Diego Jaramillo - Houston Real Estate Blog

Remodeling in Houston - Cost vs Value for 2010

Diego Jaramillo — Tue, 19 Jan 2010 15:58:00 GMT

One of the best forms of personal expression when owning a home is remodeling it to your liking. Aesthetic updates provide a sense and feel of “home” by combining creativity and proper workmanship. Homeowners are advised to research the type of improvements prior to implementing them to evaluate the return on your investment. An aesthetic improvement does not always provide the adequate return on investment. A good question to ask is, “Once I do this remodeling project, will I be able to recuperate my investment?”

Project Budgeting

Budgeting is one of the more difficult feats when deciding to do a remodeling project. It is difficult to establish a budget based on a magazine clipping from Architectural Digest or Home & Garden. I recommend creating a remodeling fund for your remodeling “wish list”. It isn’t that common for homeowners to tap into their home equity lately, especially in certain areas, because of the decrease in home and equity values. It is a good idea to discuss your project with your CPA or financial advisor or even a loan officer if you plan on getting a line of credit.

Silent Vs Hard Costs

Homeowners become enamored by images without regard to both hard and silent costs. Hard costs are usually associated with the actual improvement and may or may not include allowances provided for fixtures. Silent costs are usually what hurt homeowners and include unknown damage or deferred maintenance that is not visible. Some silent costs include dry rot, termite damage, mold, wood destroying insect damage, etc.

Selecting a contractor

Many contractors now provide free estimates for your review so take advantage of this. You must be upfront with your contractor and request they provide you a line-itemized estimate. It is unfair to you as a customer to receive a kitchen remodeling project with vague estimate and a ballooned price. Allowing for a detailed estimate per room is something that I encourage my clients to request. A per room estimate will alleviate the headache of rounded numbers for painting, carpentry, plumbing and other repairs.

Most Popular Remodeling Projects in Houston - Cost Vs Value 2009-2010

HOUSTON — MIDRANGE PROJECTS				2009-10 NATIONAL AVERAGES
Job Cost	Resale Value	Cost Recouped	Project	Job Cost	Resale Value	Cost Recouped	Change VS 2008
$41,389	$40,448	97.70%	Attic Bedroom	$49,346	$40,992	83.10%	Up
$12,540	$9,789	78.10%	Back-Up Power Generator	$14,304	$8,428	58.90%	Up
$52,931	$49,010	92.60%	Basement Remodel	$62,067	$46,825	75.40%	Up
$33,188	$22,955	69.20%	Bathroom Addition	$39,046	$23,233	59.50%	Down
$14,109	$11,532	81.70%	Bathroom Remodel	$16,142	$11,454	71.00%	Down
$14,463	$10,011	69.20%	Deck Addition (composite)	$15,373	$10,904	70.90%	Down
$9,773	$7,924	81.10%	Deck Addition (wood)	$10,643	$8,573	80.60%	Down
$70,827	$51,071	72.10%	Family Room Addition	$82,756	$54,051	65.30%	Down
$50,123	$33,538	66.90%	Garage Addition	$58,432	$36,361	62.20%	Down
$26,101	$13,970	53.50%	Home Office Remodel	$28,375	$13,648	48.10%	Down
$52,405	$39,346	75.10%	Major Kitchen Remodel	$57,215	$41,260	72.10%	Down
$88,750	$61,959	69.80%	Master Suite Addition	$103,696	$67,578	65.20%	Down
$20,077	$16,557	82.50%	Minor Kitchen Remodel	$21,411	$16,773	78.30%	Down
$15,148	$10,734	70.90%	Roofing Replacement	$18,731	$13,133	66.60%	Up
$9,365	$7,394	79.00%	Siding Replacement (vinyl)	$10,607	$8,476	79.90%	Down
$66,046	$34,375	52.00%	Sunroom Addition	$73,167	$37,118	50.70%	Down
$139,048	$99,095	71.30%	Two-Story Addition	$156,309	$107,286	68.60%	Down
$9,285	$6,859	73.90%	Window Replacement (vinyl)	$10,728	$8,217	76.60%	Down
$10,168	$7,802	76.70%	Window Replacement (wood)	$11,700	$9,044	77.30%	Down

HOUSTON — UPSCALE PROJECTS				2009-10 NATIONAL AVERAGES
Job Cost	Resale Value	Cost Recouped	Project	Job Cost	Resale Value	Cost Recouped	Change VS 2008
$66,720	$48,807	67.20%	Bathroom Addition	$75,812	$43,888	57.90%	Down
$46,865	$33,724	72.00%	Bathroom Remodel	$52,295	$32,196	61.60%	Down
$35,426	$21,829	61.60%	Deck Addition (composite)	$37,745	$22,934	60.80%	Down
$75,871	$47,310	62.40%	Garage Addition	$87,230	$48,762	55.90%	Down
$105,621	$69,898	66.20%	Major Kitchen Remodel	$111,784	$70,641	63.20%	Down
$203,593	$124,873	61.30%	Master Suite Addition	$225,995	$125,793	55.70%	Down
$29,554	$19,474	65.90%	Roofing Replacement	$35,359	$22,610	60.50%	Down
$12,874	$11,121	86.40%	Siding Replacement (hardiplank)	$13,287	$11,112	83.60%	Down
$11,671	$9,738	83.40%	Siding Replacement (vinyl)	$13,022	$10,285	79.00%	Down
$11,888	$9,378	78.90%	Window Replacement (vinyl)	$13,862	$10,601	76.50%	Down
$15,899	$11,875	74.70%	Window Replacement (wood)	$17,816	$12,738	71.50%	Down

Special thanks to:

MIF Contracting, LLC
Tel: 713-541-4685
Web: www.mifgc.com
Email: mifgc@email.com

Let me show you the way...

I understand that finding your new home is just one of the tasks that face you when you're purchasing a new house. I can assist you in the home buying process which includes offer negotiations, assisting in the inspection and negotiations process after inspections. Beat other home buyers to the hottest new homes for sale in Houston with my New Listings Notifications. You'll receive updates via email to the properties that match your search criteria in the Greater Houston area. Considering selling down the road? Learn the market value of your home with no obligation. An estimate of your home's value will be sent to you by email. Receive a FREE Home Market Analysis via email with up to 4 properties that have sold in the last six months.

Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Cell: 832-282-2069
Online at www.HoustonHeritage.com
Facebook Fanpage: www.DiegoJaramillo.com

Request a Free Market Snapshot!

"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."

Things to consider when doing a walkthrough for New Construction

Diego Jaramillo — Thu, 14 Jan 2010 14:24:00 GMT

Houston real estate has begun to show signs of stability and we are confident that the first quarter of 2010 will bring more new construction. Buying new construction is equivalent to the “new house scent syndrome”. Buyers get too caught up with the thrill of the experience that they forget that this is one of the most important purchases in their life. As such, it is important to see the transaction through with caution and due diligence. It’s not to say that your builder will cut corners but every now and then there are items that fall through the cracks, pun intended.

