Thursday, October 29, 2009

Zip Codes Missing from Arizona MLS

Dear nice folks at Arizona Regional MLS (ARMLS®),

What happened to the zip code?  It used to be prominently displayed at the very top of the MLS printout (after the city & state where it belongs!).  It looked like this...

 

But the zip code is not there anymore, and I can't find it listed anywhere else on the MLS printout either.  Here's how it looks now...

 

Did you intentionally remove the zip code, and if so, why on earth would you do this?  If not, when will the zip code be returned to it's proper location?

It just disappeared in the past couple of weeks, so hopefully it won't be too hard for you to find it.  I know you're usually very good about informing Realtors® when you make changes to MLS.  So perhaps you did send out an email informing Realtors® the zip code would be disappearing soon.  Unfortunately, I didn't get the memo.  So here I sit wondering, what the heck happened to the zip codes?

Please help.  Thank you!

Written By: Shannon Hubbard Realtor®-Investor Great American Realty, Inc. Cell: (480) 695-6672 Email me

Posted by Shannon Hubbard, AZ Realtor & Computer Guru on October 29, 2009 | Permalink | Comments (1) | TrackBack

Real Estate Scam Involving Foreclosures, Short Sales & Vacant Homes For Sale

Here's a recent "Scam Alert"sent out by ARMLS®.  Realtors® and anybody who owns a vacant home should beware:

SCAM ALERT: Check Your Vacant Listings
 
A recent scam reported to ARMLS® involves tenants moving into a pending short sale listing. The surprised listing agent contacted the owner who had not rented the property to anyone. The tenants (two women with two children) were physically moving in and had turned on utilities in their name. The sign and the lock box were removed, and all locks were re-keyed. 

The tenants responded to a For Rent sign in the yard. They gave someone $1,800 as rent and signed a lease. While the short sale was able to close, the unfortunate victims of this scam were out $1,800 with no place to live.
 
This down economy encourages some people to take advantage of others.  Listing agents should check their vacant listings regularly and provide neighbors their contact information in case they observe any suspicious activity.

So sellers - keep an eye on your vacant homes and/or ask your neighbors to watch for suspicious activity.  Realtors® - check your vacant listings.  And renters - verify the owner/history of the property you're renting, and check out your potential landlord!

Written By: Shannon Hubbard Realtor®-Investor Great American Realty, Inc. Cell: (480) 695-6672 Email me

Posted by Shannon Hubbard, AZ Realtor & Computer Guru on October 29, 2009 | Permalink | Comments (13) | TrackBack

Sunday, April 06, 2008

Selling a Home in AZ and Not Sure What to Disclose to the Buyer?

I recently received an email with this question about disclosure of sex offenders when selling a home in Arizona:

"Recently in USA Today 3/20/2008 in an article written by Matt Reed, he stated  " Arizona has one of the nation's toughest laws, requiring sellers and agents to disclose neighboring sex offenders to potential buyers."

Yet Arizona real estate law attorney Richard Keyt stated on his website the following: " The presence of a sex offender in the vicinity of the property is not a fact that is required to be disclosed by law."  His web page was last revised 3/23/2008.

Additionally, a form from the Arizona Association of Realtors, Residential Seller Advisory version 02/2008 stated: "By law, sellers are not obligated to disclose that the property is or has been: ( I'll skip to paragraph 3: located in the vicinity of a sex offender."

My question is has the governor or the legislation changed this provision of law recently? Who is correct?"

First, I have to say that I'm not an attorney so I can only address this question in the general sense and from a Realtor's perspective.  So do not consider my answer as legal advice, and ALWAYS consult an attorney for questions about your own specific situation.

Second, don't believe everything you read in the mainstream media!  Of course, you can't believe everything you read on the internet either.  But I do know bloggers who are much more thorough about checking facts than some of the major media outlets.

Arizona legislators are constantly updating our laws, and real estate disclosure is a hot topic.  However, I don't think a change to the law is the source of confusion in this case.  From my experience, I'd say all of the sources quoted are technically correct.  I think this is the USA Today article that was referenced in the question, here's the AZ real estate attorney who was mentioned, and here's the Arizona Association of Realtors (AAR) Residential Seller Advisory form.

The AAR Residential Seller Advisory does indeed state, "By law, sellers are not obligated to disclose that the property is or has been... located in the vicinity of a sex offender."  But if you keep reading, it goes on to say, "However, the law does not protect a seller who makes an intentional misrepresentation."  And then the top of the next page says, "Sellers are required by law to disclose all known material (important) facts about the Property to the Buyer".

