Michael Trust Realty - San Fernando Realtor

3/14/2007 Press Release - Ruling Opens Door for Contractor Lawsuits in Real Estate Industry

2007-03-15T11:16:00.000-07:00

FOR IMMEDIATE RELEASE
March 14, 2007

Ruling Opens Door for Contractor Lawsuits in Real Estate Industry

Human Resource and Real Estate Expert Offers Tips for Compliance

Encino, CA, March 14, 2007 – West coast real estate brokerages got a directive from the 9th Circuit Court recently. In Swift v. Realty Executives Nevada’s Choice, the 9th Circuit Court of Appeals affirmed that a real estate salesperson – considered an independent contractor - qualified as an employee of a real estate brokerage because it controlled critical aspects of her work. This opened the door for the plaintiff to then bring a sexual harassment lawsuit against the brokerage. Realty Executives Nevada’s Choice has asked the Court for an en banc hearing. If the ruling stands, experts assert the ruling has major implications for brokerages nationwide.

“Brokers must be cognizant of employment laws and regulations. This case dealt specifically with a Title VII Sexual Harassment claim, but the Court found for this purpose that the independent contractor was equivalent to an employee,” states Michael Trust of Michael Trust & Associates. The human resource consultant’s experience as a real estate broker affords him a unique perspective on real estate employment law.

Employment law typically encompasses disability discrimination, potential wage and hour claims, harassment claims, marital, familial, sexual orientation, protected or perceived statuses, potential benefits, Injury & Illness Prevention Plans, and tax withholding amongst other items.

Trust warns that brokers covered by the 9th Circuit ruling (nine western states and two western Trust Territories) may find themselves on the other end of a creative legal argument for back wages, benefits, and harassment. The trend may prove costly, especially to real estate brokers without Employment Practices Liability Insurance – analogous to a real estate E&O policy. Trust urges brokers to consult with experienced human resources professionals, employment counsel or both to help them come into compliance. “Even if this case is overturned, having good policies and procedures in place is never a bad thing. They can be applied to independent contractors without making them employees if done correctly.”

About Michael Trust
Michael Trust helms California-based human resource consulting firm, Michael Trust & Associates and the successful real estate brokerage Michael Trust Realty. With over 15 years of prior corporate human resources management experience in Fortune 500 type organizations, a national senior level human resources certification, and experience teaching at the collegiate level, he brings a broader perspective to his clients. His participation in respected local and national organizations affords him unsurpassed insight into an ever-changing marketplace. This release is not an offer of legal advice.

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Contact:
Dawn S. Smith
Michael Trust & Associates
(404) 460-7852
press@michaeltrustassociates.com
www.michaeltrustassociates.com

Independent Contractor New Ruling Equivalent to Being an Employee

2007-03-10T13:39:00.000-08:00

Given the recent 9th Circuit ruling in Swift v. Realty Executives Nevada’s Choice, Brokers must now be more cognizant of employment laws and regulations. While this case dealt specifically with a Title VII Sexual Harassment claim, the Court found for this purpose that the independent contractor was in fact the equivalent to an employee. Employees are subject to all employment laws. In California, such laws would include disability discrimination, potential wage and hour claims, harassment claims, marital, familial, sexual orientation, and other "protected statuses or 'perceived statuses'", Injury and Illness Prevention Plans (because CA law already requires brokers to treat salespeople as employees for the purpose of workers' compensation, this may be done already), potential benefits, tax withholding, etc. Brokers covered by this ruling (the jurisdiction of the 9th Circuit - generally, 9 western states and two western Trust Territories) may find themselves on the other end of a creative legal argument for back wages, benefits, harassment, etc. by attorneys who use this case to argue other types of issues are analogous to this issue and thus that in those cases, these salespeople and/or broker-associates are really employees. It can become quite costly, especially because many real estate brokers probably do not have Employment Practices Liability Insurance - the equivalent to a real estate E&O policy. Thus, brokers should consult with experienced human resources professionals, if they have not already done so, to help them come into compliance. Even if this case is overturned (there is a re-hearing pending), having good policies and procedures in place is never a bad thing - polices and procedures can be applied to independent contractors without making them employees if done correctly.