It is important for buyers to make their own check lists when they do their walkthroughs and make the builder accountable for addressing the items of concern. Creating a checklist will assist you during any walk-through phase to ensure that the work has been completed properly. Feel free to discuss missing items with your Realtor if they were previously negotiated into your contract. Always have a paper trail or email trail of the items of concern and communication between your Realtor and builder/remodeler. If an item or repair you agreed on is missing, write the specific item down and address it in writing. Describe the problem and the location of the item needing repair. The builder/remodeler can answer questions about your home including its use and upkeep. Please remember to keep safety first when inspecting your home and operating the mechanical or electrical systems. Avoid climbing on anything without proper equipment or ladder. If you have a concern after completing the walk-through, notify the builder/remodeler immediately and put it in writing as soon as possible.

Fencing and Retaining Walls: Inspect the fencing. Support posts should be firmly set. Fencing material (planks or wire) should be securely fastened. Metal parts should be free of rust. Check masonry and wood for damage or deterioration.

Landscaping and Planting: Check to make sure all vegetation is alive. Discuss options with builder if you notice vegetation is dying.

Shutoff/Cutoff Valves and Main Breakers: Locate and become familiar with the operation of all shutoff and cutoff valves for gas and water as well as the main breakers for electricity.

Exterior Concrete Slabs: Inspect concrete for exposed steel or damage. New concrete slab should not be cracking.

Exterior Doors: Inspect doors for damage. Doors should open and close with ease and locks should be operational. Inspect doorbells for proper operation. Open French doors or sliding doors to test.

Stone and Masonry: Inspect stone and masonry for damage or missing mortar. Inspect stucco for discoloration or damage.

Exterior Paint and Stain: Inspect paint and stain for discoloration or shade variation. Paint and stain should adequately cover required surfaces. Inspect for overspray onto other surfaces and report to builder. Inspect painted and stained surfaces for damage.

Roof/Gutters and Downspouts: Visually inspect roof, gutters and downspouts for any damage. Perform the inspection from ground level only; do not walk on the roof.

Garage Doors: Inspect garage doors for damage. Operate the garage door to make sure the door stays on its track and opens and closes completely. Test safety stop feature using a box or brick.

Stairs and Railings: Inspect surfaces for exposed steel, protruding objects or damage. Check that stairs and railings are secure. Listen for unusual popping or creaking.
Manuals and Warranties (Range or cook top, Refrigerator, Oven, Water Heater, Ice Maker, Microwave, Air Conditioner, Irrigation System, Elevators etc.): Have all owner manuals and warranty information on new operating systems and appliances been provided?
Keys and Garage Door Openers: Make sure you receive all keys and garage door openers been provided and that they are operational.
Interior Doors: Inspect doors for damage. Doors should open and close smoothly. Check for door stops and request them if missing.
Specialty Doors: Inspect sliding and pocket doors for proper operation. They should slide easily, stay on their tracks and latch easily.
Carpet: Inspect carpet for stains, spots, or any damage. Carpet should be securely attached. Make sure there is no squeaking when walking.
Vinyl: Inspect vinyl flooring for stains, bubbles, depressions, ridges or damage.
Flooring: Inspect wood flooring for damage and consistency in stain. Inspect concrete floors for damage.
Grout: Inspect grout for discoloration or cracking especially in bathrooms.
Countertops: Inspect all countertop surfaces and edges for any damage or missing caulking. Also make sure to check for cracks or chips on countertops and address options with builder.
Drywall: Inspect ceilings and walls for sagging, bowing, visible nail heads or any damage. Make sure texture has been properly applied, primed and painted.
Interior Paint and Stain: Inspect paint and stain for discoloration or shade variation. Paint and stain should adequately cover all surfaces. Inspect for overspray onto other surfaces. Inspect painted and stained surfaces for damage.
Interior Ironwork: Inspect ironwork for rust on surfaces.
Mirrors/Interior Glass/Shower Doors: Inspect for secure installation or damage.
Windows: Inspect windows for damage. Windows should open and close without difficulty. Inspect screens for any damage.
Skylights: Visually inspect for signs of leaks or any damage.
Electrical Fixtures: Inspect fixture surfaces, switch and plug covers for any damage.
Electric Panels: Inspect to ensure that the breakers are in panel boxes and are properly labeled.
Lighting: Check fixtures to determine if light bulbs are in place, fixtures are operating properly and for damage.
Communications (Television, Cable, Internet, and Telephone): Inspect all communication cover plates and fixtures for damage.
Bath Accessories: Inspect toilet paper holders and towel bars for secure installation and for damage
Ceiling fans: Check fixtures to determine that all functions are operating properly and check for damage.
Plumbing Fixtures: Inspect plumbing fixtures for secure installation, stains or damage.
Toilets: Inspect toilets for secure installation or damage. Water should not be running continuously.
Closet Shelving: Inspect shelving and rods for secure installation. Brackets that support shelving and rods shall be installed no more that four feet apart.
Heating and Cooling Systems: Inspect filters and thermostats. Make sure they are securely attached.
Fireplaces and gas logs: Inspect all visible components of the f replace and chimney. Note any damage.
Cabinets: Inspect cabinets for damage and proper alignment.

Let me show you the way...

Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Cell: 832-282-2069
Online at www.HoustonHeritage.com
Facebook Fanpage: www.DiegoJaramillo.com

Request a Free Market Snapshot!

"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."

Houston Downtown Restaurant List

Diego Jaramillo — Wed, 21 Oct 2009 21:47:00 GMT

Everyone who knows me clearly knows that I’m no stranger to food. Houston is one of those cities with exceptional culinary extravaganzas and delicious eateries. From restaurants with lavish settings to giant aquariums, you’ll usually find somewhere to delight your senses. To delight your palate, sample the refined cuisines of area chefs from specialties ranging from American to Indian to South American food. Because we know and service the Houston area and Houston Inner Loop, here is a little list of Houston Downtown restaurants and eateries for your leisure.

Dining Out in Houston Downtown

Angelo’s Italian	711 Main	713-225-3500
Azuma Sushi & Robata Bar	909 Texas	713-223-0909
Bangkok Room Lounge	914 Main	713-658-0950
Birraporetti’s Italian	500 Louisiana	713-224-9494
Bistro Lancaster	701 Texas	713-228-9502
Cabo Mexican Grill	419 Travis	713-225-2060
Café Express	650 Main	713-237-9222
Charivari Restaurant	2521 Bagby	713-521-7231
Chipotle Mexican	909 Texas	713-225-6633
Cielo Mexican	300 Main	713-229-9500
Downtown Aquarium	500 Dallas	713-223-3474
Downtown Hunan Café	613 Clay	713-759-0515
Farrago	318 Gray	713-523-6404
Flying Saucer Pub	705 Main	713-228-7468
Franks Pizza	417 Travis	713-225-5656
The Grove	1611 Lamar	713-337-7321
Guadalajara del Centro Mexican	1201 San Jacinto	713-650-0101
Hard Rock Café	570 Texas	713-227-1392
House of Blues	1204 Caroline	713-652-5837
Hunan Downtown Chinese	812 Capitol	713-227-8999
Jimmy John’s Gourmet Deli	820 Main	713-222-9995
Little Napoli Italian	1001 Texas	713-225-3900
McCormick & Schmick’s	1201 Fannin	713-658-8100
Mia Bella Italian	320 Main	713-237-0505
Morton’s Steakhouse	1001 McKinney	713-659-3700
Red Cat Jazz Café	924 Congress	713-226-7870
Sambuca Jazz Café	909 Texas	713-224-5299
Table 7 Bistro	720 Fannin	713-227-4800
Timpano Chophouse & Bar	610 Main	713-223-2622
Vic & Antony’s Steakhouse	1510 Texas	713-228-1111
Zula New America	705 Main	713-227-7052

For other things real estate, let me show you the way...

