This is pretty neat.
Check out the FEMA Maps online. You can zoom in and check out an area all for free.
FEMA Maps On-Line and Maps Service Center
NHAR New Agent Training Program
October 5, 2007 by
The New Hampshire Association of REALTORS QuickStart Program is geared towards newer agents but would be a great refresher for even the most seasoned agents. Interested in learning some of the latest web 2.0 marketing techniques as well as those tried and true methods. Real Estate 2007 is a real estate year like many have never seen before and you’ll need to take advantage of all the tips available to thrive or simply survive in this market. Besides…guess who is teaching it??? Me…
QuickStart: Last Chance for 2007
The final 2007 session of QuickStart is scheduled for Oct. 23-24 and Nov. 1-2 at the New Hampshire Association of REALTORS® office in Concord. Sign up now to reserve your space, as the program will not be offered again until March 2008.
FAQ on the NEW Agency / Non-Agency Disclosure Form
October 4, 2007 by
Attention NH Real Estate Agents…Important Information!
FAQ on the NEW Agency / Non-Agency Disclosure Form
As many of you know, recently the New Hampshire Real Estate Commission made changes to their Rules and Regulations. These rules went into affect on May 1 2007.
Are you using the new form? Do you understand how to use the new form?
They updated the 1. Listing agreements, you click here to see the changes>>>Listing agreement changes
2. Buyer Agency agreements>>>Buyer Agency Contract
3. Dual Agency Consent agreement>>>Dual Agency
The changes are an attempt to bring the Rules in line with the Law and the way we practice Agency in New Hampshire.
The commission also required that we ALL use only ONE agency disclosure form. One that the commission created and has approved.
CMA Tips
October 1, 2007 by
Preparing a proper market analysis is more crucial than ever. Not only do we need to worry about over pricing but under pricing as well. No one wants a home to just sit on the market and become stale or become stigmatized. All the more reason to clearly understand the guidelines behind pricing. Underpricing a home without the sellers informed consent just so it won’t sit on the market is a violation of Article 1 of the REALTOR Code of Ethics. Make sure your client clearly understands where the market is at and where their home should be priced at.
How did you come up with that price…anyway?
When preparing a Comparative Market Analysis, CMA, recently I was trying to determine a good listing price. It’s not an easy job!
I had to put more weight on the “on markets” than the “sold” comps.
Traditionally real estate agents are taught to put more weight on the “solds” when trying to establish a property value.
After all, the “solds” tell us an important story. They tell us what a property actually sold for!
Not the pie in sky hopes that the listed price usually indicates but what a buyer actually paid. Very important data for sure. And in the old days that piece of data was the most important piece.
Not anymore…
When agents prepares a CMA they usually select homes that are comparable to the subject and they rate the homes they selected.
A typical rating system is much like this;
1. Equal (=)
2. Inferior (-)
3. Superior (+)
If there are comparable homes on the market that are priced at 399,900 (-), 389,900 (+) and 384,900 (+) and they have been on the market 129, 95 and 80 days respectively.
Would it make sense to price your home higher or the same as ones that have not sold especially if they are superior or equal to your home? If you were a buyer and looked at nearly identical homes in a similar neighborhood and setting…which would you buy?
Now understand that the average sold prices indicate a value of 409,000 to 419,000…but nothing has sold in the last 4-6 months. The sold data is very old in terms of market movement.
It is very important to make sure your agent has analyzed the whole market. The Days on Market are very important.
If the average days on market “DOM” is 118 days…should a seller be panicking 60 days out without an offer? Depends on the seller and their needs.
Some questions to consider…How quick do you need to move? What is more important money or time?
Do you really need to sell? If not perhaps it would be better to wait the market out and list your home at another time.
Here in lies the dilemma.
Do you test the waters, list on the high end, play catch up and run the risk of stigmatizing your property?
Do you list below your best competition and hope your home sells first?
Do you list at a fair market price and do everything possible to make your home shine?
Only you can answer those questions. Make sure the agent you are working with understands the market and is realistic…you don’t need an unrealistic overly optimistic agent. You need sound market advice and an honest experienced REALTOR.
