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Judy Kivela
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    Years of Experience: 27

    CRS: Certified Residential Specialist
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    WHS: Workforce Housing Specialist

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Kivela Montana Realtors
3100 Harrison Avenue
Butte, Montana
406-491-5777

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Archive for September 2009

Don’t Forget to Inspect the Butte, MT Homes for Sale!

Wednesday, September 30th, 2009

Just because you’ve found some interesting Butte homes for sale doesn’t mean your house hunt is up. There’s much more to do before signing those closing papers, and one of the biggest is having the home inspected. In fact, getting a home inspection will probably be drilled into you by your real estate agent. Yes, it’s that important.

What can you find out from a home inspection report?

Although many people do get a home inspection, just as many have a difficult time deciphering the reports to find out what’s serious and what isn’t. To make it worse, inspections vary from state to state. Fortunately, the National Association of Certified Home Inspectors, who has a list of inspectors all around the United States and Canada, has a specific set of guidelines.

General Inspection

A general inspection doesn’t require a specific license. It covers such things as:

  • Structure – how well the walls, ceiling, foundation and more are put together
  • Exterior evaluation – landscaping, elevation, drainage, windows
  • Plumbing – Checks the condition of piping and identifies the materials used
  • Roof and attic – framing, flashing, gutters, ventilation
  • Systems – water heaters, duct work, air conditioning, chimney, furnaces, sprinklers
  • Garage – Slab, firewall, garage door
  • Appliances – including smoke detectors
  • Electrical – main panel, types of wiring, grounding, circuit breakers, light fixtures and more

The inspection reports will state whether the Butte  homes for sale have serious health and safety issues, bad or old roofs, systems malfunctions, foundation problems, and moisture and drainage problems.

Special Inspection

Some things require a specific license for inspection. Although you may not want to spend the extra money, these things can cause the “sick house syndrome” (people getting sick a lot for no recognizable reason). These problems should not be ignored:

  • Asbestos
  • Radon
  • Formaldehyde
  • Mold, mildew and fungi
  • Rodents
  • Lead
  • Methane
  • Radiation

Some issues aren’t big and can be dealt with fairly easily. Other things, however, are expensive fixes and usually deal breakers. Before you sign closing papers on one of the [city] homes for sale, get that inspection done to find out what you’re really getting.

If you’re looking for a healthy home in good condition, I can help. Call me at 406-491-1234 or email me for more information.

Links:

National Association of Certified Home Inspectors:  http://www.nachi.org/

Structure

http://www.oldhouseweb.com/how-to-advice/home-inspection/

Sick house syndrome

http://www.avianweb.com/sickhousesyndrome.html

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Posted in Buy House | No Comments »

Do Butte Foreclosures Make Good Rental Real Estate?

Monday, September 28th, 2009

Even, perhaps especially, in an economic downturn, people are trying to make a living in the real estate market. “Flipping” houses used to be a great way to make a little cash, but not now. Many are now looking at long-term cash prospects, such as renting property, and Butte foreclosures seem to be a good start. But are they? Let’s take a look.

Finding a good rental property isn’t easy. It’s not like shopping; you can’t go into a real estate store and grab the first house off the rack that looks good on you. It’s a process of investigating, gaining knowledge and being realistic. This is especially true when looking at Butte foreclosures.

Homeowners who suffered foreclosure were unable to pay the mortgage. We all know that.  What people usually don’t think about is that the homeowners were probably also unable to pay for upkeep. This means that you, as the buyer, have a larger possibility of buying a money pit rather than a moneymaker. Keep this in mind as you look over a few tips for finding good rental property:

  1. Location – Since you’re looking at foreclosed properties rather than properties that are already set up for renting, you can’t check established rental records. However, you can ask your real estate agent for a list of areas with less people moving out and more moving in. As well, look at areas with surrounding retail development. New shopping malls, theatres and restaurants will bring in more people to an area.
  2. Addition and subtraction – It’s time to do the math. Ask your real estate agent for what the going rental rates are in the area you’re looking at. You’ll need to find out if the rent you can charge will take care of expenses as well as bring you profit. Figure the yearly income you can expect to make and then subtract mortgage payments and operating expenses. If your math produces a negative balance, don’t buy the property.
  3. Taxes – Once you pay expenses, your income is taxable. Now, while you can depreciate rental property, you can’t depreciate the land it’s on. Talk to a real estate agent or accountant to decide whether it’s worth it or not.