So what is considered to be "material" or "important"?  Generally, anything that may affect a buyer's decision to buy is definitely material and should be disclosed.  To be safe, I tell sellers that EVERYTHING is material to the buyer.  At least, a seller has to assume that everything is material because they don't know what's material to the buyer.  Every buyer is different... what seems minor and unimportant to the seller may very well be minor and unimportant to one buyer.  However, that same item may be extremely important, and thus material, to another buyer.  If it ends up in front of a judge, I would guess that anything and everything the buyers find out later, that the seller knew and didn't disclose, will be considered material!

The AAR Residential Seller Advisory reinforces this idea with it's heading, "When in doubt, disclose!".  If the sellers know there's a sex offender living down the street and the buyers ask, I would tell the seller to disclose it, in writing, to protect both the sellers and the buyers.  Even if the buyers don't ask, I would still tell the sellers to disclose it, in writing.  It doesn't matter if the buyers are older or don't have kids.  You cannot assume they don't care about a sex offender living nearby.  They may have grandchildren who visit and play outside, or friends that come over and bring their kids.  My point is, you shouldn't try to get inside the buyer's head and figure out what is, or is not material.  Only the buyer can decide that.  Just disclose it and let the buyers make that call... whether it's a maintenance problem, or something you know about the neighbors, homeowners association, schools, etc.  Disclose whatever you know.

I know many people are reading this thinking, "Disclose it, even if it they don't ask? That would probably kill the deal."  Well, it's better to kill the deal now than end up in court later.  And actually, being honest from the beginning by making full disclosure reduces the risk of a last minute deal-breaker, 29 days into the transaction.  As a seller, if the deal isn't going to close, don't you want to know right away instead of AFTER your house has been off the market for a month?

Full disclosure isn't just for sellers either.  It's a two-way street.  Buyers should also disclose anything that might be material to the sellers, like if they know something which may affect their ability to qualify for a mortgage.  The "golden rule" can (and should) be applied to real estate transactions, just like anything else in life.  Every transaction is smoother, less stressful and turns out better in the end if both parties are honest and upfront with each other from the beginning. 

But buyers, don't be naive!  You should NOT rely on the sellers to disclose all material facts about the property you're buying.  Even if the sellers are honest people, they may not know all the material facts.  So buyers must also do their "due diligence" by investigating everything that's important to them.  The AZ Department of Real Estate advises buyers to read and investigate the items on this checklist for Arizona home buyers.  While the law may require certain disclosures, "Buyer Beware" is a reality!

Written By: Shannon Hubbard Realtor®-Investor Great American Realty, Inc. Cell: (480) 695-6672 Email me

Posted by Shannon Hubbard, AZ Realtor & Computer Guru on April 6, 2008 | Permalink | Comments (14) | TrackBack

Friday, January 18, 2008

AZ Termite Inspector Licensing Agency Going Away

If you haven't already heard, the licensing agency for Arizona termite inspectors and pest control professionals is going away - for good.  That's right, the Arizona Structural Pest Control Commission (SPCC) is being eliminated.

Amid allegations of "cronyism, inefficiency, overregulation and instability", the executive director was recently fired by the seven member Commission.  In protest, the 3 Commission members who voted against firing the executive director have resigned.  A committee of Arizona lawmakers have since voted in favor of, and are introducing a bill to disband the SPCC altogether.

Under the new bill, regulation & licensing of pest control professionals, including termite inspectors, will be transferred to the AZ Department of Agriculture.  Arizona lawmakers also considered transferring the SPCC's duties to the AZ Registrar of Contractors (ROC) or the AZ Board of Technical Registration (BTR).  However, agricultural pest control is already regulated by the AZ Dept. of Agriculture, so they are the most logical choice.

Last I heard, the bill was supposed to be introduced in early January when the AZ Legislature reconvened.  While I have not officially seen anything stating the bill has been introduced or approved, I was told by one of my State Representatives in early January that the SPCC's duties will be transferring to the AZ Department of Agriculture.  I think he told me a time frame, but I don't remember what it was.  So it sounds like a pretty done deal, even if it has not been officially approved.  AZ Governor Napolitano mentioned late last year that she would consider the recommendation to get rid of the SPCC, and the State Representative I spoke with did not say the SPCC might go away, he said it was going away.  Additionally, the SPCC (like all such agencies) is subject to review every ten years.  I believe the SPCC's sunset review is due in June of this year, and even in the absence of other legislation, I don't think the SPCC is expected to be re-authorized or renewed.