I understand that finding your new home is just one of the tasks that face you when you're purchasing a new house. I can assist you in the home buying process which includes offer negotiations, assisting in the inspection and negotiations process after inspections. Beat other home buyers to the hottest new homes for sale in Houston with my New Listings Notifications. You'll receive updates via email to the properties that match your search criteria in the Greater Houston area. Considering selling down the road? Learn the market value of your home with no obligation. An estimate of your home's value will be sent to you by email. Receive a Complimentary Home Market Analysis via email with properties that have sold in the last six months.

Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Tel: 713-980-5115
Online at www.HoustonHeritage.com

Visit my Blog at www.TheHoustonBlog.com

Visit Facebook Fanpage: www.DiegoJaramillo.com

Request a Free Market Snapshot!

"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."

Residential Real Estate Inspections in Texas

Diego Jaramillo — Tue, 20 Oct 2009 18:11:00 GMT

Inspections are an essential component of the Due Diligence period during your Houston home buying experience. The Due Diligence period is also known as your Option Period or Termination Period. This period provides buyers with the unrestricted right to terminate their contract. One major item to take care of during this Due Diligence period is a residential real estate inspection. Sometimes negatively referred to as “deal killers”, inspections are an essential part of your discovery and negotiations. Inspection reports should point out the various aspects of the property condition beyond the more obvious visual evidence.

Different types of inspectors

Professional Home Inspector
Engineer/Forensic
Wood Destroying Insect (WDI)/Termite
Mold
Stucco/EIFS
Thermal Imaging/Energy Audits
Well & Septic
Swimming Pool
Lead Based Paint
Environmental/Phase

Selecting and Scheduling Inspectors

Ask Questions
Cost Estimate
Who and When

Questions to Ask an Inspector

How long have you been in business?
How many inspections do you schedule a week?
How long is your average inspection?
How soon can I schedule my inspection?
How fast can I get my report?
What format do you send your report in?
How many pages is your average report?
What areas do you service or are most familiar with?
What is included in the price you quoted?
Are there any discounts available?
How many inspectors work with you?
Do you carry insurance?
Do you have a Supra access key?

Property Inspection Reports

Checklist (lease informative)
Narrative Report
Combination of both including COLOR pictures of property and defects

Rules and Standards of practice required of Inspectors

Texas Administrative Code – Title 22 – Part 23 – Chapter 535 – Subchapter R – Section 535.206 – Section 535.233

Recommended forms pertaining to Property Condition that could be added to contract

For Your Protection Get A Home Inspection (TAR 1928)
Inspector Information (TAR 2506)
Texas Real Estate Consumer Notice Concerning Hazards and Deficiencies (TREC OP-1)
Environmental Assessment, Threatened or Endangered Species, and Wetlands Amendment (TAR 1917)
Broker Notice to Buyer/Tenant (HAR 410)
General Information and Notice to a Buyer (TAR 1506)
Information About Property Insurance for a Buyer or Seller (TAR 2508)
Information About Special Flood Hazard Areas (TAR 1414)
Protecting Your Home From Mold (TAR 2507)
Notice of Information From Other Sources (TAR 2502)

Standard Property Inspection Report and Other Property Inspection Forms

Form #	Form Caption
REI 7-2	Property Inspection Report
REI 7A-1	Property Inspection Report
REI 1-3	Inspection Log
OP-I	Texas Real Estate Consumer Notice Concerning Hazards or Deficiencies

Getting what you pay for

Remember the saying...."you get what you pay for"? I find it to be very true with residential home inspections in Houston. A very basic inspection is about 6 pages long using the promulgated forms provided by TREC. Inspection reports in Houston range about $250 to $500 for residential properties under 3000 sq. ft. homes. A less detailed inspection report may save you some money but may cost you later in unreported items that could have easily been reflected on a more thorough report. I ask buyers to insist their reports be in full color (NO FAXES) and in PDF format. I enjoy receiving 30-40 page reports to review with buyers that detail condition of the property and the inspector’s professional observations. A great inspection report allows buyers to negotiate (unless foreclosure/REO) repairs or receive seller contribution towards buyer’s closing costs.

Let me show you the way...

I understand that finding your new home is just one of the tasks that face you when you're purchasing a new house. I can assist you in the home buying process which includes offer negotiations, assisting in the inspection and negotiations process after inspections. Beat other home buyers to the hottest new homes for sale in Houston with my New Listings Notifications. You'll receive updates via email to the properties that match your search criteria in the Greater Houston area. Considering selling down the road? Learn the market value of your home with no obligation. An estimate of your home's value will be sent to you by email. Receive a Complimentary Home Market Analysis via email with properties that have sold in the last six months.

Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Tel: 713-980-5115
Online at www.HoustonHeritage.com

Visit my Blog at www.TheHoustonBlog.com

Visit Facebook Fanpage: www.DiegoJaramillo.com

Request a Free Market Snapshot!

"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."

My name is Diego and I'm an email junkie

Diego Jaramillo — Fri, 16 Oct 2009 14:21:00 GMT

The time of reckoning has come, as I stand in front of the room and state, "My name is Diego and I'm an email junkie". The 8X8 or 33 touch program unfolds as I start to acknowledge the symptoms and the inception of my addiction. An epiphany of sorts clears my mind as I identify the source of my addiction...I'm a Realtor® in Houston, TX. I am spending more time being "connected" and checking email these days. Houston real estate has started to show signs of a healthier market coming in the near future and it is important for me to offer listings and information via email. Is it a sign of better times to come?

As Realtors, we see the need to constantly be in front of someone via phone, in person or electronically (email, text, social media, blogs). Yet email has its place among one of the most useful means of contact with clients, colleagues and prospects. It is amazing what a simple personalized two line note saying "I was thinking of you" means to our sphere and clients. Or perhaps the evite that reads, “Please come to my client appreciation gathering.” The emails keep stacking with active negotiations, due diligence, attachments and advice that we provide our clients. Scanned documents alleviate the paper documentation and make the intent of going paperless.

Agents who understand online lead generation will be able to empathize with me. Everyone we meet goes into a database where we can establish email campaigns related to their specific needs. We then also place them into an email group for when we have those great PDF's or scanned documents we feel they "must" have. We email them market snapshots, market activity, home listings, area demographic reports, tax reports, etc to keep them informed. We are their Houston real estate resource and their one stop shop. Touch systems are very important to be followed up with phone calls but as people have busier lives, it is easier to follow up via email or when you see them on Facebook. Incubation normally takes 6-8 months on average for online leads as they tend to be more educated and informed of the general areas and criteria or want to take their time to explore Houston areas.