If you follow these three tips and remember to pay attention to the amount of repair needed, you might just find some fantastic deals on Bute foreclosures. Take a little time to make sure renting is for you, and then get started.

If you’re looking for potential rental property, I can help. Call me at 406-491-1234 or email me for more information.

Links:

Finding a good rental property

http://www.investopedia.com/articles/mortgages-real-estate/08/buy-rental-property.asp?viewed=1

Going rental rates:

http://www.rentvine.com/blog/index.php/find-the-average-rent-for-your-city/

Depreciate rental property

http://www.real-estate-owner.com/rental-property-depreciation.html

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Posted in Foreclosures | No Comments »

Can’t Afford the Rent on Butte Homes?

Friday, September 18th, 2009

If you’re looking at Butte homes to rent but think you can’t afford them, you might want to take another look. This is especially true if you have a good credit history. When it comes to finding tenants, landlords have never been more willing to play “Let’s Make a Deal.”

Sitting Pretty

Why would any landlord be willing to make a deal? The reason topping the list is, of course, the economy. With so many people having lost their jobs, finding tenants who can afford the rent on time isn’t easy. Second, many renters are trying to save money by having roommates. Thirdly, because of the marketing slump there are plenty of homeowners renting out their Butte homes rather than selling them. Lastly, because of the first-time buyer tax credit, many potential renters are becoming homeowners instead.

All of these points add up to a high amount of vacancies, which put landlords in a pickle and have renters sitting pretty.

Taking Steps

Many landlords are trying everything they can to keep their rentals occupied to help pay for the maintenance on the buildings. The steps they’ve taken include such things as:

  • Lowering rents
  • Giving a month or two of free rent
  • Lowering deposits
  • Offering upgrades
  • Offering storage and parking at lower rates
  • Relaxing pet policies
  • Allowing more leniency for breaking the lease

Let’s Make a Deal

So what can you do to take advantage of the renting situation? What points can you base your bargain on?

  • Start with a good credit rating. If you have a history of paying on time, you have a chance at negotiation.
  • Pay attention to the average rent in the area. If the rents on the Butte homes you’re looking at are higher than average, you have a point to negotiate.
  • Look at one-bedroom homes first, if they will work. Many two- and three- bedroom homes are taken by individuals sharing rent and families. There may be a surplus of one-bedroom houses, so you might have a better chance of snagging one of them.

If you’re looking for an affordable place to rent or buy, I can help. Call me at 406-491-1234 or email me at [email] for more information.

Links:

Save money by having roommates

http://waystosavemoneytoday.com/2009/07/24/get-a-roommate-and-save-money/

Take advantage of the rent situation

http://www.moneybluebook.com/home-sellers-pain-is-my-gain-as-a-renter-taking-advantage-of-the-mortgage-crisis/

Average rent in the area:

http://www.rentvine.com/blog/index.php/find-the-average-rent-for-your-city/

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Posted in Homes | No Comments »

Buyers Beware: Disappearing Homes for Sale in Butte

Wednesday, September 16th, 2009

July saw the largest increase in home sales in at least ten years, which brings hope for all the homes for sale in Butte. What’s the culprit for this more-than-expected rise? The first-time buyers tax credit!

The $8,000 tax credit first time buyers are eligible for expires November 30, 2009. Buyers that otherwise may have stood on the side lines are rushing to find the home of their dreams in time for the closing to happen before the deadline. Thanks to that deadline, one out of three homes for sale are getting that coveted “Sold” sign.

So why should buyers beware?

If you’re holding off for a better time to buy one of the homes for sale in Butte, you might never see it! Mortgage interest rates are at a historical low; housing prices are also much lower than they have been.

