Laura Gibson

Purchased a Home This Year? Homestead Exemption Reminder!

Laura Gibson / Lonnie Anderson — Thu, 26 Feb 2009 16:50:00 GMT

Just a reminder to those who have purchased new homes: Don't forget to apply for your Homestead Exemption if you have not already done so. There's just a few days left to do so. You may have already filed at any time since your closing date, and I hope you have, but this is a valuable exemption, and I don't want you to miss out; if you fail to file on time for the Homestead Exemption, you will be disqualified for this tax year. Since there is so little time to get forms mailed back and forth, go in person to your county's tax office (the county where the home is located). You only have to do this one time and then it is automatically renewed.

You also need to apply for the Exemption if there has been any change in the name of the homeowner.

If you are active military, please check with your JAG officer about the differences between the Homestead Exemption and the Soldiers & Sailors Civil Relief Act to see whether filing for the Exemption may actually be to your disadvantage.

You may need the following information to complete the forms for filing: Copy of Warranty Deed, Date of Purchase, Name of Previous Owner, Copy of Closing Statement, Name of Mortgage Company, Loan Number and Loan Amount, Social Security Number.

Buyers Must Use House Inspector!

Laura Gibson / Lonnie Anderson — Mon, 08 Dec 2008 21:04:00 GMT

Today’s buyers are not only looking for the best price in their large investment, but they are looking for value. That means the most room and the best quality that they can afford. To help in finding the level of quality that a house has or does not have, buyers hire a house inspector.

The first time through a property, a home buyer may not see any flaws with their soon-to-be home. The second, third, etc., a time home buyer may see many more defects. It is what you don’t see that can come back to bite you later.

The only way to get a great home inspection is to hire the right inspector. A qualified house inspector is the best way to find those not-so-obvious problems. Qualified is the key word here. A lot of states, Georgia included, does not require certification or training to become a house inspector. Many inspectors do have some type of background in the construction industry, but that does not mean that they are up on the latest construction techniques and building codes.

The inspector’s job is to check over, under, inside, outside and within the floors, walls, electrical, plumbing, heating, air conditioning, roof, basement, etc. Their job is to find structural, mechanical and safety problems and not how something looks aesthetically, although cracks, water stains, nail pops, etc., may give a clue and indicate a more serious problem.

The inspector gives the buyer a complete report so that the buyer can decide whether or not the house is a good deal and so they can put together a list of items that they want the seller to fix (it isn't unusual for this report to contain about 50 items). The fee for this service generally runs from about $245 to $500 and up.

You are usually welcome to be at the inspection; being there allows you to discuss specific issues and ask questions about the concerns. It is important to get one you can trust.

You can find house inspectors on the web and you can contact the American Society of Home Inspectors (ASHI), at (85 West Algonquin Rd., Arlington Heights, IL 60005-- phone 847-290-6012). http://www.ashi.org/

There are 1400 inspectors who are members of this trade organization, which requires a minimum level of experience for membership. You can also go to ImproveNet for a searchable database of contractors. http://www.servicemagic.com/task.Inspection-General-Home-Home-Inspector.40087.html

Realtors refer house inspectors to clients and may have several references. Many times a good source for good house inspectors are friends who've recently bought houses and believe that their inspectors were honest, thorough, and highly professional.

According to HouseMaster, one name in home inspections, consumers often only ask for information about fees, but price should not be the deciding factor. Saving a few dollars on a home inspection could cost you thousands down the road.

Here are some questions that consumers should ask when shopping for a house inspector.

 Does the inspector have access to ongoing education and technical support? Many states now have some form of licensing or registration for home inspectors, but do not provide adequate continuing education and support. Look for a well-trained home inspector who also has access to an experienced technical staff and extensive reference information.

 Is the inspector tested or re-certified annually? Make sure that a home inspector is tested every year—not just when they completed training—to ensure they are up to date on potential conditions in a home.

 Does the contract outline the scope of the inspection? A home inspector can’t see through walls or under carpets, and, depending on the area, there may be other things an inspector can’t inspect. A professional home inspector should provide detailed information on the scope of the inspection prior to its start so that clients understand what to expect.

 How is the inspector’s phone answered? The way an inspector handles incoming calls is often indicative of the quality of service. Be wary of inspectors who answer calls while on inspections or driving to them. Look for an inspector with a professional office staff that can schedule your inspection quickly, provide a detailed description of services, and answer all your questions.

