
   Her attention to detail is unsurpassed, and her understanding of the marketplace makes it easy to find the right loan to fit her clients specific needs .  Jennifer's local processing and closing team are also known for their exemplary service.
   Understanding that the vast majority of mortgage brokers never discuss the long or short term  financial needs or goals with their clients, she set herself apart from the rest by obtaining the coveted CMPS  designation. (Certified Mortgage Planning Specialist)
    She is a member of the National Association of Responsible Loan Officers, and her commitment to ethics, understanding of the marketplace, and business acumen have earned her the respect of her peers and clients alike.

Jennifer Buchanan
Metlife Loans
203-341-6949

Jennifer Buchanan- Your certified expert
 on mortgages offering Free Unbiased
recommendations based on your needs.

A Note from Judy: If you have a question about buying or selling Real Estate in Fairfield County, and are in need of representation, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.

Options When Selling your Connecticut Home That Has an Alarm System

An alarm system gives many people peace of mind about the security of their home, not only when they are at work, but also at night as they sleep, as a protective guardian.

When you are diligent with the daily arming of your home  security system, there can be some major disruptions  when its time to sell your house.  There are four options, and it behooves you to think very seriously about which option is best for you.

Be present at all showings.

This may not be very practical, and is bound to deter many showings, if only due to the homeowners schedule, and nothing else. Honestly, I have seen many homes where I felt this was truly the best option, so I wouldn't necessarily say across the board that this is a bad idea. It won't help you sell your home any faster, but if there are specific reasons that a homeowner just wants to be in the house and is not comfortable giving anyone the security code, I have to respect that.

Continue to "arm" your home, and give your agent a security code to gain access.

This is the next best option, although some homeowners do not want anyone other than their agent operating their alarm system. That can be easily understood and respected as well.

Sometimes a home alarm system is very complicated and one-on-one instructions is a good idea, and another agent who did not have that benefit might accidentally trip the alarm. It does happen. Towns charge for false alarms and its a disruption to the neighborhood, so in certain circumstances, this may be the way to go.

It is  better than the first option, but remember, now we still have  to contend with your agent's availability to open, disarm, remain for the showing,  re-arm, and lock up your home. Although we always strive to make every effort to accommodate another agent, sometimes schedules conflict. 

Allow your agent to give out that alarm code to agents that want to show it.

If your  home's security system does not have complex instructions and its pretty much easy in easy out, then this is by far the best way to go. You might contact your security monitoring company and ask them for a "guest" code just for this purpose. In other words, do not give out the code that you use- make sure it's a different code, so you know when people are coming in and out. I would also suggest that you change this "guest" code every few weeks, just as a safeguard

Do not arm the home at all.

If you always arm your home, I do not like this idea. If you are accustomed to arming it, you should continue, and choose one of the above options.

If you have a question about buying or selling Real Estate in Fairfield County, and are in need of representation, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.

Why a Home Inspection is Important for Your Connecticut Home Purchase

A home inspection is perhaps the most important chapter in the home-buying process and is beneficial to the buyer in understanding the condition of the house. 

Reasons why every property should be inspected prior to purchase:

• Pre-owned homes: an inspection is advisable to possibly uncover mechanical and structural issues. The inspector also shows the buyer the different aspects of the home's mechanical details.
• New construction:  A newly constructed home may have problems the average buyer may not see.
• Condos: don't forget when you buy a condo you are also buying into the entire complex. As a co-owner of the entire community, you may be assessed your proportional share of the corrective work required in common areas.

There are many additional inspections that may prove invaluable:

• If there is a septic system, a separate inspection by a septic service company can be done.
• If there is a well, a well and/or water inspection is also available.
• If there is evidence of termites, a separate termite inspection can be done.
• If the property has been built prior to 1978, a lead inspection can also be performed.
• A test for radon gas can also be added to the regular home inspection of the property.
• If there appears to be evidence of mold, this also can be pursued in an inspection.

• A home inspection should also include the examination of the following:
  - Underground oil tanks
  - Roofing
  - Plumbing
  - Electrical components
  - Structural components
  - Air conditioning and heating
  - Potential hazards

Keep in mind, however, that home inspections are not a warranty or guarantee of the home.

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*The content within the "Tip-of-the-Week" is strictly for informational purposes and not intended to be interpreted and/or used as legal advice. Only Closings and OnlyClosings.com is a service provided by Tamara L. Peterson Attorney at Law LLC.