So, the "good ole boy network" at an Arizona licensing agency...could it really happen?

Of course, I'm being sarcastic - yes, it really happens and probably more than you'd ever believe.  I have personally witnessed the type of abuse of power alleged here at another AZ licensing agency.  Luckily, it was not not directed at me personally.  However, I would bet that it's much more widespread than the public really knows.  That's a real shame since these licensing agencies are intended to protect the public.  But when the agency is corrupt, it doesn't protect anybody - it just raises the cost of doing business.  And that cost is ultimately passed on to the consumer, which means the licensing agency ends up hurting the very consumers it was supposed to protect.

By the way, I want to apologize to my loyal readers for my recent "vacation" from blogging.  Between the holidays, visiting relatives and another project I've been working on, the time has just gotten away from me.  But I promise to post again soon.  In fact, my friend the AZ Mortgage Guru recently sent me a very interesting article, which got me doing some research on another Arizona licensing agency.  And what I found is definitely worth coming back to read.  So be sure to check back in a few days and read all about it!

Related articles:
- State Pest Control Director Fired
- Arizona Structural Pest Control Commission May Disband
- Pest Control Agency May Be Disbanded
- Napolitano willing to consider abolishing pest control agency

Written By: Shannon Hubbard Realtor®-Investor Great American Realty, Inc. Cell: (480) 695-6672 Email me

Posted by Shannon Hubbard, AZ Realtor & Computer Guru on January 18, 2008 | Permalink | Comments (4) | TrackBack

Saturday, December 08, 2007

Indoor Air Quality & Pollutants in Your Home

During the last 20 years, many homes have been made tighter to conserve energy, to decrease the amount of heated air that leaves the house in winter, and likewise, decrease the amount of cooled air that escapes in the summer.  At the same time, of course, there is less fresh, cold air getting into the house in the winter and less fresh hot air entering the house in summer.  This may seem like a good idea; it isn't.  Because the air inside your house is in an enclosed space, the concentration or level of pollutants can be much greater in the air inside than outside.  A tighter house has a lower ventilation rate.  As a result of ventilation decreases, the concentration of pollutants inside the home increases.

Indoor air pollutants pose the greatest risk to people who are at home the most; babies, children, the elderly and chronically ill.  Ironically, these are the very same people who are most susceptible to pollution in the air.  Some indoor air pollutants like radon and asbestos are life threatening.  While others may not be life threatening, they can make your life miserable causing eye, nose & throat irritation, shortness of breath, dizziness, lethargy, fever and digestive problems to name a few.

There are three basic ways to reduce and alleviate indoor air pollution:

1. Source Control - the goal here is to simply eliminate the source of the pollutant
2. Ventilation - both natural ventilation & mechanical ventilation will decrease pollutants within the home
   • Natural ventilation (open doors and windows)
   • Mechanical ventilation (using a fan)
3. Air Cleaners - generally removes particles from the air, but not gas pollutants

There are many different types of indoor air pollutants:

the by-products of combustion, including environmental tobacco smoke;  respirable suspended particles;  carbon monoxide;  nitrogen dioxide;  volatile organic compounds (VOC's);  biologicals;  and electromagnetic fields (EMF's).

Carbon Monoxide (CO) is a colorless, odorless, tasteless and nonirritating gas that can interfere with the supply of oxygen to the body tissues.  Its sources can include unvented kerosene & gas heaters, leaking chimneys & furnaces, car exhaust, gas stoves and tobacco smoke.

Volatile Organic Compounds (VOC's) refer to a large number of organic vapors that contaminate the air.  It's common for VOC levels to shoot up temporarily, during and following new construction, renovation or refurbishing.  Therefore, it's important to increase ventilation as much as possible during and following any renovation.  Some VOC's are carcinogenic and there are numerous sources of VOC's including:  household products (paints, paint strippers & other solvents);  new carpeting, drapes & furnishings;  wood preservatives;  aerosol sprays;  cleansers & disinfectants;  moth repellents & air fresheners;  stored fuels & car supplies;  hobby supplies;  dry cleaned clothing;  and environmental tobacco smoke.  When present indoors, tobacco smoke can be a major source, or significant part of indoor air pollution.

Biologicals include things like fungi, molds and dust mites.  Higher levels of humidity tend to encourage their growth.  The two major actions to control biologicals are controlling the moisture and keeping your home as clean as possible.

