Think of the Berkshire Hathaway Rocky Mountain Realtors PeakDream newsletter as a “Special Membership” to our little club. You’ll get updates about the real estate market and local statistics, but it’s also a valuable tool for homeowner tips and advice, changes and news about Southern Colorado, plus your exclusive invites to events and mixers at our offices. We promise to keep it brief and stick to bi-monthly newsletters so we won’t flood your inbox with useless data. And remember, we curate and create this content for you, so please reach out any time if there’s something you want to know more about or topics you’re interested in – we’ll do the legwork, you just sit back and enjoy the content!
Homeowner Tips
Keys to Unlock a Successful Landscape in Colorado
As a landscape designer in Colorado Springs, I have countless clients who relocated to the state and are now frustrated that what worked in their previous landscape seems to be a death wish in Colorado” – Kelly Bull of Kelly Bull Permaculture Design.
It’s easy to pass off the failure on bad soil, bad luck, or a black thumb, but there are a few keys to successful landscapes in Colorado Springs that will have your yard thriving in no time.
Water
With only 16” of rain a year in Colorado Springs, every drop of precipitation is precious.
Water is the most limiting factor in a successful landscape and you should “Plant the water before you plant the plants”. Make sure you know how each area of your yard will access water before putting anything into the ground.
Compost
We have a wide range of soils in Colorado Springs with sandy yards on one end of the spectrum and clay yards on the other. The answer to both conditions is to amend with compost. Compost creates a sponge-like quality in sandy soils to help maintain moisture, and it creates a clay-busting quality in clay soils to help with drainage.
Mulch
The dry climate of Colorado Springs is great for those of us who hate the humidity, but it slurps the valuable moisture right out of the soil. A thick layer of mulch is like placing a protective blanket over the soil that locks in the moisture.
Native Plants
Just take a hike on one of our beautiful trails in Colorado Springs to realize there are thousands of native plants that thrive naturally in our climate. Whether you want to increase the beauty, shade, food, or pollinator support in your yard, there is a wide assortment of wonderful plants that actually like dry, sandy, or clay conditions that will thrive in your landscape.
Make sure to check back in each month as we dive deeper into each key to a successful landscape!
Guest Contributor Kelly Bull is an ecological landscape designer and garden coach with an infectious love for plants and an endless fascination for soil. As owner of Kelly Bull Permaculture Design, she creates custom designs for backyard ecosystems that allow people to connect with nature through a thriving low-maintenance yet highly productive yard. Having been a teacher for almost a decade, she is passionate about education and enjoys helping other homeowners who love to learn and like to get their hands dirty.
Top Services To Hire As a New Homeowner
Fireplace and Furnace Cleaning, Plus Other Safety Items
Before you move into your new home, concentrate on the safety items. Find a professional to clean and service your fireplace (whether it’s a natural gas fireplace or wood-burning fireplace). A chimney sweep can also inspect the firebox and chimney to make sure they are ready for your first night by the fire. In addition, any other heat sources for your home (typically a furnace) should be cleaned and serviced to make sure they are safe and healthy. Smoke alarms and carbon monoxide detectors should already be installed, but make certain they’re functioning properly. Finally, make sure you have a working fire extinguisher in your home.
Pest Control / Exterminator
Have an exterminator come inspect and treat your home. Especially if the home has been vacant for a while, it will help eliminate the creepy-crawlers lingering around the house. Plus, you may need mouse traps or other services to help deal with unwelcome guest. Make sure to inform them if you have pets and ask about the best practices for keeping your furry friends safe and healthy.
Interior Decorator
Now comes the fun part! Make the home your own and customize it to your style. From picking out furniture, to paint colors and flooring, an interior decorator will be a great investment. Different companies offer different services, so ask about a one-time consultation if your budget is tight. However, a good interior decorator can significantly help with advising and even project managing your home design and décor.
Roofing Company
Based on your home inspection, this may not be necessary right away. However, many roofers will come out and do a free estimate and assessment. Roof leaks aren’t fun and do a lot of interior damage if not addressed. Also, make sure your gutters are free of leaves and debris and that you’re getting proper drainage away from the foundation of your home.
