How can I reduce energy costs?

by Brian Huie on 10/13/2024

My easiest tip: change out all light bulbs to LED
My most energy efficient tip: Update your home’s water heater and/or heating system (read on for specifics).

There are many ways to save energy in your home - here’s some of my favorites, in order from easiest changes to more complex.

Saving energy in your home starts with easy changes that anyone can tackle without special skills or tools. Swap out your old light bulbs for LEDs. This comes with the added bonus that you can select your ideal brightness - love a bright home? (I personally love a home with plenty of overhead and wall lighting)

Because LED bulbs are so efficient, they are able to get a high lumen count, which is the brightness rating without coming anywhere near the maximum wattage- many basic LED bulbs can be found in lumen counts that are 3x the brightness of similar incandescent CFL bulbs, but still use way less energy. Prefer a lighting atmosphere with more ambiance and a soft glow? Your LED bulb options are very customizable, so you can turn on “the big light” without ruining the ambiance when you select a bulb with a very low lumen count. For frame of reference an “average” a19 bulb is around 400 lumens, so compare the bulbs you are buying to this number. and you’ll have a general idea of what to expect. Don’t forget to change out the bulbs in the less noticed areas, like the garage (if you have fluorescent tubes in the garage as many do, there are even LED options for this so you don’t need to replace the fixture if you don’t want to), the pantry, closets, etc - over time, the energy usage really adds up even in these areas.

Replace your home’s air filters quarterly- not only will this help your system to stay running longer, but it will save on heating & cooling costs too.

Add window treatments: any type of window treatment will offer you additional insulation around the windows, so pick the type you like best for your style and budget. Honeycomb shades, which are on of the more budget-friendly of the custom options are one of the best ways to add window insulation. But even hanging a set of curtains will help! Additionally, a neat product you can buy to help with window insulation without changing the look of your windows is window inserts - it’s like upgrading from double to triple pane, or from triple to quad pane, windows without the hefty cost.

Swap out your old thermostat for a smart one with more setting customizations to save energy. At a minimum, program your thermostat so your heat is not running at times that it doesn’t need to be.

Update appliances. It goes without saying the newer appliances have more energy efficiency built-in. But, there are some appliances that will go above and beyond in this effort. Check out this article regarding heat pump washer dryer units for one of my favorite options.

Improve your home’s insulation. Need to replace your siding? This is the perfect time to evaluate your weather your home’s insulation can be improved- and many siding companies can perform insulation upgrades for you. Even if you aren’t re-siding your house, there may be ways to improve insulation: check your doors’ weatherstripping and replace if there are any air drafts; have a handyman check for any gaps/holes/ other issues in your siding, and have them filled with spray foam, which costs under $10 per can at any hardware store. Have an crawlspace or insulation company check your crawlspace and attic to be sure it is properly insulated- if there are recommended upgrades/repairs to your insulation they can usually be completed without major invasive procedures.

Lastly, when it comes time to replace your furnace, or add cooling to your home, consider a heat pump system. There are heat pump options that work with most existing central heating systems and there are also mini split systems that can be added to homes that don’t have existing duct work, so there is likely an option that will be perfect for your home. And, heat pump systems save a tremendous amount of energy.

Home seller question: Do we really need to stage our home?

by Brian Huie on 8/14/2024

In short, for vacant homes, yes I can’t stress the importance enough.

There are many reasons we look at staging when talking about home seller preparation. And, there are different types of staging for different situations. But, generally speaking we recommend some level of staging for nearly every home.

Occupied homes: Whenever possible, we recommend sellers vacate their home prior to listing. However, we understand that not every home seller is able to move out before they start the home selling process. For these scenarios, we will evaluate the home’s furnishings, decor, organization and personal property and will either make recommendations to the seller to modify some of these items before photos & showings occur; or we may recommend bringing in a stager to help with the process. Every home and every seller is different, but regardless of the specifics, we want to ensure that your home photographs as best as possible, that you and your home remain as safe as possible during showings, and that buyers are able to view all of the best aspects of your home and minimize presentation of anything that could cause doubts.