Electromagnetic Fields (EMF's) are a combination of electric fields and magnetic fields that radiate from electric cables, wires, fixtures and appliances.  They include any appliance that either: uses electric bulbs; has an electric motor, such as a refrigerator, freezer, clothes washer, hair dryer, shaver, food mixer, blender, vacuum, etc.;  or has an electric heating element, such as a clothes dryer, iron, electric blanket, stove/oven.

The data is not conclusive regarding EMF health hazards.  It seems to indicate that the most likely health effects of exposure to EMF's would be in the areas of cancer and reproduction.  While a cause and effect relationship has yet to be established, a statistical association has emerged between exposure to EMF and cancer risks and reproduction malfunctions.

• 1979 - a study done by two Colorado epidemiologist, found that a greater percentage of children who lived near power distribution lines had cancer, compared with a control group.
• 1986 - a study commissioned by the New York State Power Lines Project to see if the results could be repeated using a different group of children in Colorado.  The findings in that study substantiated the earlier findings.
• 1989 - the Congressional Office of Technology Assessment concluded that "emerging evidence no longer allows one to categorically assert that there are no risks" from exposure to EMF's.

Here's one (probably unknown) step to control and mitigate EMF in your home:  If you have an electric blanket, use it to warm the bed and turn it off before you get into the bed!

Contributed By: Martin Spilo Realtor ® Gateway Properties 2430 W. Red Range Way Phoenix, AZ  85085 Business: (623) 363-5685 Website Email me

Posted by Martin Spilo on December 8, 2007 | Permalink | Comments (2) | TrackBack

Saturday, June 16, 2007

Summer Maintenance Links for Arizona Homeowners

I intended to spend some time blogging this wonderful Saturday morning.  However, as the real estate market picks up speed for summer, so does my schedule.  So instead, I'll spend my day off doing 2 home inspections and a mold test.  Oh well, that's just how life goes sometimes!

So for today, I'll just post some links to maintenance information that will help to prepare you, your family and your home for this summer season.

Swimming Pool Safety & Maintenance

• Warmer Arizona Weather Means More Swimming Pool Accidents
• Check Your Pool Gates!!!!!
• Taking Care of Your Swimming Pool
• Swimming Pool Maintenance Takes Time & Money

Maintaining Your Home's Air Conditioner

• Air Conditioner & Heat Pump Warning Signs
• Arizona Home Owners: Be Prepared to Deal with Air Conditioner Repairmen

Saving Energy & Keeping Your AZ Summer Electric Bill Low

• No Brainer Energy Tips - Light Bulbs
• Now Offering Home Energy Tune-uPs®
• Energy Saving Tips for the Hot Arizona Summer
• Replacing Light Bulbs May Reduce Electric Bills

Other Home Maintenance for the Arizona Summer

• Inspect Your Home After Arizona Monsoons
• Monsoon Maintenance
• Arizona Wildfires are Back

Things to Do in Arizona During the Hot Summer

• Rent an Arizona Lake Property for Your Next Vacation
• Go Tubing on the Salt River
• Go boating at one of the Valley's lakes: Lake Pleasant, Saguaro Lake, Bartlett Lake, Canyon Lake
• Check out the classes & activities offered by your local Parks & Recreation Dept.
• Spend a day at Sunsplash
• Take a swim at your local Junior High School

And by the way, if you're looking for something (other than the proverbial tie) to give Dad for Father's Day, here are a couple of cool ideas (Hint, Hint to my wife & kids!):

• Go Drag Racing (legally) at Firebird Raceway
• Experience an aerobatic ride in a glider plane
• Fly an air combat mission
• Fly in a Vintage Plane at Falcon Field (call to verify what months this is available)

Can you tell I like airplanes?  Okay, so I can dream anyway...  Enjoy your Saturday!

Written By: Scott Hubbard Certified Home Inspector, ASHI® Member Homewerx Home Inspections Office: (480) 503-2611 Toll Free: 1-888-THE-WERX Email me

Posted by Scott Hubbard, Arizona Home Inspector on June 16, 2007 | Permalink | Comments (1) | TrackBack

Friday, April 13, 2007

BlogArizona.com Welcomes the Arizona Mortgage Guru!

Those who read BlogArizona.com regularly have probably noticed that I myself have been a blog mute over the past few months!  To the many people who read BlogArizona.com each day, I sincerely apologize for my absence.  Of course, there's no excuse to neglect your blog :)   But I will say (in my defense and in defense of the AZ real estate market in general) that I've been crazy busy lately!  No matter what the newspaper or other media may say, BUYERS ARE BACK TO THE ARIZONA REAL ESTATE MARKET!  That's why I haven't blogged lately!