Landscape Architect
You don’t want to be inside all the time! So make your outdoor space a useable and attractive area. Find a great residential landscape architect to help. Not only will this upgrade your home’s curb appeal, efficient and thoughtful landscaping can help reduce water costs and add value to your home. Just like the interior design, the exterior design can be a thoughtful plan and process to make the most of your land.
Handyperson
Whether it’s deferred maintenance from the last owner or additions you’re making to your new home, there are always small things that need to be tweaked, repaired, installed, built, hung, removed, (etcetera) that may not require a specific licensed professional. Find a great handyperson you can call on unless you’re handy yourself. It will save you lots of time and frustration in the long run. Plus, fixing these things in your home at move-in will help make the transition easier and perhaps save costs in the long run.
Finding Resources and Professionals
Not sure how to find these professionals? Your real estate agent is a great start. They are often using these services and connected to the local contractors and businesses. Also, local online groups including Facebook pages and Yelp are often set up to get others advice and feedback of professionals they’ve used. Other resources include the Better Business Bureau, asking friends and family, or dealing with a past company which you’ve had a great experience.
7 Tips for Shoveling Snow in Colorado
Get a good snow shovel. Make sure you spend the money on a good, metal shovel. Many of the plastic ones won’t scrape down to the pavement. Also, some shovels are more ergonomic and put less strain on your body. If your driveway is extra long or wide, you may want to consider getting a snowblower or making friends with your neighbor who owns one.
Bundle up! Although your body will warm up while shoveling, bundle up to avoid wind chill and grab some sunglasses! That bright white snow reflects the sun and can damage your eyes. Also, make sure you have the proper gear so you don’t fall and injure yourself. A good pair of snow boots with proper traction make a big difference.
Shovel before pulling your car out of the garage. Although it’s not always possible, it’s a lot easier to get the snow up before it’s packed down by a heavy car or even footsteps. try to clear the snow first and it will be less work for you!
Push more, lift less! As much as possible, push the snow off your driveway into yard space or landscaping. Occasionally you will have to scoop and lift, but as with anything heavy, lift by bending your knees and use your legs so it’s less strain on your back.
Don’t throw your snow into the street. It’s illegal to throw your snow into the street. Rather, pile it up in your yard and other places where it can melt but not cause a hazard. Most neighbors don’t like your snow on their property either, so be considerate of property lines and keep it in your yard.
Clear residential sidewalks in front of your home. According to ColoradoSprings.gov, you have up to 24 hours after the end of a storm to clear the sidewalk in front of your home. Remember, if you live on the corner, you’re responsible for the side of your home as well. For businesses, clear sidewalks by 5:00 p.m. the day after snow stops falling.
Don’t shovel if you have health conditions. If you have heart problems, trouble breathing, or other health concerns that may be increased by activity, consider finding a neighbor or hiring a landscape company to swing by your home during a major storm.
Colorado Real Estate News – November 2021
Read the latest newsletter from Berkshire Hathaway HomeServices Rocky Mountain Realtors in Colorado Springs. BHHSRMR keeps you updated on market stats, Downtown news and events, plus helpful homebuyer and home seller tips. In this edition, you’ll find an invite to our Downtown Holiday Party, plus understanding your home warranty.
Home Warranty Explained
You’ve probably heard about home warranties, especially if you have recently bought or sold a home. But are you still confused? You’re not alone, and a lot of people don’t really understand the specifics when they purchase a home warranty. The question we get asked all the time: Is A Home Warranty Worth Buying?
First of all, you need to understand the basics of what a home warranty is before deciding whether or not it makes sense for you.
It’s Insurance For Your Home Mechanicals, Appliances, and Amenities That Aren’t Typically Covered By Your Homeowners Insurance. Like any insurance, you are purchasing it “in case” something happens so that your financial risk is reduced. This could be anything from a refrigerator to a hot tub, based on the package that you purchase. Also, keep in mind that the coverage is repair or replace, but there are some catches and each company is different.
It’s A Limited Coverage Time Frame. Typically, you’re paying up front for the coverage, which can vary based on the home warranty company. We usually see the coverage period between 10-14 months, with 12 months (1-year) being the most common for a basic package. Once your term is up, you’ll have the opportunity to renew it again so you’re covered for another year.