Michael Trust is a California based real estate broker, Realtor®, and owner of Michael Trust Realty, www.MichaelTrustRealty.com in addition to being the President of Michael Trust & Associates, a Human Resources Consulting Firm, www.MichaelTrustAssociates.com . Mr. Trust can be reached at info@MichaelTrustRealty.com or MichaelTrust@MichaelTrustAssociates.com.

Take to the Skies in Van Nuys

2007-03-07T17:23:00.000-08:00

When Isaac Van Nuys built the first wood frame house in the San Fernando Valley back in 1872, he could not have imagined that his name would be synonymous with a bustling population area. Where he saw wheat fields and pasture land, now there are some 150,000 people and all the features of a 21st century San Fernando Valley town. Plus, of course, one of the busiest airports in the world.

Industry has long been important to Van Nuys. Once the home of a major manufacturing facility for Chevrolet, Van Nuys now hosts an Anheuser-Busch Brewery, Home Depot, and other large employers. The town is also the location of the San Fernando Valley Administration Center which provides municipal, county, state, and federal government services for the Valley population.

For almost a 80 years, the Van Nuys Airport (VNY) has been a center of activity in the town. From a small field in the 1920's it has grown to be the world's busiest general aviation airport. No commercial flights come here, yet private and chartered aircraft flights account for nearly a half million takeoffs and landings a year.
In the early days, Van Nuys Airport served barnstormers and intrepid airmen – and women – who sought flying records. They included:

• A men’s solo endurance record of 37 hours, by Herbert Fahy, in 1929.
• A women’s endurance record of 42 hours, by Elinor Smith and Bobbi Trout, in 1929.
• A women’s speed record of 196 mph, by Florence “Pancho” Barnes, in 1930.

Just about 20 miles north of the Los Angeles Airport (LAX), the airport was a favorite of several Hollywood stars. Gene Autry, Cecil B. DeMille, and Howard Hughes were among the celebrities who flew here. The airport has become increasingly popular as it offers both convenience and a measure of anonymity for celebrities and politicians. And for those who need to fly out of LAX, the Flyaway Bus Service offers non-stop service between VNY and LAX.

Van Nuys Airport has a film-friendly policy that aims to keep film production at "home" in Lost Angeles. From Casablanca to the TV show 24, the airport has been part of many films and TV shows over the years. The 1980's action-espionage series Airwolf used the VNY hangars as the site of "Santini Air," the charter air service operated by Dominic Santini and played by Ernest Borgnine. Even during the war years of the 1940's when the airport was a defense-manufacturing center, the entertainment industry discovered a young woman there on an aircraft assembly line. Her name would be Marilyn Monroe.

The airport is not only about movies and takeoffs and landings; the 730 acres of VNY are home to 100 businesses plus a 27-hole golf course. Los Angeles police, fire, and water and power helicopters have hangars and maintenance facilities here. The Los Angeles schools have an aviation mechanics school where future airframe and power plant mechanics get their training.

A 1960's guided tour program opened the doors of the airport to the local community for a journey through aviation past and present. VNY continues to offer tours today, giving about 10,000 adults and children a close-up look at the airport each year. And for those who can't get enough of airplanes, a public observation area adjacent to the east side of the airfield features permanent displays, special children’s exhibits and a continuous live broadcast of air traffic controllers in the airport’s control tower.

We hope you've enjoyed this stop on our continuing San Fernando Valley tour. Happy landings!

From Mission to Movie History

2007-03-01T19:42:00.000-08:00

Today's stop on our San Fernando Valley tour is Tarzana. If you guessed that the town has something to do with The King of the Jungle, you're right! But the history goes back a couple hundred years beyond.

In the late 1700's, what is now Tarzana was part of the San Fernando Mission. Over the next 100-plus years, the land changed hands as cattle ranches and farm land until 1911 when 550 acres were purchased by General Gary Otis, the founder of the Los Angeles Times.