Pricing to sell is a must in New Hampshire.
Read everything you can, there are a lot of good New Hampshire real estate blogs full of excellent information available. Education and a good agent is the key to market success.
Read also:
Multiple Offers -A Bird in the hand
Don’t stigmatize your home by over pricing!
http://www.monikamcgillicuddytrainer.com
Customer Service…more crucial than ever!
October 1, 2007 by
Service… What does it really mean? Do you know that even the little things we do impact how others perceive us. I wrote this post this past August and it obviously impacted me… in a negative way. Real estate is very much a reputation business and your reputation is very important now more than ever. Think about the little things we do each day and how we can do them better…
How about a tip…Lady??
Sometimes I have to wonder what our society is becoming! What is it with people today?
Recently I went to a small farm stand to buy some fresh produce. When I entered, there was a young woman sitting on a tall stool behind the counter.
She neither looked up nor acknowledged my presence in any way.
I was the only customer she had and I had never been there before. We’re camping at the beach and traveling back and forth to work each day.
This place is right on my way…a place I can conveniently stop in daily to pick up fresh veggies.
I carefully selected 6 ears of fresh local corn…already imagining how they would taste after soaking in water for a few hours and then grilling them with the husks still on! Simply yummy.
Satisfied with my corn, I glanced over at the girl, she still didn’t look up. I was going to ask a question about Romain lettuce…instead I took a little red basket, put my corn in it and went to check out the fresh tomatoes.
The tomatoes were plump and looked just awesome. I knew by the feel of them that they were perfect. I added one to my basket and then since she had not yet acknowledged my presence I decided to interrupt her and to ask if she had any Romain lettuce as I couldn’t see any.
She looked up and said they only had what was out on the counter, pointing to where I was standing. Iceberg I stated…I was hoping for fresh Romain.
She then pointed to a refrigerator in the back corner of the store…“what’s in there?” she asked me...she asked me the customer what was in her refrigerator and then she immediately looked back down!
Feeling pretty stupid thinking I missed seeing the lettuce, I walked to the refrigerator. I saw a bunch of spinach…but no Romain lettuce.
The young lady at the counter…she never inquired if I found what I wanted or offered me any assistance at all. She didn’t move.
I really wanted a salad with dinner so I decided to get one of the fresh heads of iceberg lettuce instead. Not what I wanted but it would do.
When I got to the counter, she never asked about the Romain lettuce, she never even looked up as I walked up to her.
She expertly rung up my 6 ears of corn, one tomato and a head of lettuce… grand total of $5.29 cents. I handed her a 10 dollar bill and notice the large tip jar sitting by the register.
She handed me back my change…just the bills and she had to reach over the tip jar to give it to me.
The coins…she held in her other hand. She looked me square in the eye as she held open her hand with my coins in it …her hand was just above the tip jar and stayed there! She never moved it in my direction…as if to say How about a tip lady?
I was dumb struck…what did she do to deserve a tip? I know I’m talking a small amount of money here but did she give any kind of service at all? She never even smiled at me!
I wanted to lecture her on customer service but instead reached over and slowly took my change out of her hand and said thank you very much and have a nice day… she didn’t say a word.
It got me thinking about service and how we are perceived by others. Do you put a smile on your face and acknowledge people when they walk in your office? Even if you are not the “Up Agent”, if you’re busy doing something else and the receptionist is there? Do you? Do you take the time?
How do you make people feel?
How about the mortgage officer that stops by hoping to drum up business or the appraiser that might stop by needing assistance? Do you take a few seconds and make them feel welcome even if you don’t feel like it at that moment?
That young lady at the counter lost business for her boss that day…word of mouth…10 days of repeat stops ( I love fresh veggies) and if she treated me that way and expected a tip for it I have to wonder how many other people she treated the same…how much business she lost due to her lousy service?
It doesn’t take much effort to smile and be polite.
I always smile before I answer the phone…no matter what because I know people can hear my smile.
People can hear yours too…make sure you have one for them.