Understand The “Caps” on Each Covered Item. Caps are the maximum amount the home warranty company will pay to replace your appliance, system, or other covered item if a full replacement is required. Make sure you understand not only which items in your home are covered, but also how much you could still be liable for if it requires a full replacement.
Make sure you know which systems and appliances are covered.
Know Which Items Are Covered. A base package may cover some of the major appliances and even systems in your home, but you can pay an additional fee to assure that more unique items are covered too. For instance, if you have a hot tub, 2nd refrigerator, water softener, or septic tank you may want to request rates for coverage. Each company is different and some will even add these items for free with a satisfactory inspection prior to coverage.
Service Fees Are Standard. Some people are caught off guard when they’ve already paid $400 – $500 for the home warranty, and then are expected to pay for a service call when they need to use it. The good news is, it’s usually a fairly minimal charge (usually under $75) and it’s waived with most companies if something needs fixed or replaced.
Most Require You to Use Their Contractors. Although more of the home warranty companies are starting to allowing you to pick your own, you’ll normally find that you’ll need to call the home warranty company when you have an issue, and they’ll send one of their preferred contractors.
In the real estate industry, we often see home warranties purchased (by either the buyer or the seller) to give peace of mind, especially in older homes where the systems are older and may have exceeded their expected life span. Home warranties can be used as an incentive (i.e. “Free home warranty with full price offer”) or a negotiation tool (seller purchasing home warranty for buyer instead of fixing inspection items).
Home warranties are one of those things you hate spending money on…..until you need it. Then, you can be very grateful that you have some financial relief and organized service when dealing with unexpected problems. Each situation is different, so reach out to your agent for some recommendations and contact information for a home warranty company to get specifics.
Expected Costs When Buying a Home
If you’re on the way to purchasing a home and debating your financial situation, let’s look at some of the costs you should expect once you get under contract. This may help you determine if it’s the right time for you to buy or find other sources to help pay for the upfront costs associated with purchasing a house.
Earnest Money Deposit: Your First Out-of-Pocket Cost
Once you start the process of submitting an offer on a home, there are out-of-pocket expenses that you’ll have to be ready for immediately. The earnest money deposit is typically about 1% of the purchase price in the Colorado real estate market, so on a $400,000 home you should expect needing $4,000 in a bank account with immediate access to the money (check, wire, cashier’s check, etc). Although the contract allows for this deposit to be made after the offer is accepted, it’s typical that the seller will want your funds in an account within a few days of a signed contract (usually held at a title company or real estate office in an escrow account). The good news is, this money is truly a deposit and as long as you meet your deadlines and eventually close, you can apply these funds towards your downpayment or other closing costs. In other words, you’ll potentially get the money back but you’ll need the funds available to deposit at the time of your accepted contract.
Home Inspection: It’s More than Just a One Day Event
Your due diligence and inspection period allows for you to do inspections of any kind on the property as long as you’re not negatively altering or damaging the property. This means not only can you do a typical home inspection (in which you hired a home inspector to do an inspection of systems, mechanicals, exterior and interior condition, etc), you can hire contractors for specific issues and inspections. For instance, you may want to have the sewer line scoped, engineering reports of the structural integrity, or substance testing for things like mold or presence of drug residue. Depending on the home inspection company, they can often do testing for things like radon gas levels but there is usually an additional charge. Currently, rates for a home inspection vary depending on the size, age, and other factors of the house, but expect about $400-$500 and then additional items like radon gas and sewer line scoping will run another $150+ each. So, this “inspection amount” can change dramatically based on your concerns and curiosities as a buyer, but it’s not hard to reach nearly $1,000 just for basic inspections. And keep in mind, these contractors and inspectors are paid when the service is rendered so it is a direct out-of-pocket cost while you’re under contract. Also, there are other things that won’t necessarily cost you money but you should definitely consider researching as part of your home inspection period.
Property Survey or Improvement Location Certificate (ILC)
It’s possible that either the lender or title company may require a land survey or ILC. Typically, these are due at time of service and estimated starting cost would be $800+ for this type of service. Usually if the home is in a neighborhood with lot and block, this won’t be a required item. However, during your contract period, you can certainly choose to do this yourself so you are aware of the property boundaries, especially if you’re considering building a new structure, putting up fencing, or expanding the current home.