Edgar Rice Burroughs brought his family and his writing here in 1919 when he bought the Otis ranch, built his home on a hill, and called it Tarzana. Before long, a town named Runnymede grew up around and including Tarzana, helped in part by Burroughs' subdividing his land and selling acreage for building lots. By 1927, the 300 or so residents of the town of Runnymede wanted their own post office. Only trouble was, there was already a Runnymede in California. A contest decided it: the town would be called Tarzana in honor of its most famous inhabitant and his heroic man of the jungle.

Today, Tarzana is home to almost 30,000 people, most of who live in the foothills of the Santa Monica Mountains south of Ventura Blvd. According to Wikipedia, Tarzana is a multi-cultural town with many lands and languages represented. It is well known for its Persian (Iranian) restaurants and bookstores, as well as a thriving and long-established Jewish community and the first and only branch of the Hebrew language bookseller Steimatzky constructed outside of Israel. A number of popular delicatessens can be found in Tarzana, including the Tarzana Armenian Grocery and Mort's Deli.

We promised you trivia:
• Edgar Rice Burroughs also wrote "The Girl from Hollywood" which received bad reviews. Burroughs complained: "The critics have panned 'Girl from Hollywood.' They said that no ranch such as I described in the story ever existed. The joke of it was that I merely described my own ranch!"
• According to the Tarzana Chamber of Commerce, Tarzana was the site of the Valley's first swimming pool.
• Wikipedia tells us that notable residents have included comedian Jeremy Hotz, actor Jamie Foxx, actor Chuck Norris, filmmaker John-Erik Jordan, Bon Jovi guitarist Richie Sambora, and frequent Star Trek guest star Hana Hatae (in both TNG and DS9 as Molly O'Brien – Miles' and Keiko's daughter.)
• And do we really need to mention a certain celebrity's recent self-shearing in a Tarzana salon? No, probably not.

Tarzana is just one of the fascinating destinations on our San Fernando Valley tour. Next stop…Woodland Hills.

Big Box or Boutique?

2007-02-22T12:39:00.000-08:00

When all you want is to buy a lot of something, you might go to a big box store. Take your basket, roll up and down the aisles looking for what you need, maybe even check yourself out, and trundle home with your purchases. If you're buying gallons of peanut butter or barrels of potato chips, it's a fine way to go.

But what if you're going to spend several thousand dollars on a new TV? Or perhaps you're shopping for a wedding dress? These are not every day items, and you will certainly want some personal service and advice before you buy. For these you'll go someplace where you can talk to a professional, find advice about different options, and get exactly what you want.

That's a boutique: a "small, exclusive business offering customized service" (with thanks to Dictionary.com). This kind of customized, personalized service is what a boutique real estate broker is all about. The focus is on individual clients and not on a corporation's goals or guidelines. There are no cookie-cutter solutions here; your home is unlike any other, and it deserves a marketing plan that is tailored to its unique features.

As a seller, you want to work with a Realtor® who knows your area well, has significant experience, and who provides personalized service to fit your needs. As a buyer, you also want to deal with a professional who has in-depth knowledge about your new neighborhood.

The boutique Realtor® is independent and has significant experience in a specific market area. Most important, this professional takes the time to listen and understand your needs, and to look out for your interests always and unconditionally. And isn't that exactly what you want when buying or selling a home?

Real Estate Plateau Not a Matter for Worry - February Press Release

2007-02-21T10:58:00.000-08:00

Encino, CA (OPENPRESS) February 20, 2007 -- One year ago, selling homes was an effortless task for Michael Trust. The Broker/Owner of Encino-based Michael Trust Realty benefited, like other Realtors®, from the celebrated housing boom. Without enough existing homes for sale, condominium conversions and housing developments soared to keep pace with a hungry market – a trend industry analysts considered as proof of a growing economy. Murmurings of plateau began to haunt the market and soon, the real estate market began to stabilize. Read More...