 Does the inspector back his inspection with a written guarantee? A home inspection is not an insurance policy against future repair needs. However, good home inspectors will stand behind the accuracy of their findings. Ask if the inspector provides any kind of written guarantee and make sure it’s not a third-party policy.

 Does the inspector have a professional Web site? The internet gives consumers the opportunity to do their homework online, including shopping for a home inspector. Review the Web sites of several inspectors to see if the site is professionally developed, offers current and useful information, a sample report, client testimonials and more details on the qualifications of the inspector.

 AND do not forget to ask about their insurance. Some home inspections include $3 million in E&O coverage plus $1 million in general liability insurance.

There are plenty of home inspectors to choose from. Making a wise home purchase depends on whether you took the time to choose a qualified professional.

First-Time Home Buyer? Mistake No. 2

Laura Gibson / Lonnie Anderson — Wed, 03 Dec 2008 21:38:00 GMT

Whether you are a first-time home buyer or not, you can't help but get excited about buying a home. Whenever we show our Buyers property, I am looking for that honest infatuation that tells me the Buyer(s) have fallen in love with a property, they're not being totally logical, which really increases my job satisfaction! But, (and you knew there was going to be a but), mistake number two for first-time home buyers is they do not consider their resale before they buy. Statistically speaking, a first-timer is only going to be in that first home for four years. Now you are in the position of wanting to sell your home for the most money in the shortest period of time possible. And even though you may have brushed aside some negatives in your home purchase in the midst of all of your enthusiasm, there could be some real difficulty convincing another buyer to do the same thing.

Some factors to consider for your resale while you are home shopping are, first of all, the....location! You knew that. And we can help you with making a location decision. Before you make an offer to purchase, we always show you the comps in the area, the trends, and we add in our combined 50 years of experience in Gwinnett to protect your investment. There may be planned developments or other changes that might affect future value.

The condition of the home can be huge. You overlook a lot, thinking that over time you will fix this or that, re-do the yard, paint, carpet, roof, appliances, caulking, wood repair, etc. And if you do improve the home, you will also improve the value. But what we've seen happen many times is life happened, you got too busy, and now, when you want to sell, you will either be totally stressed trying to do four years' worth of work in a few weeks, or you will spend a lot of money trying to get the house ready to sell, or you will try to sell it in its still-unimproved condition. So be realistic with your time and money.

You may also need to consider the school district, proximity to shopping and highways, medical facilities; HOA fees, etc. Lonnie and I always inform our Buyer about our opinior regarding resale. Again, life happens. You may need to sell a lot sooner that you had planned.

Are Your Property Taxes going Up When They Should Be Going Down?

Laura Gibson / Lonnie Anderson — Mon, 17 Nov 2008 15:41:00 GMT

Counties and cities run their business based on what they can collect from various sources. One of their sources is your property tax, and that goes to the local government in the form of a county/city tax based on the value of your property. If you are thinking that your home may not be worth as much as it was last year or the year before, you may be right. If you look at your property tax bills and the assessment that the local government says that your home is worth, you may be thinking that your best deal would happen if you could sell your home to the county! Likewise, your property may not be as appealing to potential home buyers because they see the higher taxes as an additional cost in their monthly house payment.

Many, many people are paying property taxes on a higher value than their home is really worth and they may need to appeal. If you are not sure of the amount of your home assessment, then you need to find out from the county. You may be able to find these records online. A call to your county tax assessor’s office will get you started. If need be, go and get a copy of your tax records. Find out where the county got their information for the comparables to justify their value. Recently-sold comparables to the county may be a year or two old. The reality is that good comparables to an appraiser or a Buyer’s lender may only be 3 to 6 months. Then find out from the tax office how the taxes are computed.

Some counties may already be planning on reducing the values for next year because of the decline in home prices. But some counties will probably find a way to equalize their numbers by computing with different factors or maybe even raising the millage rate. True, the local government has to maintain schools, fire and police services, etc. and that is understandable. But, you say, if the formula is changed and the value of your home on the county records stays the same, won’t I come out OK in the end? Not necessarily! You need to have your home’s value at the correct amount so that any newly applied formula will be computed on a correct basis. This means that you may need to file an appeal.