Vacant homes: Vacant homes are highly recommended not only because it is easier for buyers to schedule showings, but also because it is easier for the seller to not live in a “picture” perfect home 24/7. After the seller moves out, however, the home may feel cold and unwelcoming if left blank. Most buyers have trouble with spatial recognition and seeing past minor flaws- where can they put the tv? Will a sofa fit here? Is my bed too big for this bedroom? And many other questions and concerns may pop into a buyers mind if they are left to visualize the empty space. Staging addresses these, and many other topics of concern.

Our goal is always to ensure that a seller’s home presents as a “perfect product” so that you can rest assured, your home will sell faster and for more working with our combination of an in house designer and highly vetted stagers. Check out these pages to find see how we’ve helped countless sellers get their home into optimal showing condition, and to see how we’ve presented out current listings.

What does it cost to replace just the countertops?

by Brian Huie on 8/1/2024

Replacing counters has a large range from $2000-18,000

Home buyers frequently tell me they love everything about a particular home, except for the kitchen counters. Perhaps the kitchen has quality cabinets, but the countertop has a granite finish that they don’t love. So, they want to know if it’s possible to replace only the counter tops. Often times, the counters can be replaced without changing the cabinets, but the sink and backsplash may need to be replaced.

During a countertop replacement is the perfect time to consider updating the backsplash, sink, or even the faucet, but depending on the current setup, some of these may be reused if you love what’s already there.

Depending on the type of countertop you select, and the footprint of the cabinets, the price can vary widely. There are tons of materials that can be used to update your homes countertops, and we’ve created a helpful article comparing the pros and cons for your convenience. My recommended countertop fabricator can give you a free estimate once you know exactly what you are looking to replace with, but I’ve seen common figures for the features many of my buyers are looking for in the $4000-7000 range.

Homeowner Question: What is a property setback?

by Brian Huie on 7/24/2024

A setback refers to the distance from your property line where you can legally build any structure.

The most common time you’ll encounter this concept is when building a fence or a shed. The setback may vary with property specifics, but generally one would expect it to be at least 5 feet from the side and back property line, and 20 feet from the front. Before making any plans to build, or modify an existing, structure, find out what your city’s code requires for front, side and back yard setbacks, and if there are any easements on your property, you’ll want to find out how that effects these figures. Some structures, such as an old carport may be grandfathered in if they don’t meet the required setbacks, but may not be allowed future modifications.

Read your city’s code, or speak to an experienced contractor before you start making plans to build or modify your property. Parcel maps online may not show the borders accurately, and any information passed on by prior owners may not be correct. Even if you know the required setback, you should also find out the actual property border through a land surveying contractor before beginning any work.

What is cottage housing?

by Brian Huie on 7/16/2024

“Cottage housing” refers to a type of multi-unit development, not an architectural style.

Although the term cottage probably elicits a certain image in your mind of a charming small, older home. Today, it is more often used to describe a type of development in which several individual homes share some common areas. On the Eastside, this is becoming a more popular concept in a market that is out pricing more traditional single family home buyers.

In the Seattle market this most often occurs when a developer wants to build additional homes on a property that already has one home. They may build a few additional homes, and setup the yard in such a way that each of the homes will share the space in common. This concept of building encourages a sense of community and affordability. Some proponents of this home model also find this to be a more sustainable way to move the industry of home building into the future.

Home seller question: What steps should I take to prepare my home for sale?

by Brian Huie on 7/8/2024

Some common home preparation includes painting the interior and replacing or refinishing floors.

We don’t take a “one size fits all” approach to preparing or recommending preparations for your home sale. Every home has it’s own unique “pros and cons” and maintenance needs. However, there are some areas in which we can generalize what may be important to buyers who will see your home.

For most home buying “micro” markets of our region, buyers are looking for a home that is move-in ready. For many, this means they do not want to paint the home before they move in, but they also don’t want a home with colors that aren’t to their taste (or that has a lot of scuffs and dings on the walls). For this reason, painting the interior of your home is something we frequently recommend. A simple, white “canvas” will attract many buyers looking for a move-in ready home. And, freshly painted walls creates a feeling of a well maintained home, which will help them feel more comfortable with your home.

Another common area that we recommend maintenance or replacement is flooring. Hardwood floors that are damaged or scratched may need refinishing; carpet that is bunching, stained, or worn may need replacement, and floors with other damages or that are very outdated may need replacement.