San Fernando Valley Tour – Oaks and Old Movies in Encino

2007-02-16T19:46:00.000-08:00

This is the beginning of a series, not unlike the serials of the old movie theater double feature. Back in the day – like the early to mid-20th century – when you went to the movies on Saturday, you saw a newsreel, cartoons, and two feature movies. There was also an ongoing adventure with a new chapter every week to keep you coming back.

There won't be any hoof-pounding Western adventures in this series, but there will be interesting history, intriguing facts, and fascinating trivia about the communities of the San Fernando Valley, Santa Clarita Valley, and the Westside of Los Angeles. Whether you are a native or newcomer, we hope you'll enjoy the journey.

First on the tour is Encino. It is truly hard to go anywhere in the Los Angeles area without finding a connection to the movie industry. Homes of the stars and hangouts of the famous are everywhere. Even a well-known Realtor® chose Encino for his home base. Here in Encino, though, not only the people are stars; the district itself has played a role in film and literature.

Like much of this area, Encino was once mission land owned by the Spanish government. When the missions were abandoned in the early 1800's, about seven square miles was given to three Grabielino Indians and became known as Rancho Los Encinos (Ranch of the Oaks.) By the middle of the 19th century the land had been a cattle ranch, grown wheat and barley, and had become a stop on the stage line between Los Angeles and San Francisco. According to the Encino Chamber of Commerce, some of the buildings from those days are still seen in the Los Encinos State Park.

Through all this, a massive California Live Oak tree stood on what became Ventura Boulevard, and watched over more than a thousand years of human history before falling during an El Niño storm in 1998.

Encino is now home to more than 40,000 people who live in the area bordered on the west by Tarzana, on the north by the Sepulveda Dam Recreation Area, on the east by Sherman Oaks, and on the south by the Encino Reservoir.

And now for the connections to film and literature we promised: (with thanks to Wikipedia)

• In the glory days of filmmaking, Encino was also the site of RKO Studios "Encino Ranch" and the site of such iconic movies as It's a Wonderful Life and The Hunchback of Notre Dame.
• It is the setting of the 1992 comedy, Encino Man.
• Encino is mentioned in Frank Zappa's 1982 hit song, "Valley Girl."
• "The Point" from Fast Times at Ridgemont High was located in Encino (Encino Little League Field).
• Encino was where Ali's family lived (Elisabeth Shue) in the movie The Karate Kid. Their country club was Encino Oaks and they lived on Alonzo Avenue.
• Encino is where specials on the popular cartoon SpongeBob SquarePants take place.
• Encino is the setting of the first half of Chilean author Alberto Fuguet's novel "Las Películas de mi Vida (The Movies Of My Life)"
• According to a recurring on-air gag of the 1970's show Match Game, panelist Brett Somers would take host Gene Rayburn to a nice hotel in Encino after the show if she were "feeling frisky."
• Encino has been home to many of Hollywood's stars, including Rudolph Valentino, Clark Gable, John Wayne, Michael Landon, and Phil Hartman.

Rich in history, Encino is one of the San Fernando Valley's treasures. That's the end of today's tour. Please join us again next time for…Tarzana!

Video or Virtual Tour – Which Shows the Home Best?

2007-02-08T14:39:00.000-08:00

New technology tools for real estate seem to come along every day. How long ago did we start putting listings on our web sites, then adding photos to help buyers see the features of each home? Not long ago virtual tours were the new thing; with them we could give people an even better sense of the home.

Now video tours like this one are here, with background music, professional voice-over descriptions, and the feel of a walking tour of the house, inside and out. Are the new videos an improvement over virtual tours? I believe so.

· Virtual tours are really a limited selection of static photos, sometimes zoomed in or out, strung together. Each image is a single perspective only.
· Video tours add movement so that the viewers can feel as if they are actually walking through the house, moving from room to room. The camera can sweep around a room just as a person would look from side to side.
· Though virtual tours may include background music and printed captions, video tours include a human voice pointing out the special features of a home. Through tone and inflection, the voice adds an emotional component that is missing from the virtual tour. By matching the voice tone and speed, along with the background music, to the style of the home, you can convey a more complete image.