Check with your local property tax department to find out when you can appeal (there is only a certain time period), get the necessary forms, become familiar with the rules of the local assessment board, and be sure to follow each step. You may need to get an appraisal from a licensed appraiser. A formal appraisal may cost between $250.00 and $500.00, give or take. You might be able to get your necessary information from a knowledgeable, experienced Realtor. Find out from the property tax department if they require an appraisal from a licensed appraiser. Be sure that all of the information that you present to the property tax department is documented and that the proper forms are completed and turned in within the appeal time.

Once you have successfully established value, turn in all necessary paperwork within the allowed time before the deadline. Remember, the appeal board hears cases like yours many times and they are prepared. You, most likely, will do this once—be prepared. Know the details and amenities of each comparable property and neighborhood. Know the bad and the good so you don’t get caught off guard with a question that you don’t know how to answer. In good market times, it may not be worthwhile to appeal, but in this market, a review by an experienced Realtor that is familiar with your area is a good idea. The Anderson-Gibson Team is knowledgable in the northeast Atlanta counties of Gwinnett, east DeKalb, Hall, north Fulton, Barrow, Walton and Rockdale.

First-Time Home Buyer? Mistake No. 1

Laura Gibson / Lonnie Anderson — Fri, 14 Nov 2008 02:16:00 GMT

If you are a first-time home buyer, it is an exciting time to be getting into the housing market. Interest rates are low, and home prices are wa-a-a-ay low! And of course, money should be, and probably is, the most important consideration: How much money can you afford to spend on housing, and what will it buy you?

Lonnie and I can help you with the first question in general, and the second question specifically. But what we recommend is that you get some advice from a lender before you even start looking for housing on the Internet! And voila, Mistake No. 1: First-Time Home Buyers do not ask enough questions of their lender, and can miss out on the best deal.

We work with several lenders who have assured us they have plenty of money to lend, that there's even some 100% financing out there, there are still loans that are not credit-driven, et cetera. You may want to consult a couple of lenders and compare programs. If you are in a position to get a conventional 30-year loan, with a down payment, it is fairly simple to compare interest rates offered and closing costs: Ask the lender for a Good Faith Estimate.

If you are looking for a specialty mortgage, you need to get some answers regarding your monthly payment: Do they increase, and when, how much? Can you afford the mortgage when the payments increase? Does your loan balance get paid down every month or does it stay the same or even increase?

What is your plan when you buy the home? Statistically, people move after five years of living in a home. And then if you decide to move or refinance your home, is there a prepayment penalty.

If you need help making sense of lender language, contact us and we will be glad to help you understand the process.

2 Story For Sale in Beechwood Forest

Laura Gibson / Lonnie Anderson — Fri, 31 Oct 2008 20:48:00 GMT

Great for Entertaining or Large Family

• 3,800 sq. ft., 4 bath, 5 bdrm 2 story "Traditional, 3-Sides Brick" - MLS® $385,000 - Lovely Home, Lovely Price

Beechwood Forest, Lilburn - Lots of room indoors and outdoors!! Beautiful Executive home located in upscale Parkview High School neighborhood. Five Bedrooms, Four and One-Half Baths. Full Basement, Finished, with Recreation Room, Exercise Room, Work Room. Large foyer, two-story. Separate Living Room, Dining Room and Family Room with Fireplace. Kitchen , with Breakfast Bar, is open to Breakfast Area. Huge Master Bedroom with Cathedral Ceiling, Large Sitting Area. Three-Car Garage.
Three Sides Brick. Front Porch. Two-level Deck overlooks large swimming pool with cement decking, with room for table and chairs, and lounges. Fabulous landscaping. Fenced private back yard with jungle gym, and garden area.

Property information

Home Maintenance Series #3, Concrete Problems

Laura Gibson / Lonnie Anderson — Mon, 27 Oct 2008 15:24:00 GMT

With the temperatures changing and winter on its way, now is a great time to take a look around the “grounds” of your home.