Although these two areas are common in home sale preparation every home is different. Not all homes needs anything done in the areas of paint and flooring. Some homes have a lot of deferred maintenance that should be addressed before buyers start viewing the home. Some homes are in excellent condition and well maintained, but will be in competition with other homers with newer finishes. There are many scenarios that could affect the specific area we recommend addressing in your home preparation efforts. The sooner you reach out to me, the easier your home preparation process will be, because you’ll have a customized list of options to move forward with.

What can I plant over my septic system?

by Brian Huie on 7/3/2024

A septic system should only have landscaping with minimal roots.

When planning your landscaping over and around your septic system, you should avoid anything with large, woody root systems. This means trees and shrubs should be planted away from your drain field and septic tank. The roots from trees and shrubs can be quite invasive and strong. The roots can damage the septic tank or the the pipes in your septic drainage field.

Instead, opt for low growing plants with smaller root structures. Most commonly planted over septic systems is a grass lawn. The roots of the grass will not invade any of the parts of your septic system. However, it is important to maintain your lawn. Keeping the grass short will allow the drain field to dry naturally, preventing the area from trapping the moisture evaporating form the ground.

If lawn care is too high maintenance for you, or perhaps you are interested in something with flowers there are septic safe lawn alternatives you may consider. A native perennial garden can be a beautiful way to landscape your yard, and there are many such plants that will not harm your septic system. Some native species that are considered septic safe: bunch berry, lady fern, wild ginger, miner’s lettuce, sword fern, deer fern, kinnikkinnik. A cut flower garden may also be a nice option for you- many flowers have shallow root systems, and the foliage isn’t so dense that the area will remain too moist, but be sure to select plantings that won’t require lots of water to reduce the amount of water being added to the area- drought tolerant flowers are ideal. You may consider shallow rooted perennials and flowers for a cut flower garden such as lavender, armeria, Salvia, marigold, periwinkle, calluna vulgaris (heather), coreopsis, blanket flower, and bulbs such as tulips.

Other considerations to plan for if you are creating a new landscape around your septic area: avoid anything that can compact the soil over the drainage field. This means that a patio would not be a good fit for this area. Driveways and other items that a vehicle could access should also be setup away from the septic system to prevent to prevent crushing the pipes of your system. Gardens that require mulch are not suitable for the drain field area, because they retain moisture, rather than letting the moisture evaporate.

Having a septic system shouldn’t prevent you from enjoying the outdoors, it just takes a small amount of research into the effects your plans may have on the system’s functioning, and these tips will get you pointed in the right direction.

Homebuyer Question: What do we do on the final walkthrough?

by Brian Huie on 6/25/2024

In short, the final walkthrough is your chance to check the home’s condition to ensure you are receiving it in the same condition as when you made your offer.

Often times, sellers have moved out of the home before they out it on the market. And, they may have hired stagers. If the home was staged when you initially viewed the home and made your offer, you’ll want to walkthrough each space to check for things like damaged drywall that could have occurred while the stagers were removing their furniture. Things like nail holes from hanging wall art are not considered during this process, as this is considered normal wear and tear. But, if they put a large hole in the wall while going around a corner with the sofa, this is something that is the seller’s responsibility to fix before we close on your home.

Were there any repairs agreed upon in the sales contract (either in your initial offer, or as part of an inspection contingency)? If so, this is your opportunity to make sure they completed all agreed upon repairs.

Additionally, this is an opportunity to make sure everything that is supposed to come with the home is indeed still there. For example, appliances. In our market is is pretty standard for all, or most, major appliances to be part of the sale, and are listed in the sales contract. And, there may be some other non-permanent fixtures in the home that you have requested as part of the sales contract. Or, perhaps, the seller originally intended to keep some special fixtures, and the home was marketed as such- for example, if the seller had an expensive light fixture that they loved, they may market the home as not including that fixture. However, if your offer requested this light fixture remain in the home as part of the sale, and the seller agreed to those terms; then they must leave it behind. During the walk through look for all attached and non-attached items that were marked to be included in the sale in the contract.

In rare situations, new damages that are not the “fault” of the seller may occur during the weeks that the transaction is pending. Although the seller may not have caused the damage, the sales contract stipulates that they are to turn the home over to you in the same condition as when you made the offer, and therefore they are responsible for returning it to that condition. If you notice any issues such as a new leak coming from an appliance, signs of burglary, or other new issues, we will notify the seller’s agent so that they can fix them before closing. If the issues can no be fixed in time for closing, we can requested a delay in closing from escrow.