Those Woodpeckers Can Really Cause Damage to Your Connecticut Home

While little is known or documented about the extent of woodpecker damage to homes nationwide, the states of Michigan, Louisiana and Wisconsin have estimated the cost of repair to their residences to be in the hundreds of thousands of dollars annually. One survey of woodpecker damage to homes reported an average loss of $300 per incident. Such destruction is rare in urban areas, but it can be extensive in suburban and wooded areas, even where woodpeckers seem to have plenty of natural alternatives to houses. InterNACHI inspectors can assist their clients with some tips to locate and address damage, as well as discourage these sometimes troublesome birds.

Distinctive Species

Woodpeckers are a subfamily of Picidae birds, known for their long, sticky tongues, which they use for extracting food, and their strong bills, which they use for drilling and drumming on trees. Twenty-one species are found in the United States and many others are found worldwide, with the exception of Australasia and Oceania. Woodpeckers are generally 7 to 15 inches (17 to 40 cm) long, have short legs, sharp-clawed toes and stiff tails. Most woodpeckers feed on wood-boring insects, insects on trees and the ground, vegetable matter, wild berries and tree sap.

Beyond Cosmetic Damage

Much of the damage inflicted to structures is caused specifically by the Northern Flicker (Colaptes auratus), which can be identified in flight by a yellow or salmon tint under the wings and tail feathers, and a black or red mustache extending from the gape of the beak to below the eyes. The hairy woodpecker (Picoides villosus) and the downy woodpecker (Picoides pubescens) can also be destructive.

Woodpecker damage, in addition to being problematic in itself, also encourages infestation of insects and other wildlife by providing an entry point into the structure.  These same avenues allow rainwater to invade the structure, which can lead to mold growth and other damaging and hazardous conditions.

Wood is not the only building material at risk of attack by woodpeckers. The birds may even pierce plumbing and electrical lines behind a house’s siding. In addition to homes, inspectors and homeowners should be on the lookout for serious woodpecker damage to barns and other outbuildings that are not consistently inhabited or monitored, as well as summer and vacation homes that are vacant for part of the year.

Telltale Signs of Woodpecker Damage

Woodpecker attacks can be categorized into the following general types:

• foraging holes, which may appear as small, deep holes in a nearly straight horizontal or vertical line, or in long trenches of 10 cm or more in length. The woodpecker drills these configurations in search of insects. New construction is typically more prone to insect infestation than well-seasoned wood at least two years old;
• drumming holes, appearing as many small, shallow holes in a cluster, or in wider, cone-shaped depressions along the corners or fascia and trim boards of a house. Woodpeckers also drum on metallic surfaces, such as aluminum siding, metal downspouts, gutters, chimneys, vents and antennae poles. A male drums to signal a potential mate by loudly and rapidly tapping on a resonating material during the spring breeding season, although he may drum at other times of the year to announce his claim to a territory. While drumming damage is typically minimal, the noise can be bothersome for building occupants, especially in the early morning when they’re trying to sleep; and
• excavation (nesting or roosting) holes, appearing as deep, round holes 3 to 5cm in diameter. Warm insulation and easily chiseled siding make houses attractive to woodpeckers in search of a place to create a nest for their young. To create its characteristic upside-down L-shaped den, the bird must first get through the siding, sheathing and plywood, creating large, deep holes that account for the most troublesome type of woodpecker damage. Woodpeckers often make several nesting attempts, beginning an excavation only to abandon it and renew the process in a more suitable location. In this fashion, a house may suffer a number of deep holes from the efforts of one determined bird. Nesting holes are excavated at the start of the breeding season, usually from late April into May. Roosting holes are usually built in the late summer and fall in preparation for winter.  

Preventing Woodpecker Damage

Fortunately, woodpecker damage can be mitigated through exclusion methods. These methods should be implemented as soon as the bird becomes a pest, as woodpecker behavior patterns are difficult to break once they’ve been allowed to establish.

Inspectors can pass along the following exclusion tips to their clients:

• Place cavity-type nest boxes on buildings in the vicinity of damage. Not only will this measure encourage woodpeckers to abandon houses for nest boxes, but once there, they will defend their territory and discourage other woodpeckers from approaching. Nest boxes should be shaped and sized for the species of woodpecker that is drilling holes, incorporating a front-sloping, hinged roof to shed rain. Fill the box with sawdust to encourage the bird to excavate it to the desired level. Note that while this measure will discourage woodpecker roosting and nesting, it will not prevent the birds from foraging or drumming on the house.
• Install some netting. To control bird pests, the University of California's Agriculture and Natural Resources Integrated Pest Management Program recommends placing lightweight, 3/4-inch (1.9 cm) plastic mesh or screen material over the area that woodpeckers may be damaging.  Hang the netting from the outside edge of the eave down the side of the house to prevent woodpeckers from reaching the siding. Leave a gap of space of at least 3 inches (7.6 cm) between the mesh and the building's surface so that the birds cannot cause damage through the mesh (see diagrams above right).
• Build with construction materials that do not attract woodpeckers, especially in wooded areas. Clapboard and non-wood siding are best. According to a study conducted by Cornell University, the building material that is most prone to damage is grooved plywood siding, followed by shakes, tongue-and-groove, and board-and-batten.
• Paint wood siding, rather than stain it. The Cornell University study found that stained-wood houses were significantly more prone to woodpecker attack (79% incidence) than painted wood (29%). In the wooded areas surveyed, 97% of the stained houses showed woodpecker damage. Researchers believe that paint is more effective because it fills in the small gaps in wooden siding that can harbor insects upon which woodpeckers feed, and paint is available in light colors, which woodpeckers tend to avoid.
• If it doesn’t pose a safety hazard to people, structures or utility lines, allow dead branches to remain on trees. Branches provide woodpeckers with a place to build nests and forage, limiting their need to use a nearby house for such purposes.
• Apply insecticides or wood preservatives to kill the insects that attract woodpeckers. They will not expend energy searching for insects in an uninfested building.
• If it doesn’t cause structural damage, remove or fill in ledges, cracks and crevices near the site of the woodpecker holes, as these can be used as toeholds for woodpeckers to grasp the structure.
• Deaden or dull the drumming sound caused by woodpeckers by placing insulation or other batting material behind the siding where they peck.
• Cover holes with shiny aluminum flashing. Woodpeckers in search of food or a nesting location will not peck at metal, although they may use it to drum. Holes will also attract other woodpeckers. Do not cover an existing nest, as you will entrap and kill birds already inside.
• Without physically harming them, try to harass or scare the woodpecker using one or more of the following methods:
  • a garden hose. You can set the hose at an angle so it can be quickly activated when you hear the drumming sound. The bird will leave immediately and might not return;
  • install one or two shaving mirrors attached flat on the wood with the enlarging lens pointing outward to frighten the woodpeckers. Mylar® tape, pie tins and other reflective devices may also be hung around the damage site so that they blow with the wind; 
  • hang hawk mobiles from the eaves near the damaged area. Construct them from dark cardboard, Styrofoam™ or plywood so that they have a wingspan of about 22 inches (55 cm) and a length of 11 inches (27 cm); and
  • make loud noises by banging pots and pans, yelling, or shooting cap guns.

Do Not Try This at Home

Homeowners should avoid the following common yet ineffective or even illegal woodpecker exclusion practices:

• applying chemicals with objectionable tastes or smells. Woodpeckers do not ingest or taste the wood they chisel away with their bills, and they have bristle-like feathers over their nostrils to prevent wood particles from being inhaled. Various chemicals, such as odorous and toxic creosote and pentachlorophenol, have been tested on utility poles to discourage woodpeckers with either no effect or no cost-effectiveness. Naphthalene (mothballs) is also ineffective in outdoor, unconfined settings;
• installing owl effigies or rubber snakes, which provides only temporary relief, according to research conducted by Colorado State University. Note in the photo at right the ineffective owl decoy pictured to the left of a cluster of large woodpecker holes; and
• shooting, poisoning, trapping or killing woodpeckers. Woodpeckers are a federally protected bird under the North American Migratory Bird Act, and lethal action against them requires state and/or federal permits issued by the Law Enforcement Division of the U.S. Fish and Wildlife Service upon the recommendation of USDA-APHIS-Wildlife Services personnel. The unlawful killing of woodpeckers is punishable by fines and incarceration, especially for killing red-cockaded woodpeckers (Picoides borealis) or ivory-billed woodpeckers (Campephilus principalis), which are on the Endangered Species List.

In summary, woodpecker damage to houses in certain areas is common and inconvenient, but InterNACHI inspectors whose clients complain of problems from these birds can advise them of the benefits of using appropriate building materials, as well as effective (and legal) techniques to discourage pesky woodpeckers from causing future damage.

by Nick Gromicko and Rob London

Nick Gromicko, FOUNDER. http://www.nachi.org
International Association of Certified Home Inspectors (InterNACHI) is the world's most elite, non-profit inspection association.
President, ComInspect, www.cominspect.com
Director, Master Inspector Certification Board, www.certifiedmasterinspector.org
Author, 15 books and Co-Host of  http://www.NACHI.TV

A note From Judy: If you have a question about buying or selling Real Estate in Fairfield County, and are in need of representation, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.

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