What is the condition of your driveway? Are there cracks that need some attention? Let’s look at this from a maintenance and prevention viewpoint. We usually think that because it is concrete, it is there to stay and is indestructible. Not so. It is what is going on under the concrete that we need to be concerned about. Concrete or any hard masonry surface gets hot and cold and expands and contracts. When it does, it moves and, therefore, cracks form. This is normal and it is the nature of concrete. Cracks can form for other reasons. also, and these are concerns that need to be addressed. If the concrete was poured on an unstable surface or uncompacted ground, then settling can occur and “off-set” cracks form. If the concrete is “watered down” and poured too wet, then it will be weaker. If it is poured in the winter and too much calcium chloride is added, then it will be weaker. If the p.s.i. of the mix is not adequate for the weight, it will not have the proper strength. There are various reasons for cracks but “What to do” and “Why do anything?”

First of all, cracks next to the house or structure create an easy path for termites to get to the wood of the house. Secondly, cracks allow water to enter and erode under the concrete. Thirdly, during the cold, water that freezes on the surface of weak or poorly finished concrete can damage the surface. And lastly, water that freezes under concrete will push it up and cause further cracking, resulting in the creation of a larger crack and thus more water intrusion.

Cracks that are only side to side, no vertical offset, are probably only expansion cracks. Cracks that have a vertical offset, one side of the crack being higher than the other, may be a sign of settling. Either way the crack should be sealed. There are products that are made for concrete and masonry that can perform in heat and cold and remain flexible to allow for the expansion and contraction. Before applying, be sure to remove any loose debris and if necessary clean with a concrete cleaner. 10 ounces (one tube of caulk) of prevention may be worth a ton of cure.

Any questions?? Let us know!

Cooler Weather is Coming...Be Ready!

Laura Gibson / Lonnie Anderson — Fri, 17 Oct 2008 16:38:00 GMT

Safety First—Be sure that you have working smoke detectors and at least one carbon monoxide detector. Check the batteries and be sure that you have at least one smoke detector near all of the sleeping areas and at least one on each floor of the house. Battery operated smoke detectors are inexpensive and easy to install. Another good idea is to have 110v electric (with battery back-up) smoke detectors installed on each floor, and have them wired together so that if one goes off, they all sound the alert. The benefit of this is that if there is a fire in the basement while you are sleeping, the upstairs detector will alarm because it is hard-wired to the detecting detector.

If you have a gas furnace or any gas appliances, there is always the possibility of carbon monoxide poisoning should any of them ever malfunction. Carbon monoxide detectors have a battery backup and can be purchased from most hardware stores and home centers. They are inexpensive and easy to install, usually can be plugged into a common 110v receptacle.

Invest in a programmable thermostat or thermostats. Programmable thermostats are digital and typically very accurate. They allow for easy programming of temperatures for different times of the day, including nighttime and workday setbacks to save energy.

Change your furnace filters and use filters that will actually filter out particles smaller than a mouse! The typical furnace filter is simply designed to keep objects from getting into the mechanical parts, namely the blower fan. Find out the size of your filter(s) and replace it with a high-grade furnace filter that will stop air pollutants, allergens and dust from circulating within your home.

Check the insulation and add if necessary. Also, check your weatherstripping and add or replace as necessary. Your electric or gas company may have someone who will come out to your home and do an energy audit free of charge.

Also, if you have a fireplace and/or woodstove, make sure that it is clean and operating correctly. If you're not sure what to look for or how to do any cleaning or repairs, check with a qualified, licensed fireplace shop or chimney sweep.

With the higher costs of energy, it's important to do whatever you can to create and maintain an energy-efficient home. Fall is the ideal time for weatherization projects, so create a warmer home and save yourself some money at the same time.

Home Safety - Fire

Laura Gibson / Lonnie Anderson — Thu, 09 Oct 2008 12:43:00 GMT

USFA states: "The residential structure fire problem represented approximately 84 percent of all fire deaths and 79 percent of the injuries to civilians in 2007. Between 1998 and 2007, there were an estimated 397,650 fires annually resulting in 3,040 civilian deaths and 14,960 injuries each year."

Every time a huge thunderstorm comes up I start praying my home doesn't get struck by lightning! In the middle of the storm I promise myself that I will plaster my roof with lightning rods. After 23 years, still haven't done that. But apparently that is not how the huge majority of home fires start. And most residential fire deaths happen because of breathing in toxic gases, not being burned. I have gathered the following tips from the experts to share with you because prevention is the key.

Never smoke in bed. And never leave a burning cigarette in an ashtray.

Do not place anything within close proximity of heaters, stoves, or your fireplace.