Remember to answer your emails and website inquiries...they can sometimes uncover the unexpected. The buyer who accidently asked to get information for $2 Mil homes that closed six months later on their $250k home and referred you three friends who you've now closed in similar price ranges. The follow through is important and sometimes email is all you have to go by until they are comfortable enough to give you their phone number. Until such time, I will continue to be a Houston real estate email junkie and provide as much information to buyers and sellers looking for an agent who is just as connected as they are.

Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Tel: 713-980-5115
Online at www.HoustonHeritage.com

Request a Free Houston Market Snapshot!

"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."

Why Use FHA?

Diego Jaramillo — Tue, 13 Oct 2009 18:25:00 GMT

Why use FHA?

Buyers need to have a better understanding of FHA financing solution and confidently see it as a viable option. First time home buyers especially can use FHA financing to their advantage because of the flexibility and accessibility of it. So, what is FHA financing? How can you inform yourself about it?

A few tips on FHA:

FHA has been around since 1934
FHA was created to stabilize the US economy during the Great Depression
Millions of home buyers have used FHA loans in every state

Is FHA still relevant in 2009?

FHA will likely be used on more homes in 2009 than any other loan solution.
FHA has been used in every market - soft or not.
FHA is buyer and seller friendly.

High Points: Buyer Perspective

Investment Requirement is low (only 3.5% down payment)
May use gift for entire investment
Gift income from family, employer, or other sources
Generous qualifying ratios
- 33 Housing (Newer Home)
- 45 Total Debt (Newer Home)
- 31 Housing (Older Home
- 43 Total Debt (Older Home)
Expanded ratios with an AUS approval
Minimum 620 Credit Score
Properties built before 1978 must have lead based paint disclosure
Investor driven (FHA supported)
Credit and Bankruptcy
- Approval Chapter 7 Bankruptcy in 24 months with re-established credit.
- Approval Chapter 13 Bankruptcy in 12 months with re-established credit.
Non Occupying Co-Borrower can help
- Occupying borrower does not need income, employment or assets.
- This is often used by parents helping their children buy first home.
Certain repairs/improvements can be financed into purchase (203K Streamline)
Energy efficient items may be financed into the purchase transaction.
Eligible on 1-4 family home purchases
Eligible on condominium purchases
- 51% Owner Occupancy Required
Great interest rates available
15 year and 30 year terms available
ARMS with caps:
- 1% annual
- 5% life of loan
Temporary interest rate buy downs
- Lowers payments in first few years
- Must qualify at note rate however
Refinancing
- Borrower may be able to refinance to a lower interest rate without credit or appraisal
- FHA may help homeowner in financial distress
  - Loss Mitigation
  - Partial Claims
  - Pre-foreclosure sale
  - Deed in lieu of foreclosure

High Points: Seller Perspective

Increased the number of buyer prospects.
No requirements for the seller to pay any special closing costs (same as conventional).
Takes no additional time for appraisal or processing.
No additional paperwork.
Properties built before 1978 must have lead based paint disclosure
Seller can contribute to buyer's transaction costs and reduce total cost for buyer.
Seller can fund a temporary interest rate buy down.
- This helps reduce the monthly payment making the purchase more affordable during the first few years.
Repairs can be financed
- Some repairs can be taken care of after closing.
- This helps sellers that can't afford to repair the property before closing.
FHA appraisers are selected rather than assigned.
- This helps keep the appraisal process competitive
- Cosmetic repairs are no longer required.
- Repairs concerning health and safety are required.
FHA appraisals are now like conventional appraisals.

Take advantage of FHA when making your offers

•· 203B for Single Family Homes

•· 234C for Condos

•· 203K Rehab (Streamline)

Seller Contributions

Seller may contribute up to 6% (higher contributions are possible but generally not practical)
Contract should state the contribution will be applied to buyer's closing costs in the following order:
- Recurring transaction cots (escrow items like home owner's insurance, property taxes)
- Discount points and buy down funds
- Non-recurring transaction (appraisal, credit report, processing fee and related title work)

Personal Property

The sales contract should not reflect the sale of the personal property.
- If contract reflects personal property, the impact can be mitigated by including it in a separate addendum for Non-Realty Items.

Additional Forms

FHA Real Estate Certification
HUD Amendatory Clause
HUD Inspection Disclosure

A special thanks to:

Roger Ryman
Certifed Mortgage Planner
Prime Lending
550 Post Oak Blvd Ste. 350
Houston, TX 77027
713-446-9666 Cell
rryman@primelending.com

Let me show you the way...

Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Cell: 832-282-2069
Online at www.HoustonHeritage.com

Request a Free Market Snapshot!

"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."

A Snapshot of Houston Real Estate in 2009 Q2

Diego Jaramillo — Fri, 09 Oct 2009 19:21:00 GMT

The national news tends to make investors uneasy, sellers relentless and buyers get off the bus and throw their hands in the air. As dismal as the present economy on a national level, Houston real estate is coasting by. In part due to one of the largest medical centers in the world, it being the energy capital and being located in one of the healthier states. We take center stage with recent announcements from MetroStudy for 2009 Q2 and I was all smiles. Here's my blog to boast about Houston *grin*.

Different market studies were presented at a recent commercial training at South Texas College of Law for brokers and attorneys. It was of course the "state of the union" for Texas as a whole and highlighting Houston's impact in this present market. We had a good KW Commercial turn out representing our market center, The Metroplitan. There were some very prominent speakers ranging from Oil & Gas, Economists to Bankers and Developers. A great presentation was one provided by Dan Bellow from the Greater Houston Partnership and the topic was "Where's the Business & How to Get It!". Browse through the recent Houston Headlines and preview the unveiling of the Certified Property Program, an industry leading certification that will expedite relocation/expansion process and reduce the risk associated with the unknown.

You think Real Estate is bad here in Houston????? Hmm...let's review.

The statistics provided from MetroStudy for 2009 Q2:

1. 25,000 new construction homes sold in last 12 months in Houston

2. Only 19,000 new homes are being built presently (we're hoping to see this increase)

3. Houston-Sugar Land - Baytown, TX population growth 1,012,726 that's 21.5% GROWTH RATE from 2000-2008 (we're #4)

4. There's an estimated 5.8 million living in the Greater Houston Area.

5. Houston-Sugar Land - Baytown, TX population growth 130,185 that's 2.3% GROWTH RATE JUST FOR 2008 (we're #2)

6. Houston ranks NUMERO 1 in MSA Rank - Permits of most ACTIVE New Home Markets in US! (19,339 Annual SF Starts/Permits)

7. Houston saw 55,000 new apartment complexes in last 3 years

8. Class B apartment occupancy is over 90% in Houston

9. Metrostudy showing Houston Single Family Homes per MLS getting stronger since July 2009.

10. Distressed residential properties is 17% VS 37% in January 2009 in Houston (FHFA)

TOP 10 COMMUNITIES IN GREATER HOUSTON 2009 Q2:

1. The Woodlands - 810 Closings

2. Cinco Ranch - 721 Closings

3. Telfair - 440 Closings

4. Shadow Creek Ranch - 390 Closings

5. Sienna Plantation - 317 Closings

6. Eagle Springs - 297 Closings

7. Westheimer Lakes - 290 Closings

8. Riverstone - 275 Closings

9. Kingwood - 258 Closings

10. Fairfield - 221 Closings

HOUSTON in the MEDIA for 2009!!