It is not common that we will encounter an issue during the walk through. However it is for your benefit that the right to a final walk through exists, and knowing what to to look out for will help you to have a smooth closing and key hand off.

Homeowner Tip of the Month: Best way to get rid of ants

by Brian Huie on 6/19/2024

Did you know that there’s a better option than the ant traps available at the hardware store, if you need immediate results?

This product is the best and fastest way to stop most common ants. You’ll likely notice a complete stop within 24 hours of application. A little bit goes a long way, just place a small drop in the area where you already see ants congregating in your home, and if you know where they are entering, place a small drop right at the entrance to that pathway.

It not only kills the worker ants that are entering your home, but they will carry back to the nest and kill the queen.

Homebuyer question: Is it just me or are there less homes available with gas?

by Brian Huie on 6/10/2024

Yes, it’s true that new homes are no longer being built with natural gas. But, if it’s a must, there are still many other homes available with gas.

Washington state is phasing out natural gas in new construction. If you own a home that already has gas appliances, there’s no need to worry, you’ll still be able to use natural gas, and replace those appliances when they break down.

To install gas in new construction homes, the builder must match the efficiency of heat pumps (one of the most efficient sources of heating and cooling) or make up for the difference in other areas of the homes energy efficiency.

However, the Seattle region has been known to have less homes with gas appliances compared to many other regions of the country for many years. Hydro power makes electricity very inexpensive in our region. For those who have been living here for a long time, this change may not affect their choice in homes at all. And, for avid cooks, and prefer gas cooking, this may not be as upsetting as one first thinks - induction cooking is a phenomenal replacement! Induction ranges offer the same instantaneous change in heat, while providing additional safety benefits. Want to learn about induction? I’ve got a comparison of gas and induction cooking here.

Homeowner question: How much will it cost to change my carpet to hardwood or lvp?

by Brian Huie on 5/28/2024

In general, it costs $5-10 per square foot to install hardwood or LVP.

Removing the old carpet is typically an inexpensive portion of the project, with some companies offering a discount on the labor for carpet removal.

The cost of the material can vary widely, with some very inexpensive options costing as little as $1-2 per square foot, but those may not be a quality product. Some of the most expensive products can cost as much as $10-20 per square foot, but in all truth, unless you fall in love with a unique product in that price range, you don’t need to spend that much on your hardwood or LVP floors! There are many quality LVP products available under $5 psf, and many quality hardwoods in the $5-10 psf range. For a basic install, labor may be as little as $2 psf.

Curious about different your flooring options? For more information on flooring types, click here!

May Home Maintenance

Each month, one lucky past client will get their home maintained for free, including professional services, each month! This is our way of not only helping you stay on track to protect the investment you made in your home, but is one of the ways we are showing thanks for your referrals.

This month’s client received garden maintenance, furnace & AC maintenance, and learned how to test their sprinkler system,  

Stay tuned for each month’s home maintenance episode and be on the lookout for an email from Brian, as you could be next!

Breaking down your home maintenance into a small list of tasks each month will make it much more manageable! I’ve created a calendar of tasks I perform on each of my properties by month. This calendar also helps me ensure certain tasks, that need to be done on a specific timeline, are done in time. Follow each month, to ensure you stay on track with your own home, along with me!

Below you’ll find my May home maintenance task list:
1. Preparing garden beds
2. Test Sprinkler System
3. AC maintenance (& furnace maintenance)
4. Vacuum air filters (if you have any- see March home maintenance for how to video)

Home Buyer Question: What is title insurance?

by Brian Huie on 5/13/2024

Title insurance insures your ownership rights to the property against title issues from past owners for as long as you own the home.

The title company will research all records related to the property’s title, and where possible, they will remedy ownership issues, before the title can pass on to the buyers. However, even very experienced title agents may not find every issue. Some title problems may be due to filing errors, forgeries, or undisclosed heirs, and these may be difficult to identify. After the title company finishes the research phase, they will provide a title insurance policy. This policy will help protect you from a variety of issues, should they arise, that might be uncovered after your home sale has closed.