The tax credit is another excellent reason. If you’re a first-time buyer and close the deal before November 30, you get a 10% credit on the purchase price. That percentage caps out at $8,000. What can you do in a new house with $8,000?

Many buyers are looking at foreclosures, due to lower costs. While the foreclosures may not be in the best condition, the tax credit has helped them make repairs without taking a huge bite out of their wallet. You may have a foreclosure with $15,000 off the initial price and $7,000 in needed repairs. If you receive the full $8,000 tax credit, you actually end up saving $16,000!

So, if you’re honestly looking for a home to buy, go ahead. Take your time; make sure it’s a home you want. However, don’t take too long, because the homes for sale in Butte are rapidly disappearing. Take advantage of the tax credit and the number of possibilities!

If you’re looking for a great home, I can help. Call me at 406-491-1234 or email me for more information.

Links:

$8,000 tax credit

http://www.irs.gov/newsroom/article/0,,id=204671,00.html

Mortgage interest rates

http://www.mortgage101.com/articles/dailyratesurvey.asp

Make repairs

http://www.hometips.com/

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Posted in Homes for Sale | No Comments »

Are You Overwhelmed by Searching for Homes for Sale in Butte?

Monday, September 14th, 2009

Are you looking at homes for sale in Butte and feeling overwhelmed by the choices? Back in the Dark Ages before the Internet (1986 or so), if you wanted to look at a house, you had to call a real estate agent, find out the address and then physically drive to the house. Thanks to the Internet, however, you can start narrowing down your choices before you ever talk to your agent.

What do you need to know?

Looking online can give you the information you want to know about the homes for sale in Butte. However, if you just go surfing on the Web, that information can be as overwhelming as the number of choices. Before you start shopping online, make a list of the things that are important to you about the city or neighborhood in which you want to live, such as:

  • What are the average property taxes in the neighborhood?
  • What is the average utility cost for the home?
  • What is the neighborhood like?
  • How high is the crime rate in the neighborhood?
  • What is the average climate of the city?
  • What is the unemployment rate of the city?
  • How good are the schools?

Once you have your list of questions, go online with an eye to answering them. Here is a list of links that might help you on your quest for information:

My Government Website – Sunshine Review: Here you can find a list of cities with official websites. Choose the city you’re looking for and be magically transported by way of the Internet to that city’s official website. You’ll find all the great stuff that calls people to move to a particular city, including attractions, businesses, restaurants and beautiful housing developments.

City Data: City Data is just that – a website with nothing but data on U.S. cities. You’ll find the nice and not so nice information about any city. Crime rates, shortest commute, weather patterns and more, all at your fingertips. The only drawback is that the information is two years old.

Interest: Interest.com will show you the current mortgage interest rates for the area you’re interested in.

By gathering all this information, you have a much better chance of choosing one of the homes for sale in Butte  that fits your needs. Once you have it all, you can search online or take the information to your real estate agent and get help with your house hunting.

Are you looking for the perfect house?  Let me help. Call me today at (406)-491-1234 or email me for more information.

Links:

My Government Website – Sunshine Review

http://sunshinereview.org/index.php/My_Government_Website:_Number_of_cities

City Data

http://www.city-data.com/

Interest

http://www.interest.com/

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Posted in Homes for Sale | No Comments »

Adding Resale Value: Butte Homes and Landscapes

Monday, September 14th, 2009

If you’ve ever sold one of the Butte homes, you’ve probably heard the term “curb appeal” more times than you care to count from your real estate agent. Well, it’s time to hear it again, but maybe in a way you hadn’t considered.

With curb appeal, you might think of cutting your lawn, trimming bushes and getting rid of weeds.  Have you considered that creating a beautiful landscape for your home can add resale value?  Here are some tips on how to do just that:

Planting Frenzy

A beautiful landscape adds increasing value over time. That doesn’t mean you go on a planting frenzy, however. As a landscaping do-it-yourselfer, you don’t want buy a whole bunch of plants and throw them in the ground. You need to purchase the type of plants that will give your home the best resale value.  The types of plants that add more resale value to Butte homes are trees and long-living flowering shrubs. Others, such as perennials, add less resale value, and still others, like vegetable gardens that need to be replaced yearly, add the least amount of value to a home.