Do not have too many appliances plugged into an electrical outlet.

Examine all electrical cords and extension cords for damaged and frayed areas.

Teach even very young children about the dangers of playing with fire.

Purchase smoke alarms and fire extinguishers for each floor of your home.

Ah, now a couple of personal stories. We had done all of the above, but one year my adolescent son, being taught by his adolescent male friend, was having a great time spraying something like hair spray and then lighting the fumes. I can't remember the details, thank goodness, because this was many years ago. But they started this activity on my driveway but then moved down the street so they wouldn't get caught by any of the parents. The first thing I knew about this is my son running trying to get my hose and fill a bucket. Apparently the pine straw island separating two of my neighbors' homes had caught on fire, was burning the bushes, and traveling through the pine straw towards one of the homes!

My husband and I start running, the neighbors from both homes were already outside, and we all managed to put the fire out with only one bush totaled, and one that would take quite some time to recover. The totaled bush cost my son over $50 out of his savings. And we all learned that no matter how much you preach to your kids, and how smart you think they are, some lessons come pretty hard.

A story I will tell on myself: The smoke alarm in my kitchen needed a new battery. We took the old battery out to keep that annoying chirp from continuing, and for a few days it just laid around waiting for the new battery. So one day I bring home lots of plastic bags of groceries, plop them down on the only clean surface in the kitchen, the smooth glass cooktop, and go upstairs to do whatever for a few minutes, or maybe more than a few minutes! I come downstairs, my kitchen is full of smoke, no flames yet, there's melted plastic bag, and smoldering groceries. I yell at my husband, who was outside, and we managed to clean up the mess before any real damage was done. What had happened was I bumped one of the controls, which heated up a unit, and there was absolutely no warning any of this was going on because...no smoke alarm. We were within very few minutes of actual flames. What a coincidence: Alarm not working, and a stupid mistake.

There really is a danger in becoming complacent. Change the smoke alarm battery like we're told to do, every time Daylight Savings changes. Remember, Prior Planning Prevents Poor Performance!"

Home Maintenance Series, #2: Basements

Laura Gibson / Lonnie Anderson — Mon, 29 Sep 2008 20:29:00 GMT

To Basement or not to Basement??

Wanting to purchase a home with a basement? Basements and garages are the least expensive area, per square foot, that you can purchase in the home-buying process. And basements are great when they are dry. If they are damp, musty, or wet, they are little more than a source for mildew, and items left in that environment for very long will rust, smell or even rot. If you are a potential Buyer looking for a basement house, you want to be sure that there is not a dampness problem; and if there has ever been a problem, you want to know when there was a problem, when was the problem cured, what was the cause, how was it repaired, who did the work, is there a transferrable warranty, and if there is a warranty that can transfer to you as the new owner, is the company still in business.

Data shows that people are unwilling to buy a home with basement water problems. The resale value of your home can be reduced by 25% or more as a result of water leakage.

Rotted wood, wet insulation, damaged smelly carpets, rusted tools and appliances are all results of having wet basement problems. Water bugs, termites, centipedes, spiders and carpenter ants also enjoy homes with basement water problems. This is a perfect environment for them to live, breed, multiply and destroy the structure. Most pest control services won't give you a guarantee on their services without first repairing the problem.

Foundation waterproofing and fixing a water problem should be high priorities for any homeowner. Likewise as a home Buyer, a dry basement should be at the top of your “must have” list. If you are purchasing a house with a damp basement and you just have to have “this house” even with this damp basement, be sure to find out how much it will cost to have it repaired (you will be shocked and surprised) before you make your offer to purchase, or if you are in a big hurry to make your offer, then be sure to get an inspection and your written quotes for repair during the due diligence period so that you can make a more educated decision and not risk losing your earnest money.

Do Buyers of New Homes Need Representation?

Laura Gibson / Lonnie Anderson — Thu, 18 Sep 2008 12:44:00 GMT

I, Laura, was a Realtor in west Texas in the late '70s. At that time, in that state, the rules were that you always represented the Seller, whether it was your listing or not. I don't think it meant much to me or to my Buyer which party I represented, and there was, literally, never a problem with that fact. Fast-forward to today, and I am surprised and appalled that any Buyer, looking for a resale or a new home, would begin to enter into negotiations to purchase without representation.