"Best City to Get Ahead"
Forbes.com - June 19, 2009
"Top Metro in the Nation
(For Corporate Expansions & Relocations)"
Site Selection Magazine - March 2009
"Best City to Live, Work and Play"
Kiplinger's Personal Finance - July 2008
"Top U.S. Manufacturing Cities"
Manufacturers' News Inc.
(as reported in the Houston Business Journal) - May 19, 2009
"Best City to Get Ahead"
Forbes.com - June 19, 2009
"Top Metro in the Nation
(For Corporate Expansions & Relocations)"
Site Selection Magazine - March 2009
"Best City to Live, Work and Play"
Kiplinger's Personal Finance - July 2008
"Top U.S. Manufacturing Cities"
Manufacturers' News Inc.
(as reported in the Houston Business Journal) - May 19, 2009

Selected 2009 Announcements by Greater Houston Partnership

Anheuser Busch, malt beverages
$100 million to modernize Houston operations, retaining 700 existing jobs
Farouk Systems, hair care products
1,000+ jobs as manufacturing relocated from China and South Korea
Grocer Supply, food wholesaler
$150 million to improve efficiencies to its Houston facilities
HP, information technology
$196 million in a new Houston-area data center.
NATCO Group, wellhead equipment and services
$9 million R&D center and 25 new employees
URS Corp, engineering
Consolidating into Houston, employment to exceed 1,000 by year's end

Let me show you the way...

I understand that selling your home is just one of the tasks that face you when you're selling a house. I will help you decide which specific projects will maximize your home's sale price. I can assist you in the home selling process which includes offer negotiations, assisting in the inspection and proactive marketing. Buying? Beat other home buyers to the hottest new homes for sale in Houston with my New Listings Notifications. You'll receive updates via email to the properties that match your search criteria in the Greater Houston area. Considering selling down the road? Learn the market value of your home with no obligation. An estimate of your home's value will be sent to you by email. Receive a FREE Home Market Analysis via email with up to 4 properties that have sold in the last six months.

Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Cell: 832-282-2069
Online at www.HoustonHeritage.com

Request a Free Market Snapshot!

"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."

Texas First Time Homebuyer Program

Diego Jaramillo — Mon, 24 Aug 2009 00:58:00 GMT

First time home buyers have the opportunity this year to purchase a single family home using several national and state incentives. These incentives include the $8000 tax credit, MCC credits, gift contributions and low FHA downpayment requirements. One such item I'd like to talk about today is the TDHCA 90-Day Down-Payment Assitance Program.

The Texas Department of Housing and Community Affairs (TDHCA) has recently released a Down Payment Assitance Program called TDHCA 90-Day DPA. The program allows a first time homebuyer to monetize the $8000 tax credit and apply it to the down payment and closing costs. What is important to note is that the funds are First Come, First Serve. The funds available are $5 Million earmarked to this program. The Texas First Time Homebuyer Program website shows the three main Texas Programs - Down Payment Assistance Program, The Texas Mortgage Credit Program, and the recent TDHCA 90-Day Down-Payment Assitance Program.

The Down Payment Assistance Programs were created to monetize the Federal First Time Homebuyer Tax Credit enacted within the American Recovery and Reinvestment Act of 2009. The $8000 credit of course is to be used towards down payment and closing costs. The Texas Mortgage Credit Program reduces a family's federal income tax obligation. The best thing about the tax credit is that it is valid for the life of the loan as long as the borrower occupies the property as their primary residence.

Important Points

Funds Available: $5 Million, First Come, First Serve
Available only for FHA 15 and 30 year fixed rate first lien mortgage loans
Can extend your closing to 45 days instead of a 30 day close

Federal First Time Homebuyer Requirements

First time homebuyers purchasing a home - new or resale that will be used as a principle residence. Includes single family detached homes, attached homes like townhomes and condominiums.
First time homebuyer is a buyer who has not owned a principal residence during the 3 year period prior to the purchase. For married taxpayers, the law tests the homeownership history of both the home buyer and his/her spouse.
Home purchase must occur on or after 01/01/09 and before 12/01/09. The purchase date is the date when closing occurs and the title to the property transfers to the homeowner.
Income limit for single taxpayer is $75,000.
Income limit for married taxpayers filing a joint return is $150,000.

Eligible Properties

All single family, condos and townhomes
Manufactured housing and cooperatives are not allowed

Income Limits

Single taxpayer is $75,000.
Married taxpayers is $150,000.

Credit Requirements

Minimum credit score of 620 is required for FHA

Useful Links

The Texas First Time Homebuyer Program

Program Guidelines and Additional Information (PDF)

A special thanks to:

Darrell Clifton
Certifed Mortgage Planner
Prime Lending
550 Post Oak Blvd Ste. 350
Houston, TX 77027
832-275-9161 Cell

Let me show you the way...

Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Cell: 832-282-2069
Online at www.HoustonHeritage.com

Request a Free Market Snapshot!

"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."

Rent/Lease Reduced on 5302 Perrington Heights Ln in Galleria

Diego Jaramillo — Sun, 23 Aug 2009 20:42:00 GMT

Galleria, Houston - Announcing a rent/lease reduction on 5302 Perrington Heights Ln, a 3,462 sq. ft., 4 bath, 3 bdrm townhouse "Georgian". Now MLS® $3,200 USD Monthly - Great Price in Galleria.

Property information

Price Reduced on 5302 Perrington Heights Ln in Galleria

Diego Jaramillo — Sun, 23 Aug 2009 20:26:00 GMT

Galleria, Houston - Announcing a price reduction on 5302 Perrington Heights Ln, a 3,462 sq. ft., 4 bath, 3 bdrm townhouse "Georgian". Now MLS® $3,200 USD - Great Price in Galleria.

Property information

Rent/Lease Reduced on 1441 EAST ST #309 in Heights

Diego Jaramillo — Fri, 21 Aug 2009 04:10:00 GMT

Heights, Houston - Announcing a rent/lease reduction on 1441 EAST ST #309, a 1,002 sq. ft., 2 bath, 2 bdrm single story "Art Deco Condo". Now MLS® $1,225 USD Monthly - Great Condo Rental Price!.

Property information

Understanding Prequalification vs Preapproval

Diego Jaramillo — Fri, 21 Aug 2009 03:58:00 GMT

Buyers are often misinformed or unaware of the difference between being prequalified and being preapproved. As the mortgage industry changes, you hear about new lending and appraisal practices that add to the confusion. Credit score requirements and interest rates have seem to be on the rise which of course seems to make things more confusing.

Prequalified vs Preapproved

Prequalified – review of credit, income and assets
Preapproval – run through Automated Underwriting and review of credit, income and assets.

Is it a real approval?

Is the prequalification or preapproval worth the paper it’s written on and what should my agent check? We call the loan officer to confirm a few things including:

Are we able to reach him/her in a timely manner?
What is there opinion of the quality of the applicant?
Did they actually review the income, assets and credit?
Get a feel for the situation….never assume!