Jay and Monika McGillicuddy
Serving Southern New Hampshire and Rockingham County
Monika McGillicuddy Real Estate Training Website
Hampstead NH Real Estate
603-548-7728
Dual Agency Alive and Well in New Hampshire
March 4, 2007 by
Dual Agency Rule change effective May 1 2007
The New Hampshire Real Estate Commission recently approved rule changes that go into effect on May 1 2007. These changes now bring the Rules (REA) in line with the Law and as some of you know changes to the law (RSA) 331-A:25-d Disclosed Dual Agent;Duties were approved in 2005 and since that time the “Rules” really didn’t make any sense.
Many agents seem to be a little confused by the difference between RSA’s (Laws) and the REA’s (Rules)…what is what…and which one do you listen to? Now that won’t be a problem any more but to clarify I have always considered the Law (RSA’s)to be like your car’s owners manual…full of advice on what Must be done and the Rules (REA’s) to be like the operators manual...telling you How to do what must be done. Make sense?
Our Rules will now coincide with our Law!
The biggest change is to REA 701.01 Agency and Non Agency Disclosure and Rea 404.4 Brokerage Contracts
REA 701.01
(a) A licensee shall provide a written agency relationship disclosure to the consumer at the time of first business meeting.
(b) A licensee showing a property listed with another agency shall disclose their agency or non-agency relationship verbally or in writing to the other party’s agent prior to showing the property and in the writing at time of the offer.
(c) Licensees shall use the agency/non-agency disclosure form adopted by the commission (as of this writing they are still developing the form that we all will have to use)
(f) A licensee intending to act in the capacity of a dual agent shall:
(1) At the time of first meeting with a consumer to discuss a specific property, provide a written agency relationship disclosure pursuant to Rea 701 .01(a);
(2) On the listing contract and buyer agency/tenant representation contract, give the client the option to accept or deny a dual agency statement of consent to showings, pursuant to Rea 404.04;
(3) have the informed consent to dual agency agreement signed and reviewed by the buyer/tenant and seller/landlord at the time which in the dual agency occurs but no later than the preparation of a written offer for sale or lease pursuant to Rea 404.04
Changes to Rea 404.4 Brokerage Contracts as of May 1 2007 will now require that listing agreement and buyer agency agreements have consent for dual agency showings within the agreement by separate dated signatures.
Caution...You must be sure to gain Informed written consent at time of listing for potential Dual Agency showings and then be sure to get the actual consent form signed prior to drafting an offer for sale or lease of real estate.
Best Practice…Make sure you have (1.) signed consent for showings on the listing agreement and then (2.) Contact your seller client and inform them that a dual agency showing is taking place and try to get written consent…if unable to get written consent…make sure you get it before you present or draft an offer and make sure your buyer client understands what dual agency really means.
These changes are more in line with how we actually do business in NH but if not handled correctly the agent has more rope to hang themselves with in my opinion.
Need a refresher on what dual agency in New Hampshire is check out my blog post called Dual Agency Life in the Fast Lane
The New Hampshire Association of REALTORS will be adding new forms to our True Forms (forms on line) once we get final approval from the Board of Directors that will reflect these changes.
A listing of the forms pending approval are;
The Revised Forms will include:
CONDITIONAL RELEASE FROM EXCLUSIVE LISTING AGREEMENT
CONDITIONAL RELEASE FROM EXCLUSIVE BUYER AGENCY AGREEMENT
DUAL AGENCY INFORMED CONSENT AGREEMENT
EXCLUSIVE AGENCY AGREEMENT
EXCLUSIVE BUYER AGENCY AGREEMENT
EXCLUSIVE LISTING AGREEMENT
PROPERTY DISCLOSURE – LAND
PROPERTY DISCLOSURE – RESIDENTIAL ONLY
PURCHASE AND SALES AGREEMENT AND DEPOSIT RECEIPT
Brand Spanking New Forms will be:
BUYER AGENCY DISCLOSURE
SELLERS SUITABLE HOUSING ADDENDUM TO PURCHASE AND SALES AGREEMENT AND DEPOSIT RECEIPT
I’m sure we’ll all have a bit of a learning curve to go through but these forms will make it easier for all of us.