Now that we've established that the Arizona "real estate bubble" is still not bursting, I want to welcome Shailesh Ghimire to BlogArizona.com.  Shailesh is the Arizona Mortgage Guru and a local Home Loan Expert.  Shailesh and his wife Aimee are a team at CTX Mortgage, serving the Greater Phoenix area.

If you've read Shailesh's first BlogArizona post or visited his blog, I think you'll agree that Shailesh will make a great addition to BlogArizona.com.  I have no doubt that his posts will add interesting and current content that BlogArizona readers will enjoy.

I also want to say that while I haven't posted much lately, I have been working on some new upgrades/features for BlogArizona. These improvements will be added over time, and that's all I'm saying so you'll have to keep checking back to find out what they are!  BlogArizona.com is also looking to add new Contributors.  Here's more information if you or someone you know is interested.

Written By: Shannon Hubbard Realtor®-Investor Great American Realty, Inc. Cell: (480) 695-6672 Email me

Posted by Shannon Hubbard, AZ Realtor & Computer Guru on April 13, 2007 | Permalink | Comments (2) | TrackBack

Wednesday, August 30, 2006

BlogArizona.com Among Top Real Estate Blogs

BiggerPockets.com recently put together a list of the Top 35 Real Estate Blogs, and of course, BlogArizona.com was on the list!  BiggerPockets.com considered real estate blogs for their Top 35 list based on several factors including frequency of updates, as well as how unique, timely and relevant the blog's content is.

Considering the thousands of real estate blogs that are out there, BlogArizona.com considers this an honor!  But being named as a top real estate blog is not new to BlogArizona.com.  Not only was BlogArizona.com one of the first real estate blogs in Arizona, but it has consistently been listed among the top blogs and real estate sites.  So whether your buying, building, selling, renting or just want to learn a little about Arizona, be sure to come back to BlogArizona.com regularly!

Posted by BlogArizona BlogMaster on August 30, 2006 | Permalink | Comments (3) | TrackBack

Monday, August 07, 2006

Commercial Office Space Available For Lease In Mesa

Office Space in Mesa - For Rent By Owner
1150 N. Country Club Dr. Suite #3
Mesa, AZ  85201
Contact: Lubo Mihaylov (480) 969-7537

• Great Location in North Mesa - near 202 freeway and close to Phoenix!
• Approximately 1430 square feet available now, and possibility that another 900 square feet might be available soon!
• Available for lease at $12 per square foot
• Located on Country Club Drive, between Brown & McKellips in the Mesa Grande Medical Center (name has been changed to Mesa Grande Professional Center, but the sign out front has not been changed).
• Permitted uses include medical & dental, accounting & bookkeeping, law offices, insurance agencies and real estate offices.  Other uses must be approved by Association.

For more information or to arrange a viewing, contact Lubo Mihaylov at (480) 969-7537.

Written By: Shannon Hubbard Realtor®-Investor Great American Realty, Inc. Cell: (480) 695-6672 Email me

Posted by Shannon Hubbard, AZ Realtor & Computer Guru on August 7, 2006 | Permalink | Comments (0) | TrackBack

Tuesday, July 11, 2006

Property Analyzer Tool for Real Estate Investors

I recently received an email from Stephane at LandlordMax.com informing me about a new online real estate property analyzer tool.  The tool is FREE and it's basically like a mortgage calculator for investment properties, but much more extensive.  If you're looking at investment property, it would definitely be a great idea to run the numbers through LandlordMax.com's property analyzer tool first to see what kind of return you can expect on your investment!  It generates seven different reports, including:

• Amortization table
• Yearly Income Versus Expenses
• Yearly Cash Flow
• Property Appreciation Versus Debt
• Cash on Cash Return
• Net Operating Income (NOI)
• Debt Coverage Ratio

LandlordMax.com also offers Property Managment Software for the more serious real estate investor or landlord.  Their property management software is not free, but the online real estate property analyzer tool is free, so check it out!  If you do try it, feel free to make a comment and let me know what you think.

Written By: Shannon Hubbard Realtor®-Investor Great American Realty, Inc. Cell: (480) 695-6672 Email me

Posted by Shannon Hubbard, AZ Realtor & Computer Guru on July 11, 2006 | Permalink | Comments (0) | TrackBack