FHA – Easiest to qualify

Credit – 620 Minimum
Income – higher DTI’s (Debt to Income)
Assets – all money can come from gift
MI (Mortgage Insurance) – automatic if approved

Conventional – If less that 20% down, most difficult to qualify for

Mortgage insurance is required if less than 20% down payment is made.
Credit score must be 680+
DTI must be 41% or lower
2 Months reserves
Tradeline requirements (4 trades 12-24 month review on credit report)
Appraisal torn to shreds by MI Underwriting
All these requirements go away if you put 20% down payment

Appraisals

Home Valuation Code of Conduct (HVCC)
1. Became effective May 1st, 2009
2. Loan originators have no contact or control of their appraisals anymore
3. Large banks having issues – no control, no flexibility
4. Who we protect our listings:
  - We remove from showing service
  - Meet the appraiser and present comparables
  - We advocate for the seller
5. FHA – No issues in changes but watch out for safety issues
  - Missing appliances, no flooring, badly ripped carpet, exposed wires, security bars, badly peeling paint (is it lead based paint?), roof damaged or end of life, structural concerns, badly rotted wood.
  - Is it liveable?
  - Red Flag for FHA – “Fixer Upper”

HERA

HERA stands for Housing and Economic Recovery Act
Became effective July 30, 2009.
Upfront fees cannot be collected until the disclosures are received.
After contract we must wait 8 days prior to closing after initial disclosures.
If rate changes by .125% or more, must re-disclose and wait 3 days to close.
No Big Deal if you are working with a professional!

A special thanks to:

Roger Ryman
Certifed Mortgage Planner
Prime Lending
550 Post Oak Blvd Ste. 350
Houston, TX 77027
713-446-9666 Cell
rryman@primelending.com

Let me show you the way...

Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Cell: 832-282-2069
Online at www.HoustonHeritage.com

Request a Free Market Snapshot!

"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."

Luxury Leases in Houston, TX

Diego Jaramillo — Tue, 04 Aug 2009 20:43:00 GMT

Houston real estate is definitely on the rise. Our numbers are getting stronger and the median price range in the upper 160's is getting national interest. Yes, our median price range is not as high as other markets but we aren't just an affordable housing market. The Houston luxury real estate market has slowed down slightly in sales but leases are on the rise. Many luxury buyers are taking interest in holding off on their investment and deciding to pursue a lease without sacrificing the amenities.

Luxury leases have it all...granite or marble countertops, large square footages, multiple bedrooms (3+) and other amenities. Some Houston luxury condos and highrises feature skyline views of Uptown/Galleria as well as unobstructed views of the Houston Downtown skyline. Other possible amenities with larger single family homes include game rooms, media rooms, kosher kitchens, larger lot sizes and much more. Price ranges for luxury homes range into the several thousands per month up to the most expensive home presently offered for lease at $20,000 per month in Houston.

How do potential luxury tenants start their leasing search for Houston luxury lease? I highly encourage an initial phone conversation versus email to establish a search criteria. A list of available properties matching the initial search criteria for lease is sent via email. A formal meeting is scheduled to discuss the and pre-qualify the tenant and run a background check prior to viewing homes. Many luxury lease listings in Houston require the tenant to have proof of funds and/or a pre-qualification letter from a loan officer to prove income and financial liquidity. A credit report is requested for every adult occupying the property to present along with the lease application.

Corporate luxury leases tend to be easier because the company will present documentation stating financial responsibility for the lease. It is not uncommon to see companies bring management staff to Houston and place them in a luxury lease prior to purchase. Luxury condos are common for such companies because they provide the amenities of media rooms, pools, spas, wine rooms, gyms and more.

Let me show you the way...

I understand that finding a luxury lease in Houston is time consuming. I can assist you in the home leasing or buying process which includes offer negotiations and negotiations. Beat other home buyers to the hottest new homes for lease in Houston with our New Listings Notifications. You'll receive updates via email to the properties that match your search criteria in the Greater Houston area. Considering selling down the road? Learn the market value of your home with no obligation. An estimate of your home's value will be sent to you by email. Receive Your Complimentary Home Market Analysis via email with up to 4 properties that have sold in the last six months.

Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Cell: 832-282-2069
Online at www.HoustonHeritage.com

Request a Complimentary Market Snapshot!

"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."

Veterans Buying Wheelchair Friendly Homes

Diego Jaramillo — Sat, 23 May 2009 14:59:00 GMT

We are thankful for our men and women of service and remember them continuously. Veterans also hold a special observance and admiration for their service and valiant efforts. Veterans in the state of Texas that are wheelchair enabled or with special needs can finance through the VA (Veterans Administration). When considering looking at homes it is important to make sure the dwelling qualifies for any monies that the administration may provide for remodeling if the veteran is wheelchair enabled. I will guide you through the VA rules for single family homes, condominium and townhouses that will assist in the future home purchase in Houston.

RAMPS AND WALWAYS

Most homes must have two ramps and/or walkways that are:

Suitable for ingress and egress.

Area at opposite ends of the home.

At least one of the two ramps must:

Be freewheeling needing no mechanical device to move the wheelchair between levels.

Provide a direct means of emergency egress from the adaptive bedroom area.

Be clear of potential fire hazards.

Ramps and walkways must be:

Permanently installed

Covered with adequate overhang for protection against inclement weather.

A minimum of 3 feet 6 inches wide for existing construction.

A minimum of 4 feet for new construction.

Slope of ramp, walkway and driveway

The ramp, walkway and driveway must have a slope of 8% less. The calculation for an 8% slope is: for every 1-inch of rise (height) there must be 12.05 inches of run (length).

Lifts and elevators

If a mechanical device is needed to move the wheelchair from one level to another, a battery or generator back-up unit must be installed.

Treatment of walkways and ramps

Non-slip finish will include, but is not limited to broomed finishes of concrete surfaces, built in electric coils (¼ inch spacing between decking boards), and metal grating.

Ramp and Curb Guards

The ramp or walkway must have curbs or guards if a handrail is installed. The curbs must be on both sides of the ramp or walkway, a maximum height of 5 inches, and have weep holes for drainage.

The guards must be a maximum of 5 inches, a minimum of 1 inch drainage space between the ramp/walkway deck and the bottom edge of the guard.

Connecting walkways and ramps to garages and carports

Walkways and ramps must be installed if the garage or carport is detached from the home and be covered to protect the veteran from exposure to inclement weather.

Ramp and walkway handrails

The ramp or walkway must have a handrail if a hazard is observed. The handrail must:

Be installed on both sides of the ramp or walkway.
Be a height of 2 feet 6 inches to 2 feet 8 inches.
Have a Hand Grip of 1-1/2 inch to 2 inches in diameter.
Be a minimum of 1-1/2 inch to maximum of 2-inch clearance from any mounting surface.
Be smooth, continuous, and uninterrupted in the vertical or horizontal plane.
Be turned down or turned into the parallel wall to avoid dangerous projections.
Extend a minimum of 1 foot beyond the end of any stairway or ramp ending.