With all the other things we do, professional Realtors® are also students of human nature and communication. We know that some people learn and retain best what they see, others learn and retain what they hear. Video home tours are memorable because they combine both visual and auditory information.

Will video replace virtual tours? Not right away. We haven't stopped putting photos on our web sites or printing brochures, either. But video is certainly going to be a part of marketing, and something that I think our clients will find attractive. After all, who doesn't want to see themselves – or their home – as a star?

Is Your Home Ready for Its Close-up?

2007-02-01T19:33:00.000-08:00

There is nothing like listing your house for sale to remind you of all those little fix-up chores you've been putting off. But before you reach for a hammer or paint brush, step back and consider where to spend your time and money. A house that is neat and clean, indoors and out, is more attractive to potential buyers.

Pretend you've never seen the house before. Does the exterior – paint, siding, gutters – need attention? Are the bushes trimmed, flowerbeds weeded, walk ways swept? If you have a garage, is it clean and uncluttered? Your home should say "Welcome!" even before you reach the door.

Step inside, close your eyes, and sniff. How does your house smell? Cigarette smoke, pet smells, greasy cooking odors are immediate turn-offs. A small pan with orange rind and cinnamon in water simmering on the stove will help your house smell like home.

Now walk through as if you were a buyer. Try every light switch, turn on every faucet, open cabinets and closet doors. Make a list as you go of anything that needs fixing.

· Repair or replace leaky faucets. It's a minor expense that makes a major difference.

· Tighten hinges, knobs and pulls on cabinet doors and drawers. While you're at it, clean out the cabinets to make them look more spacious.

· Oil hinges to eliminate squeaky doors.

· Are the windows clean, and do they open and close easily? Check for ill-fitting or torn screens, too.

· Look for scuffed paint on walls or bits of wallpaper that are coming loose and need re-gluing. Touch up or repaint as needed.

· Replace burned out or dim light bulbs. Your Realtor will turn on all the lights before a showing so make sure they work.

· Inspect the appliances. Make sure they are clean and in good working order. Clean the lint filter on the dryer, change the filters in the air conditioner, change the drip pans under the stove burners.

· Look down. If your carpet is dirty, clean it. If it's stained beyond cleaning, replace it with a neutral color that will make the home look bigger. Clean and polish hardwood floors.

· Spend money on a storage locker, and de-clutter ruthlessly. Aim to make your home look as big, open, and bright as possible. Just think of it as advance packing for when you sell the house and move to your new home.

If all this seems overwhelming, get some help. Most communities have local handyman- or handywoman-type businesses that will do small jobs for an hourly or flat fee. The investment you make to get your home ready for its close-up can pay off handsomely at the settlement table.

Will That Kitchen Renovation Pay You Back?

2007-01-30T11:23:00.000-08:00

That's always the question when it comes to renovations: Will the investment you make to upgrade your home come back to you when you sell? No matter where you live in the United States, there's a guide to help you decide.

Making that renovation decision is not only about money, of course. Sometimes it's a question of needing more space and choosing whether to stay and expand or move to a new house. It might be that you simply can't stand to see that 1970's era avocado green kitchen any more, or the turquoise and black tile in the bathroom. But after you've dealt with all the emotional and family issues, there's still the cost. Will you get your money back when the time comes to sell?

For the 19th year, RemodelingOnline has published its Cost vs. Value Report. This comprehensive report looks at the cost of 25 different remodeling projects. They combine that with data collected from more than two thousand Realtors® on resale values, and present the results in chart form. There is a chart for the country as a whole and for each of nine regions of the United States.

And the winners are…(drum roll, please)…the two rooms with the most plumbing! Nationwide, the projects that return the most at sale are kitchen remodeling – either minor or major – and bathroom remodeling. In the Pacific (West Coast) region, RemodelingOnline found that a minor kitchen remodeling or bathroom remodeling are actually worth MORE at resale than they cost.

Of course, you always want to use good sense on any home improvement project. Before choosing a contractor, seek recommendations from friends and family. Ask the contractor for proof of insurance and a written commitment to price and schedule for your work. Read the contract carefully and don't sign anything unless you understand it completely.