Downpayment on Your Loan
When you first start the process of searching for a home, you’ll talk with a lender about getting a loan to help pay for the purchase (unless you’re buying with cash). The lender will help find the best type of loan for your situation and qualifications (VA, FHA, Conventional, Jumbo, USDA, etc) and unless you have VA benefits from the military, your loan will probably have a minimum of 3.5% down (FHA) but probably more like 5% down (or more). Based on the type of loan, intended use of property, and other factors this can be 20-25% down. So, with a purchase price of $400,000 you could be looking at $100,000 as a down payment for the loan, and you’ll still have closing costs in addition to that amount. More money down can also reduce your monthly payments, decrease your interest rate, and waive the need for mortgage insurance. Make sure you talk with an experienced real estate agent and your mortgage lender to make sure you understand the entire package and what your monthly payment will be with principle, interest, taxes and insurance (PITI).
Closing Costs
Depending on your offer, a portion or all of your closing costs can be paid for by the seller. However, it’s not as typical in a seller’s market as it directly affects their bottom line. So, assuming your paying your own closing costs this will be a collection of fees at closing in addition to your purchase price and loan downpayment, minus any credits you’re receiving. Closing costs include a variety of processing and document fees, lender escrowing funds for things like homeowners insurance and property taxes, appraisal fees, title company fees, recording and document fees, and any administrative fees charged from the real estate company.
Moving Into Your Home
Keep in mind, these expenses aren’t accounting for the setup of your new home, including things like buying furniture, doing landscaping, basement finishes, interior paint and flooring, or simply maintenance issues that might have come up during your inspection. If you can, start putting money away in a separate bank account as an maintenance fund to pay for large expenses like replacing a roof, driveway, exterior painting, tree removal, flooring updates, etc. Ask your agent first when doing these type of updates to help discover if there are ways to save money and for a list of recommended companies.
7 Things You’re Doing That Could Be Decreasing The Value of Your Home
Deferred Maintenance
Sometimes it’s about the the things you’re NOT doing that make a difference. Maybe it has been a while since you painted the trim, cleaned the pool, or serviced your furnace? It’s sometimes hard to keep up with home repairs and maintenance, but it’s important to not let items get worse or neglected altogether. Things that seem like a normal irritation to you may be a deterrent to a homebuyer. In fact, it may even affect the buyer’s loan qualification for things like cracked windows, chipped and peeling paint, or other health and safety items that you’ve written off as “honey do’s” over the years.
Smoking Inside Your Home
Whether you smoke cigarettes or perhaps your taking advantage of the recent Colorado rights to smoke pot, these and illegal drugs may turn off potential buyers. Cigarette smoke can stain and seep into surfaces creating an odor that’s tough to remove. Even smoking pot can cause some buyer’s heartburn if they smell or get an official test through an industrial hygienist.
Pet Smells and Damage
We all love our furry friends – they’re part of the family! But could you pets be jeopardizing the sale of your home? Cat urine in particular is very noticeable to buyers, as well as dog odors and visible stains. Even if they are potty trained, the damage caused by pets on both the inside and outside of your home might detract potential buyers.
Over-The-Top Decor and Colors
Did you paint your kitchen cabinets bright orange? Great! You loved it while you lived there, but chances are it’s not what your future buyer is looking for in a kitchen remodel. It’s important to make your home your own and pick the colors, designs, and amenities that you want. However, once it’s time to sell, consider painting or changing some of these very unique features. Both inside and out, have your experienced real estate agent suggest potential updates that could save your home from being eliminated from a buyers search.
DIY Homeowner Repairs and Finishes
The good news is upgrading electrical, adding a room, and finishing off a basement actually add value! However, if you are mister “I’ll Take Care of It Myself To Save Money” and you’re not pulling permits through regional building department, this upgrade might backfire when the buyer’s inspector pulls permit records. Also, these visible self-repairs can make buyers question how many other things you’ve “fixed” that they can’t see or don’t yet know about.
It Didn’t Bother Me…..
Burnt out light bulbs, dust on fan blades, missing light switch plates, dirty windows, noticeable odors, and simple repairs can make a major difference when buyers are seeing your home for the first time. Don’t neglect the easy final steps in putting your home on the market. Have your real estate agent walk through with you and direct you of important items. Sometimes, you just need a second set of eyes to notice things you’ve overlooked.