Ramp and walkway platforms

The ramp and walkway platforms must:

Be provided at all wheelchair entrances.
Be equal in height to the house floor level at wheelchair entrances.
Be a minimum of 5 foot by 5 foot in size.
Be constructed of non-slip materials.
Be provided every 30 feet of the ramp or walkway.
Be provided at any 90-degree turn in the ramp or walkway.
Be reasonably level with a maximum slope of 1/8 inch per foot for drainage.
Have a clear area of 1 foot 6 inches of width beside the door entrance opposite the hinge.
It must be unobstructed.

DOORWAYS

All doorways, including patio doors that are wheelchair ingress/egress passageways must be:

· Be a minimum of 36 inches wide.

· Must be easy to open.

· Note: a patio door must be the minimum width of 7 feet wide to accommodate the 36 inch opening.

· If there is a threshold installed, it must be beveled and have a maximum height of ½ inch.

· If there is a mailbox and/or a door bell installed they must be mounted at the height not less than 3 feet and not more than 3 feet 9 inches.

· A variation to the width of the doorway requirement is the minimum width of 32 inches allowable if it is not feasible to widen the doorway to 36 inches in width.

· Ingress/egress doorways to wheelchair ramps or walkways must always be a minimum of 36 inches wide with no allowable variation.

HALLWAYS

Hallways must have a minimum width of 48 inches. If the minimum width is not feasible to obtain then a variation of width of 42 inches may be allowed with a waiver.

Turns from the hallway into any rooms, including bedrooms and/or bathrooms, must have sufficient space for safe unobstructed maneuvering of the wheelchair.

BATHROOMS

Important! At least one bathroom must be conveniently located near the veteran’s bedroom.

Bathroom flooring area must:

Have a minimum 5-foot turn radius to provide for wheelchair maneuverability.
Have a minimum 4-foot clear area in front of all fixtures.
Have flooring that is non-slip under both wet and dry conditions (More than 60% non slip surface).

Bathroom toilets must have:

A 3 foot unobstructed access to the side of the toilet for ease and safe transfer from the wheelchair.
A 4 foot unobstructed area in front of the toilet for wheelchair access.
Must have armrests.
A suitable back support.

Bathroom toilets must have grab bars that are installed at the side and rear and must:

Be a minimum of 1-1/2 inch diameter.
Support a minimum dead weight of 250 lbs.
At a minimum of 2 feet 9 inches high or at a height that is convenient to the veterans needs.
Be installed with a minimum of 1-1/2 inches to a maximum of 2 inches of clearance from the inside of the bar to the mounting surface.
Extend the total length of the toilet plus extend 12 inches past the front of the toilet on the side wall.

Bathroom vanities and sinks

Note: In most cases the sink is included as part of the vanity countertop. Pedestal or wall hanging sinks are allowed provided there is a minimum of a 4-foot unobstructed access to the fixture.

Vanities and sinks must:

Be a minimum height of 2 feet 3 inches and a maximum height of 2 feet 10 inches.
Be a minimum depth of 2 feet and a maximum depth of 2 feet 3 inches.
Have a 3 foot wide knee space under the vanity and sink for wheelchair access.
Have a 4 foot unobstructed area in front of the vanity and/or sink to allow the veteran easy wheelchair access for personal hygiene needs.
Have rounded corners on vanities.
Have plumbing wrapped or covered to prevent the veteran from abrasions or burns upon contact.
Have a GFI (ground fault interrupt) electrical outlet located for easy access to the veteran while seated in the wheelchair.

Bathroom medicine cabinets

Medicine cabinets must:

Be installed at a height and location to allow easy access to the veteran while seated in the wheelchair.
Have adequate drawers and storage space for the veteran’s personal hygiene equipment and supplies.

Bathroom mirrors

Bathroom mirrors must:

Be lowered or tilted to accommodate a veteran while in the seated position.
Be a maximum 3 foot height to the bottom edge of the mirror.

Bathroom Passage Doorways

Passage doorways to the bathroom must:

Have a minimum opening of 36 inches.
Be a pocket door or if a swinging door is installed it must swing out of the bathroom.
Not obstruct wheelchair maneuvering when open.

Bathroom Roll-In Showers

If a roll-in shower for new and existing construction is built on site it must have:

A floor drain with a 2 inch diameter.
The floor drain installed at the rear of the shower stall.

Pre-manufactured roll-in shower stalls for new and existing construction must have:

A floor drain with a minimum of 1-1/2 inch diameter.
A 2 inch floor drain must be installed if it is possible to install and/or an option of the manufacturer.

Roll-in showers for new and existing construction must:

Have non-slip flooring.
Cannot have a curb installed to separate the shower from the rest of the bathroom floor.

Remember however…a built-in bench is a veteran’s option, it is not an MPR requirement.

Bathroom Shower Head

The shower head must be:

Hand held
On a sliding bar

Water Control Lever

The water controls must:

Be accessible from the wheelchair for the water temperature control.
Be single lever.
Have thermostatic or pressure-balance control to avoid sudden changes in water temperature.

Shower Grab Bars

Shower grab bars must:

Be installed on three walls of the shower.
Be a minimum of 1-1/2 inch diameter.
Be installed approximately 2 feet 9 inches high or at a height that is convenient to the veterans needs.
Support a minimum dead weight of 250 lbs.
Be installed with a minimum of 1-1/2 inches to a maximum of 2 inches of clearance from the inside of the bar to the mounting surface.

Note: In some application the veteran may request that a bar is vertically installed. This is an option of the veteran and is allowable if used in conjunction with the horizontal bar application.

Bath Tubs

There must be a 4 foot clear unobstructed area to the side of the tub. The bath tub transfer platform must be:

The width of the tub and a minimum of 18 inches in length.
Installed at the rear of the tub.
Of a height that allows ease of transfer from the wheelchair.

Bath Tub Faucets

Bathtub faucets must be:

Accessible for water temperature control both, when in the wheelchair or immersed in the water.
Thermostatic or pressure-balance controlled to avoid sudden changes in water temperature.

Bath Tub Grab Bars

Grab bars must be:

Be installed on the rear and side walls of the tub.
Be a minimum of 1-1/2 inch diameter.
Be installed at a height that is convenient to the veterans needs.
Support a minimum dead weight of 250 lbs.
Be installed with a minimum of 1-1/2 inches to a maximum of 2 inches of clearance from the inside of the bar to the mounting surface.

Note: In some application the veteran may request that a bar is vertically installed. This is an option of the veteran and is allowable if used in conjunction with the horizontal bar application.

KITCHENS

Ovens

Ovens must:

Be installed at a level convenient for the individual veteran while seated in the wheelchair.
Include a built-in range with open space underneath for wheelchair access and controls towards the front.

Free Standing Range

A free standing range must:

Be located at the end of the row of cabinets.
Have controls towards the front.

Note: Each veteran has individual needs and the SAH Agent must research and be considerate of those needs. Some variations of MPRs are allowable with the proper waiver request.