If the time has come for a change around your house, by all means do what's right for your family's needs. Using the Cost vs. Value Report, you'll have confidence that the choices you make will also suit your financial needs.

Does Your Home Need Staging?

2007-01-18T19:54:00.000-08:00

When you make the decision to sell your home there will be scores of items on your "To-Do" list. Your Realtor® will talk about what to expect from listing to settlement, and one of the topics will certainly be how to prepare your home to show to best advantage.

You can find plenty of tips on getting your home ready to show, and you probably know the most common ones:

• Look at your home through the eyes of a buyer – inside and out
• De-clutter and when you think you've done enough, de-clutter some more think of it as packing sooner rather than later)
• Make sure everything works – appliances, faucets, light switches
• Make everything look fresh and clean – paint, replace carpet, clean the windows
• Make your home welcoming when buyers are coming – soft music, scent of cinnamon

Recently, "Staging" has become a popular means of getting your home ready for viewing. Staging includes all the tips above, and more. A professional stager can look at your home from a fresh and unemotional perspective. Using a combination of your furniture and new or rented furniture and accessories, a stager can turn your house into a model home.

First impressions count, and we know that potential buyers form an opinion about each house they see within seconds of approaching the door and going inside. Staging a home is like designing a movie set; you create an environment in which the buyers can visualize themselves living happily ever after. For this reason, staging is especially important and valuable if you have already moved and the house is empty.

Home staging can be a good investment - a staged home usually sells faster and at a higher price, regardless of the state of the real estate market in your area. Make the effort to stage, and your home will be ready for its close-up!

Three Resolutions You Can Actually Keep

2007-01-10T20:13:00.000-08:00

You know those resolutions we all make about getting in shape and eating right each New Year – how are you doing?

If it's not going so well, you're not alone. But don't waste time feeling bad about it. Instead, replace those tired resolutions with a few that you actually can keep. Forget about giving up a favorite food. Instead, think of these three resolutions that will help protect what you have now and build for the future.

1. Manage that mortgage. If you have an adjustable rate mortgage, consider converting it to a fixed rate. 30-year mortgage rates are still relatively low, and if you aren't feeling the pinch yet, that ARM could soon start eating you up. If you have a fixed rate mortgage that's more than a few years old, look into whether you could save by refinancing at a lower rate.

2. Improve your home and your tax bill. If you have been considering some home improvements, look into taking a home equity loan rather than financing them through a credit card or other loan. Interest on a home equity loan can be deductible just as is mortgage interest when the funds are used for home improvements. Depending on the type of improvement, you may be able to recover most of the cost through the increased value of your home when you sell it someday.

3. Keep Uncle Sam's hand out of your pocket. Do you usually get a tax refund because you pay in too much over the year, either through payroll deduction or by estimated payments? Don't do it! Sure, that refund feels like found money, but all you've really found is money that you might as well have buried in the back yard. Uncle Sam had your money for months and paid no interest – zip. He didn't even say "Thank you." Talk with your tax professional to calculate your withholding or estimated payments so you come out as close as possible to what you owe each year. Then don't spend the extra you take home, but instead increase your savings either through an IRA, a 401(k) or similar plan, or a well-managed investment plan.

For all of these you'll want to have some expert advice from your tax and financial adviser. Always consult your professional before making a decision about changing your mortgage, taking a home equity loan, or changing your withholding and/or estimated tax deposits. It will be time well spent and give you peace of mind.

And as for those other resolutions? Well, there's always next year!

Know Your Comps to Get the Best Price

2007-01-04T08:28:00.000-08:00

Setting the right price for your house at the start is always important, especially during a buyer's market. But how do you know what the right price is – the price that will make your house sell quickly and for a price you're happy with?

For starters, you'll need the comps. Comparable sales of houses in the same area in recent months are one of several factors that your Realtor® will consider as you work together to set your asking price. Note I said "sales" not "houses for sale." The price of other houses for sale only tells you what other owners hope to sell for. Sales tell you where the prices ended up, what real buyers actually paid.