If you are financing your home purchase, there are two title policies that will be included in the sales process. Your lender will require a loan policy of title insurance. This protects the lender's interest in your property until your loan is paid off or refinanced. This policy is purchased by the buyer.

Additionally, an owner’s policy will be purchased- this is the policy that protects you, the new owner. In our market, the seller pays for this policy. 

For more information on common buyer concerns, click here.

Home Seller Question: Should I price my home higher to leave room for negotiations?

by Brian Huie on 5/7/2024

No, in our market this is not a recommended strategy.

In our market, early buyers often start looking at lower price points in hopes of keeping their home price lower. For these buyers it is common to slowly increase the price point they are considering, as they start to better understand what they can get for their money at different price points and as they come to understand what the competition amongst other buyers is like. Because the search apps that buyers use will filter out homes outside of their search criteria, including higher priced homes, these buyers won’t even see your home come onto the market.

Additionally, if a buyer does see your listing, but sees that it is priced higher than other comparable homes, they may elect to skip viewing your home altogether. This could mean missing the perfect buyer for your home!

Listing at the right price is very important in ensuring that your home sells quickly, for more money, and under a sales contract that is safe for you as the seller! Using expert knowledge, Brian will help you find the right listing price and strategy for your unique home. 

For more information on pricing your home, click here.

Home buying question: Do I need an inspection? And, how much does it cost?

by Brian Huie on 4/29/2024

Yes, I always recommend my buyers inspect a home. General home inspections typically range from $400 to $800.

In our current market conditions, most sellers procure their own pre-inspection to provide to buyers. However, even if a buyer is making an offer on a home in which the sellers are providing their own inspection report, I advise my buyers to do a pre-inspection -at least during the first offer the make in order to better understand what the inspection report includes and which items they may consider “serious.” During a slower market, if a buyer is interested in a less competitive home, or under certain other conditions, I may advise my buyers to make an offer with an inspection contingency, instead of inspecting the home prior to making an offer.

Understanding the property you are planning to purchase is important- and this includes understanding costs to bring maintenance up to date, as well as potential minor and major repairs. This not only provides confidence in your decision, and peace of mind. Additionally, many sellers will value an offer in which the buyer has inspected the home, because these buyers are less likely to get cold feet and back out.

The cost of an inspection will vary based on the size of the home. A small condo inspection with an inspection report included will typically cost around $400, with a large home costing as much as $800. Additionally, I recommend scheduling a sewer scope when possible, which is typically around $200-500. 

For more information on home inspections and what they include, click here.

Buyer Question: What is earnest money?

by Brian Huie on 4/15/23

Earnest money is a form of “security deposit” the buyer makes as a show of good faith in the transaction.

The purchase and sale agreement will spell out how much you agree to deposit into escrow, and, the escrow officer will hold onto the funds until closing. The earnest money is disbursed at closing, with it typically going toward the buyer’s closing costs or down payment.

In our market, 5% is the maximum amount buyers can offer. When we are ready to make an offer, I will guide you in determining what amount of earnest money to offer.

If you back out of the transaction for reasons not allowable under the agreed upon contract, you may have to forfeit the earnest money, in which case it may be released to the seller. However, there are a number of potential contingencies we may elect to include in the offer to protect you from this loss. When writing up the offer, we will discuss the contingencies that would be recommended in the situation in which you are making your offer.

For more information about offer strength, click here!

Seller Question: How long will it take to sell my home?

by Brian Huie on 4/10/2024

From reaching out to an agent until closing, can be anywhere from four weeks to one year.

Seller and home preparation is typically the longest part of the home selling process, and we will guide you to create a plan that suits your needs, optimizes your home for the market, and determine the best time to list your home. For some sellers this may take a matter of a couple weeks, and for others this may take several months. For this reason, we recommend reaching out as soon as you start considering selling, this will prevent any surprises in your timeline, and allow you to meet all of your home selling goals. Once you (and your home) is ready, we will begin marketing preparation. This phase takes about 2 weeks, and includes staging, a variety of high quality media, printed materials and more. For most homes in our region, the listing phase (when your home is on the market) goes pretty fast and can be as short as one week. After a buyer goes under contract to buy your home, the sale typically closes in 10 to 30 days-- with most financed homes now only taking 2 weeks to close!