Unfinished Projects
We’ve all done it: you start a project that takes more time or money than expected and it gets put on the back burner for a while. Partially-laid flooring or baseboards that never got reattached, unfinished landscaped features, or maybe something more major like an unfinished bedroom addition. Ignoring these issues might be easy for you, but they are some of the first things buyers notice when your home is showing.
Pros and Cons of Stone Countertop Choices for Your Home
There are pros and cons to all types of stone countertops. How do you choose which ones are best for your home? Knowing the properties of each type of stone will help you make the right decision.
Granite – According to TheSpruce.com, there are over 3,000 types of granite. Despite its strength, granite is porous, which means it can absorb stains unless it’s sealed. It can crack if not properly fabricated and installed. Yet, granite’s beauty and variety make it the most popular choice for countertops.
Soapstone – Soapstone is a “magnesium-rich metamorphic rock” containing up to 80% talc, making it ideal for carving. However, there is a stronger strain called architectural soapstone that is impervious to staining and scorching. Damage can be sanded out. It requires no sealant, but mineral oil helps develop its patina, which darkens with age.
Marble – Marble is one of the most beautiful stones and is frequently used as in small amounts such as a bathroom countertop. It stains and scratches easily and requires sealant, making it less popular for kitchens. Like granite, it adds value to the home.
Quartz – Engineered stone is man-made of approximately 93% quartz and the remainder in resins. Developed as an alternative to granite, it’s nearly as expensive, but performs much better. While granite, soapstone and marble feature artistic veining and natural “flaws,” quartz is manufactured to have uniform patterns and colors. The advantage is a surface that requires no sealant that’s more durable and scratch resistant than natural stone.
If you’re looking for a pro to help make the best decision for your home, please contact us for a list of companies who can help.
Learning the History of Your Colorado Home: Top 7 Resources to Research Your House
Although there is basic information about your city readily available, sometimes it’s more challenging to gather info about your home specifically. Here are the Top 7 Resources for researching your historic home:
Sanborn Fire Insurance Maps Take a look at the Sanborn Maps archive, dating back to 1867. Although these were used for different purposes in the past they are now a great tool to get information about homes and cities. It’s amazing how much history can be contained in such a simple illustration, including owner names and structure type. https://www.loc.gov/collections/sanborn-maps
Local Library Research Tools Get a library card at your local library district, and you’ll most likely have access to free tools and information. Depending on your library, research can be done online or onsite, often with free services of a librarian helping guide you in your research. There are a variety of databases you can access, including local newspaper archives and online maps which will probably be the most helpful for gaining insight about your house before you lived there. Side, note, the library can also be a great place to research your genealogy while you’re at it! https://ppld.org/databases/all
Local Historical Society or Pioneer Museum There are multiple Pioneer’s Museums that help retain and preserve the history of the region. Colorado Springs Pioneer Museum is a staple of El Paso County and has excellent online records. Additional similar resources would be Old Colorado City Historical Society and History Center and Florence Pioneer Museum and Research Center. Visit Colorado Springs Pioneer Museum https://www.cspm.org/research/ and with any of these locations, consider making a donation to help keep them running.
Title Research Typically when purchasing a home, a title company is hired to research the title history because they will be issuing your title insurance. Although they’re motivation for the title research is to protect their interest and future claims against the property, this paperwork can be very informative about the parcel of land and the home itself, as well as other structures and rights pertaining to the property.
Ask the Previous Owners When you purchase a home, especially an older home with a rich history, ask if the owners have any knowledge or documents about the homes’ history. Often, stories and information is passed down verbally but there may not be a written or permanent record of it in existence. If someone suddenly shows up at your home and says, “I grew up here – can I come in and see it?” – welcome them in! This may be your best opportunity to capture oral history of the home.
City Directories or Phone Books Before phone books were city directories, housing a plethora of information about who lived where, and even their profession. Use the online research tools at your local library, or even genealogy websites to scan old city directories for you home’s address.
Hire a Historian Finally, if you don’t have the time or want to spend the time doing your own research, hire someone who is familiar with the process and tools available. Just as with real estate agents, an experienced professional knows their field and can often create better results in much less time.