Steps to Take

By following these steps in order, you have a much better chance of getting the best resale value out of your landscaping work:

  1. Talk to the experts: Local nurseries, gardeners and professional landscapers can help you with what to plant, how to plant and where to find them.
  2. Check grading and drainage: Bad drainage can ruin a lot of landscaping work, as can a poorly graded lawn. Pay attention during a heavy rain and make sure there is no erosion in your planned area, and no standing water. Both conditions can make a mess of landscaping.
  3. Remove local plant pests: Local plant pests include such things as eucalyptus, scotch broom, pampas grass and certain types of ivy. These plants can quickly overgrow your garden, lowering your property value. If you have any plant pests, check online or with professionals to find out how to remove them.
  4. Design: As any good landscaper knows, always start out by drawing out a landscape design on graph paper. Pay attention to the spacing needed for each plant, as well as such things as when the flowers will bloom and what the colors will look like together.
  5. Prepare the soil: Not every yard has soil that’s perfect for planting. Make sure you have a good soil mix and make sure the plants you use match the PH of the soil.
  6. Start planting! Butte homes with beautiful landscapes have a much better chance of selling, and selling well. Turn your thumb green and get to work on your home’s curb appeal.

If you’re thinking of selling your home, with or without a beautiful landscape, I can help. Call me at 406-491-1234 or email me for more information.

Links:

Landscaping do-it-yourselfer: http://www.bobvila.com/HowTo_Library/Landscaping_for_Increased_Property_Value-Home_Selling-A1814.html

Professional landscapers: http://www.apld.com/index_main.asp

Drawing out a landscape design: http://www.the-landscape-design-site.com/landscapeplanning.html

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Posted in Homes | No Comments »

5 Top Building Trends for Butte Homes

Saturday, September 12th, 2009

If you think Butte homes are in style, you just might want to look around.  The building trends for 2009 range from green to efficient and more.  Here’s a quick peek at the new trends – many of which look like they’re here to stay.

Smaller homes – Mansions are out and, believe it or not, matchbox houses are in.  Some buyers want downright tiny homes, and are even willing to build their own to get it.  If you own one of the Butte homes with a lot of square footage and want to sell, you might start counting.  How many of those rooms do you really need?  Can you knock out a wall to create larger, more open spaces?

More storage – Flat walls are out, closets are in.  Homebuyers are demanding storage spaces, from walking closets to built-in storage systems.  If you’re looking to sell and have issues, it might be due to the lack of storage space.  Look around; see if you have areas that can be maximized for storage.  Consider turning that small fourth or fifth bedroom into a walk-in closet.

Living outdoors – Over the years, the rise in individuals that want an extended outdoor space has gone up.  If you have a porch or patio but it’s exposed to the elements, look into screening it in.  Outdoor spaces that can be used year-round (or close to it) are big sellers.

Home office space – The need for a home office is rising as well.  Windows and space are essential for working in a relaxed environment.  If you have a room that can be converted into a comfortable office space with ease, don’t forget to add it to your sales pitch.

Green and healthy – Green homes are no longer a trend; they’re more the norm now.  Buyers want efficient homes and features that reduce utility costs.  Better insulation, recycled materials, carpets with no/low gas emissions and paints with low VOCs (volatile organic compounds) are all the rage.  This is one trend that doesn’t seem likely to go away.

If you own one of the Bute homes, pay attention to the building trends.  They aren’t just what buyers say they want; these trends are what they’re buying.

If you’re thinking of selling your home but aren’t sure whether you to update it first, I can help.  Call me at 406-491-1234 or email me for more information.