Kitchen Sinks

Kitchen sinks must:

Have a minimum of a 3 foot wide opening under the sink for wheelchair access.
Be a shallow depth so not to restrict the veteran’s access with a wheelchair.
Separate disposal sink offset so the disposal will not restrict the veteran’s access with a wheelchair.
Wrap or cover plumbing to protect the veteran from burns and abrasions.

Facets must:

Be single-lever control.
Have a hose and sprayer.

Kitchen Appliances

Special appliances to aid the veteran must be included in the kitchen. (i.e. dishwashers, food warmers, microwaves, etc.)

Refrigerators must be:

Double door, side-by-side refrigerator/freezer combination.
Located to allow for unobstructed access when the door of the refrigerator is open.

ELECTRICAL REQUIREMENTS

Electrical Outlets

Electrical outlets must:

Be a minimum height of 18 inches.
Have an unobstructed access from the wheelchair.

Wall Switches

Wall switches must:

Be a maximum height of 48 inches.
Have an unobstructed access from the wheelchair.

In an existing home, outlets, switches, and thermostats can remain at the existing location, as long as the veteran can access them from the wheelchair. If the switches, outlets, and thermostats are moved for remodeling or a new addition, the relocated fixtures must be installed at the 18 inch and 48 inch height.

Electrical Utility Boxes

In new homes the electrical utility boxes must be located so the veteran has unobstructed access from the wheel chair. The maximum height of the top breaker is 48 inches.
In an existing home moving the electrical utility box is an option for the veteran and can remain at the existing location.

Electrical outlets near water outlets such as bathroom vanity, bathroom tub, shower, kitchen sink, and/or laundry tub, must be GFI (Ground Fault Interrupter) type.

Garage Door Openers

Garage door openers must be automatic with direct control that is:

Remote control, and/or
Button control.

WINDOWS

Windows must:

Be operational while seated in the wheelchair.
Have a locking system that is operational while seated in the wheelchair.
Have a maximum sill height of 2 feet 9 inches.
Be located to allow the veteran maximum visibility to the exterior of the home.
Have maintenance-free frames (aluminum, vinyl, steel).

FLOORING

Flooring must:

Not impede wheelchair maneuverability.
Have a minimum of 5 foot by 5 foot non-slip flooring inside the home at the wheelchair ingress/egress doorways.

Carpeting must be:

Closely knit.
Low pile.
Padded with a durable fiber type carpet pad.

Note: Because of the repetition traffic pattern of the wheelchair, most rubber carpet pads break down under the constant stress, therefore fiber pad, either synthetic or natural is required.

SECURITY AND EMERGENCY REQUIREMENTS

Smoke Detectors

Smoke detectors must:

Be installed according to local and Federal regulations.
Installed in the main portion of any living area in all levels of the home.
At entrance to each bedroom.
Meet ULS (Underwriters’ Laboratories Standard) No. 217 (hard-wired with a battery backup).

Lighting

All wheelchair exits from the home must be well lighted for security and safety.

Existing Homes

The following are acceptable for existing homes:

Security alarms.
Interior/exterior phone outlets.
Intercom system.
Carbon dioxide (CO2) unit.
Delayed door closures.

OTHER HOUSING REQUIREMENTS

Exterior of Proposed Construction

Must be maintenance-free including:

Siding
Windows
Doors

Exterior of Existing Home

If a new addition is added you may install maintenance free materials to the existing structure to match to new addition.
If a new addition is added it is not required to install maintenance free material if the veteran elects to match the materials of the existing home.

Heating Installations

Heating installations must:

Meet or exceed the local and federal energy standards.
Be adequate for healthful and comfortable living conditions.

Note: It may be necessary for some veteran’s to add zoned heating or additional heating to some rooms of the home.

Thermostats

Thermostats must:

Be installed at a maximum height of 48 inches.
Have an unobstructed access from the wheelchair.

Air Conditioning Systems

Air-conditioning is not a required adaptation, however, a veteran’s disability may dictate the need for air-conditioning. It is the veteran’s option to decide to install central or individual room air-conditioning units.

CONDOMINIUM AND TOWNHOUSE REQUIREMENTS

At least one suitable means of access must be provided to furnish the veteran with level ingress and egress from the condominium or townhome.
If the structure does not provide one level means of access to the unit, ramps, ramp platforms, lifts, and elevators may be utilized to eliminate any elevation difference between interior and exterior floor levels.
If the unit is located above the first floor, a single SAH qualified exit may be acceptable.
The condominium or townhouse must be accessible to fire fighting and evacuation equipment from the exterior of the unit. No unit can be located higher than the highest ground emergency evacuation ladder system. The SAH agent must check with the fire department to confirm the height of the evacuation equipment.
The location of the veteran’s unit must be registered with the local fire authority and emergency rescue units.
If the veteran is bedridden, the interior emergency access of the condominium or townhouse must contain an externally mounted electrical device that when activated from the inside will aid fire or emergency rescue personnel to locate the veteran’s unit.
The bedroom window of the unit must be sufficient size to allow access by emergency personnel and have exterior markings to show the location of the bedroom.
Veterans are encouraged to purchase a unit with a balcony that is accessible to emergency personnel.

Note: All other specially adapted features will be required under this variation, with the exception of the requirement for two emergency exits.

Let me show you the way...

Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Cell: 832-282-2069
Online at www.HoustonHeritage.com

Request a Free Market Snapshot!

"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."

New Postage Change Today, May 11, 2009

Diego Jaramillo — Mon, 11 May 2009 19:26:00 GMT

Just a short reminder that we have a 2-cent U.S. Postage Increase starting Today, May 11, 2009. The governors of the U.S. Postal Service have approved new prices for mailing services, including a 2-cent increase in the price of a First-Class Mail stamp to 44 cents. Prices for mailing services are reviewed annually and adjusted each May. The new prices go into effect today!

If you bought the Forever Stamps…they will save you money. You can continue to mail letters at the previous lower prices if you purchased the Forever Stamps prior to May 11, 2009. Forever Stamps were created to help people ease the transition during the price changes. They do not have a denomination and will be honored whenever they are used with no need for additional postage for a 1-ounce letter mailing. Starting today, the price of the Forever Stamp will be 44 cents.

What will the increase cost the Average American Household?

The first-Class mail stamp price change will represent an additional $3 for the average American household over the course of the year, according to the U.S. Postal Service. When compared to annual increases in other household expenses, such as groceries, health care and utilities, the Postal Service continues to be an economical choice for shipping and mailing.

Did you know…

As an independent federal agency, the U.S. Postal Service is the only delivery service that visits every address in the nation – 146 million homes and businesses. It has 37,000 retail locations and relies on the sale of postage, products and services to pay for operating expenses, not tax dollars. The Postal Service has annual revenues of $75 billion and delivers near half the world’s mail.

1998 – 2008 Stamp Prices – First-Class Rates & Percentage Increases

Did you know that even with the new prices…we are still one of the most affordable postage in the world? Rising operational costs make the price adjustments necessary; the increase tracks the 2008 rate of inflation. “The Postal Service is not immune to rising costs, which are affecting home and businesses across America today,” said Postmaster General John Potter. “Even with the increases, the Postal Service continues to offer some of the lowest postage prices in the world.”

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Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Cell: 832-282-2069
Online at www.HoustonHeritage.com

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