Your timeline, home, and needs may be different. As your agent, my aim is to sell your home quickly, get you the most return on your investment, and help you achieve your specific goals. I will always create a timeline suited to your individual needs. To learn more about the seller timeline, as well as my seller services, check out this page.

Buyer Question: Can I beat a cash offer with financing?

by Brian Huie on 4/1/2024

Yes, most listing agents will advise their seller that underwritten preapproval > cash.

If all other areas of two offers are similar in strength, a knowledgeable listing agent will advise their seller that an offer with financing backed by an underwritten pre-approval is actually safer than the cash offer. Additionally, these buyers close very quickly, often just as fast or faster than a cash offer. 

I recommend that my buyers work with a reputable lender who offer underwritten preapproval. The lender is an important part of our buying team, and one area to consider when selecting your lender is whether they offer this service. By going through the underwriting process before you make an offer on a home, you are showing the seller that you are not only very serious, but also that you are a safe choice, because the lender has already verified that your finances are safe and ready to close on the home. This is distinct from a traditional preapproval, which has not undergone the underwriting process before making an offer.

As opposed to a cash offer, pre underwritten preapprovals have the financial backing of the lending institution to prove their ability to close. A cash offer needs to provide documentation of available funds to purchase, typically a bank statement. Unfortunately for the seller, this means that the buyer could potentially default on the purchase if the funds are moved at any point between obtaining the documentation and closing, because a bank statement is just a snapshot of the account from one moment.

For more information on what a seller will consider when determining how strong a buyer’s offer is, click here.

Seller Question: What happens if a buyer backs out?

by Brian Huie on 3/25/2024

Depending on the contract terms, the seller may keep the buyer’s earnest money.

To protect the seller, and hopefully prevent the buyer from getting cold feet, earnest money is offered.

If the buyer backs out of the transaction, the seller is probably still needing to sell their home. A failed transaction may look risky to other buyers when the home returns to the market, which could drive down the sales price, and/or cause the home to sit on the market for an extended period of time. For this reason as your listing agent, I will advise you on what areas make an offer safer to accept. If something occurs that causes the buyer to back out, the terms of the purchase and sale agreement will determine what happens to the earnest money. 

Here’s a couple of scenarios to illustrate what could happen in the event that a buyer backs out:

1. The buyer deposited 3% as earnest money. Their lender’s appraisal found several issues that the seller could not (or would not) have fixed. Without fixing those issues, the lender cannot approve the loan for this home. The buyer’s offer included a financing contingency, and the failed transaction was to no fault of the buyer. The buyer was able to get the earnest money back. The seller and listing agent decide whether or not to re-list the home.

2. The buyer deposited 3% earnest money. They also had a financing contingency. But, unlike buyer 1, their lender’s appraisal passed with no issues. A week before closing the buyer got scared because they heard the neighborhood had increased crime, and decided they couldn’t complete the purchase. Because the buyer backed out for reasons not included in the contingencies, the seller will receive the earnest money. The seller still deals with the difficulties of re-entering the market after a failed transaction, but the earnest money received hopefully makes this less difficult to handle.

As your listing agent, I will help you prepare your home for the market such that risks of not closing are minimized, we receive more and safer offers to compare, and that the process is as smooth as possible for you.

For more information on what we’ll consider when reviewing a buyer’s offer, click here.

Do I need an inspection, even if I’m buying a new build?

by Brian Huie on 3/17/2024

Yes, even on new construction homes, we always recommend a home inspection.

Often, buyers choose to buy a new build home because they think it will save them money on repairs (or maintenance). And, this is in part true. However, there are hundreds (if not thousands) of builders out there, and they do not all hold themselves to the same standard. 

Unlike older homes, which require owners to disclose any known defects, builders will not disclose known defects, many of which will not surface from a poor build until shortly after you’ve moved in. We can help prevent you from future headaches with a simple inspection. Inspections typically cost $300-800, and a sewer inspection typically costs $300-600.

Even if the builder is not cutting corners, and maintains high standards, there are things that are out of their control. As an example: I once had a buyer purchase a luxury new construction home, and the brand new Wolf range would shut off after about 30 seconds every time the back burners were used- a manufacturer defect. Had it not been caught during an inspection, the builder likely would have had no reason to know of the problem and have the range replaced before closing.

“For more information on home inspections, click here!”