Jay and Monika McGillicuddy
Prudential Verani Realty
Hampstead NH
603-548-7728
Dual Agency Rule change effective May 1 2007
The New Hampshire Real Estate Commission recently approved rule changes that go into effect on May 1 2007. These changes now bring the Rules (REA) in line with the Law and as some of you know changes to the law (RSA) 331-A:25-d Disclosed Dual Agent;Duties were approved in 2005 and since that time the “Rules” really didn’t make any sense.
Many agents seem to be a little confused by the difference between RSA’s (Laws) and the REA’s (Rules)…what is what…and which one do you listen to? Now that won’t be a problem any more but to clarify I have always considered the Law (RSA’s)to be like your car’s owners manual…full of advice on what Must be done and the Rules (REA’s) to be like the operators manual...telling you How to do what must be done. Make sense?
Our Rules will now coincide with our Law!
The biggest change is to REA 701.01 Agency and Non Agency Disclosure and Rea 404.4 Brokerage Contracts
REA 701.01
(a) A licensee shall provide a written agency relationship disclosure to the consumer at the time of first business meeting.
(b) A licensee showing a property listed with another agency shall disclose their agency or non-agency relationship verbally or in writing to the other party’s agent prior to showing the property and in the writing at time of the offer.
(c) Licensees shall use the agency/non-agency disclosure form adopted by the commission (as of this writing they are still developing the form that we all will have to use)
(f) A licensee intending to act in the capacity of a dual agent shall:
(1) At the time of first meeting with a consumer to discuss a specific property, provide a written agency relationship disclosure pursuant to Rea 701 .01(a);
(2) On the listing contract and buyer agency/tenant representation contract, give the client the option to accept or deny a dual agency statement of consent to showings, pursuant to Rea 404.04;
(3) have the informed consent to dual agency agreement signed and reviewed by the buyer/tenant and seller/landlord at the time which in the dual agency occurs but no later than the preparation of a written offer for sale or lease pursuant to Rea 404.04
Changes to Rea 404.4 Brokerage Contracts as of May 1 2007 will now require that listing agreement and buyer agency agreements have consent for dual agency showings within the agreement by separate dated signatures.
Caution...You must be sure to gain Informed written consent at time of listing for potential Dual Agency showings and then be sure to get the actual consent form signed prior to drafting an offer for sale or lease of real estate.
Best Practice…Make sure you have (1.) signed consent for showings on the listing agreement and then (2.) Contact your seller client and inform them that a dual agency showing is taking place and try to get written consent…if unable to get written consent…make sure you get it before you present or draft an offer and make sure your buyer client understands what dual agency really means.
These changes are more in line with how we actually do business in NH but if not handled correctly the agent has more rope to hang themselves with in my opinion.
Need a refresher on what dual agency in New Hampshire is check out my blog post called Dual Agency Life in the Fast Lane
The New Hampshire Association of REALTORS will be adding new forms to our True Forms (forms on line) once we get final approval from the Board of Directors that will reflect these changes.
A listing of the forms pending approval are;
The Revised Forms will include:
CONDITIONAL RELEASE FROM EXCLUSIVE LISTING AGREEMENT
CONDITIONAL RELEASE FROM EXCLUSIVE BUYER AGENCY AGREEMENT
DUAL AGENCY INFORMED CONSENT AGREEMENT
EXCLUSIVE AGENCY AGREEMENT
EXCLUSIVE BUYER AGENCY AGREEMENT
EXCLUSIVE LISTING AGREEMENT
PROPERTY DISCLOSURE – LAND
PROPERTY DISCLOSURE – RESIDENTIAL ONLY
PURCHASE AND SALES AGREEMENT AND DEPOSIT RECEIPT
Brand Spanking New Forms will be:
BUYER AGENCY DISCLOSURE
SELLERS SUITABLE HOUSING ADDENDUM TO PURCHASE AND SALES AGREEMENT AND DEPOSIT RECEIPT
I’m sure we’ll all have a bit of a learning curve to go through but these forms will make it easier for all of us.
Jay and Monika McGillicuddy
Prudential Verani Realty
Hampstead NH
603-548-7728