Any time someone is selling a property, resale or new, the Seller is one hundred percent motivated by their own interests. And since we are talking about New Homes today, that Seller is the Builder, who may be their own representative, or who may have a Realtor representing them. It is really a lot of fun to drive around, look at new homes, fall in love with a particular subdivision or property, and then walk into the office there, look at different floor plans, talk with the onsite agent about what you would like to have, etc., but you have already given away a huge percent of your negotiating ability! Choose your own Representative first! You can still go out, look around, ooh and aah (out of earshot of the on-site rep) and then begin the process with someone who has only your best interests in mind, negotiating on your behalf to not only save money off the purchase price, but to get many bonus items included gratis, inspect the property pre-contract and include items in the offer to be remedied, and on and on.

Our Buyer's Agent works hard for you. Don't go shopping without one!

Home Maintenance Series, #1

Laura Gibson / Lonnie Anderson — Wed, 17 Sep 2008 18:18:00 GMT

From Lonnie:

As a homeowner, what kinds of things should I be concerned about when I decide to list my home to sell?

Let me begin by saying that most Buyers are hiring a home inspector and having a complete inspection within their due diligence period of their contract. The list of items to be inspected is several pages and can be quite detailed and may require further inspection by a certified/licensed contractor in a specific area. “An ounce of prevention is worth a pound of cure” is so true with home ownership. The exterior of the house is a common area of neglect and the elements of sun, rain and wind really affect everything from the shingles on the roof to the concrete in the driveway. Start with an inspection of the roof. The average roof should last approx. 20 years. If there has been damage due to hail, fallen limbs or wind, it may or may not be obvious. A common repair/replacement are the “boots” that are on the vent pipes that extend through the roof. These will dry out and crack and leak. Any leak can and will eventually cause damage to the interior of the home and can become a source for mold. Get an inspection by a reputable roofer and if that roofer says that there is an issue that needs repair or replacement, unless you are convinced of that need, get another opinion before spending the money. Remember that repair and replacement is how they make their money, so unless they are completely honest, you may end up paying for something that is unnecessary.

As a homeowner, two important things you can do is maintain clean gutters and keep the roof free of debris. If you don’t feel comfortable on a ladder or on the roof and you hire someone to do it for you, be sure that they have insurance and check with your homeowner’s insurance about your risk and liability.

Need Some Honey-Do Help?

Laura Gibson / Lonnie Anderson — Tue, 16 Sep 2008 21:42:00 GMT

As some of you may know, Lonnie used to build homes in the Atlanta area. He grew up helping his dad build homes, and then built and remodeled here in Atlanta from 1982 to 1999, at which time he went into real estate full-time. As part of our Blog Offering, Lonnie and I thought that if you are trying to do it yourself, you could benefit from his building/remodeling experience, so be on the lookout for tips on how to take care of your home, and if you have a particular question you need answered then just post or email your question, and that question and answer will be on the next Blog. Many times Lonnie and I have gone on a Listing Appointment, viewed the Seller's home, and had to give the sad news that they needed to make a lot of repairs before we could market their home. So why not start making some of those repairs now? Don't wait until you have to do everything all at once. First tip will be posted tomorrow, Wednesday, Sept. 17!

Tired of Wondering When to Buy?

Laura Gibson / Lonnie Anderson — Thu, 11 Sep 2008 02:48:00 GMT

Is now a "good" time to buy? Or is now a "better" time to buy? Or is now the "best" time to buy? Has the market truly bottomed out in the Atlanta area? As my partner, Lonnie Anderson, is fond of saying in listing presentations: "My crystal ball in in the shop getting repaired." There is no amount of Realtor experience that can help us give you a definitive answer. But it is a Terrific Time to Buy! Mortgage rates have taken another tumble, there are still great financing programs available, the government is offering some help to First Time Home Buyers, and the price for your new home certainly has never been lower! We have a lot of free information on all aspects of buying a home. Text us, email us, call us...we are here for you!

2 Story For Sale in Ennfield

Laura Gibson / Lonnie Anderson — Tue, 09 Sep 2008 01:24:00 GMT

Great Close-in Duluth Listing

• 2,338 sq. ft., 2 bath, 4 bdrm 2 story - MLS® $190,000 - Best Value In Subdivision

Ennfield, Duluth

Property information