Links:

Tiny homes:  http://www.tumbleweedhouses.com/

Screening it in: http://www.hgtv.com/home-improvement/screening-in-a-porch/index.html

Green homes: http://www.greenhomeguide.org/what_makes_a_green_home/green_homes_101.html

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Posted in Homes | No Comments »

4 Things That Can Stop You from Closing on a New Butte Home for Sale

Thursday, September 10th, 2009

Purchasing a Butte home for sale, especially as a first-time buyer, is incredibly exciting. However, just because your offer is accepted doesn’t mean the deal is done. Lots of things can still cause the deal to fall through. Here are just a few things that might slow or stop your purchase:

  1. Termites – Most lenders will insist on having a pest inspection to make sure termites or carpenter ants haven’t seriously damaged the home. Even if your particular lender doesn’t require an inspection, it’s best that you get one done anyway. If the pest inspection shows there is a severe problem, you can either ask the seller to pay to have the problem fixed or walk away if your purchase agreement allows it. At less than $100, a pest inspection is definitely worth the cost.
  2. Bad Title – During the escrow process, have a title search done by a title company and purchase title insurance. The search makes sure that there isn’t a lien or claim against the property, while the title insurance guarantees that there aren’t any issues with the title. If there are issues, they have to be taken care of before you can receive the keys to the Butte home for sale.
  3. House Defects – Make sure that your purchase offer has a home inspection contingency. If the inspection reveals big issues, you can back out without any penalties. Otherwise, you might lose your earnest money. If you don’t want to back out, you’ll have to negotiate the cost of the repairs with the seller. This can delay closing.
  4. Uninsurable Home - Sometimes previous homeowners will have made a major insurance claim, which shows up on insurance records. In this case, insurance companies may claim the house to be uninsurable, which means you won’t be able to get a loan for the home.

Before looking at a Butte home for sale, make sure you’re acquainted with the closing and escrow processes, and be prepared for any problems that may arise. The more equipped you are for any eventuality, the better your chances of moving into the home you want.

If you’re in the market to buy a home, let me help you negotiate a contract that protects you from potential problems. Call me at 406-491-1234 or email me for more information.

Links:

Pest inspection:  Link to a page on your website about this or to your preferred pest inspection company.  Or, link to http://www.pestinspection.net/

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Posted in Homes for Sale | No Comments »

3 Must-Have Kitchen Appliances for Trendy Butte Real Estate

Tuesday, September 8th, 2009

If you have some Butte  real estate to sell or you just want to raise the property value, keeping hip to the market trends is paramount.  Kitchens are one of the biggest selling points of any residential property.  Energy efficient and cost effective are the catchwords of the day, and recycled is the way to go.  Here are a few of the newest eco-friendly kitchen products that can find you buyers and up your property value.

  1. EverHot – Made by Water, Inc, the EverHot is an excellent addition to trendy kitchens.  No more boiling water, which makes it energy efficient and timesaving, EverHot is an under counter instant hot water heater.  It uses less electricity than a 40-watt bulb, but produces up to 60 cups of steaming water an hour.
  2. Whirlpool GS5VHAXWA – A refrigerator of amazing proportions, the Whirlpool is considered the most energy efficient of its type.  All sleek metal and beautiful lines, this Whirlpool model does everything other fridges do (including providing purified water and making ice) on less than 550 kilowatts a year.  Besides being energy efficient, it has the benefit of Whirlpools long history of excellent customer care.
  3. Bosch Dishwashers – Energy Star rated and highly rated by Consumer Reports on a regular basis, Bosch dishwashers are the cleaning appliances to have in your [city] real estate.  Critics rave about how quiet they are, and the company is the only manufacturer that uses EcoSense technology.  Push a button and the dishwasher is preprogrammed for optimum time, energy and water efficiency.  You can’t get better than that.

When you’re planning to sell or renovate your Butte  real estate, catch up with the trends, first.  Remember – green is the way to go!

If you’re trying to get your real estate ready to sell, I can help.  Call me at  406-491-5777 or email me for more information.

Eco-friendly kitchen products

http://www.greenandmore.com/kitchen.html

Whirlpool GS5VHAXWA

http://www.whirlpool.com/catalog/product.jsp?src=REFRIGERATORS&cat=96&prod=1574

EcoSense technology

http://www.greenbuildingsupply.com/utility/showArticle/?objectID=146

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Posted in Real Estate | 1 Comment »

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