Comps give you a starting point. Once you know what a house sold for you can look at the details of that house and compare them to yours. You make adjustments up and down to come to an approximate equivalent price. For instance, if another house has more square footage that might sell for more than yours, but a new kitchen or deck in your house will give it a higher market value. Again, this is where your Realtor's® experience will be invaluable in setting a price that reflects your home's condition and location.

Where do the comps come from? There are a variety of sources including the multiple listing service and public records of sales, selected by professionals who know the neighborhood and the specific market. One place they do not come from is an internet "estimating" site that is not based on solid, proven information. Such sites have sprung up recently promising to estimate the value of your home and every other house around. So far, they don't have a good record for accuracy or completeness. What they provide is nowhere near a true comp. Their computer data banks cannot make the judgments that only a human – in this case a Realtor® - can make to recognize the differences in details that lead to differences in pricing.

Comps can be valuable to sellers in setting the price, and also to buyers in understanding the price range in a particular area. But whether buyer or seller, always work with your Realtor® to get the best value.

Comments are welcome.

Thank you.

Michael Trust, Realtor® and Broker
www.MichaelTrustRealty.com

Your Uncle Has a New Year's Gift For You!

2006-12-28T12:00:00.000-08:00

That's right. Contrary to his normal habit of picking your pocket, Uncle Sam has a gift for you if you buy or refinance a home in 2007. A new law makes mortgage insurance premiums deductible on the tax return you file in 2008. For some people this means that getting mortgage insurance could be a better choice than using a piggyback loan to cover the downpayment.

According to an article on Seattlepi.com, "… lenders consider you a riskier borrower if you make a down payment of less than 20 percent." Until now, homebuyers have had the choice of paying for that risk by taking a piggyback loan or buying mortgage insurance. Since mortgage insurance has been a non-deductible expense, most people took the loan. That got them into the house, but also left them with a higher total loan and less equity.

As one of its final acts, the 109th Congress passed a bill that creates the deduction for mortgage insurance, and the President signed the billed into law. This new legislation is hailed by The Mortgage Insurance Companies of America (MICA), a trade association. MICA Executive Vice President Suzanne Hutchinson said, "We are pleased that policymakers have recognized mortgage insurance as a cost of finance just like mortgage interest. Mortgage insurance plays a crucial role in maintaining the stability and continued health of the mortgage finance system. In today’s climate of steadily rising interest rates and slowing home price appreciation, an insured loan is often the most borrower-friendly alternative."

There are some restrictions but they won't block many homeowners from taking the deduction. The limitations include:

• You can only take the deduction for mortgages that are closed in 2007. This means that only new loans or loans refinanced in 2007 qualify.

• There are income limits. You can get the full deduction if your adjusted gross income is $100,000 or less, and you must itemize to get the deduction.

• This is for one year only. If Congress wants to extend the deduction beyond 2007, it will have to pass further legislation.

Of course, you should always talk to your tax/financial advisor before making a decision that affects your tax liability, including the choice of a piggyback loan vs. private mortgage insurance.

The bottom line, according to the Seattlepi.com article is this: "Don't get a piggyback loan without taking a serious look at mortgage insurance, because mortgage insurance is likely to be cheaper in the long run, and it might even cost less in the short run."

Cheaper in the long run and might cost less in the short run – now that's a Happy New Year. Thanks to your Uncle Sam, 2007 is looking like a good year to buy a home.

Links:
http://seattlepi.nwsource.com/business/296168_real16.html
http://www.micanews.com/press/press_releases/pr.cfv?ID=106

A 401(k) – It's Not Just For Retirement

2006-12-20T21:02:00.000-08:00

When you're young and have decades of work ahead, it's natural to put off retirement planning. "I'll save later," you say. Problem is, "later" gets here sooner than you expect.

This year some large companies began a new policy – each employee is automatically signed up for the company 401(k) plan upon hiring, with 3% of their pay being set aside in an investment account. Employees can opt-out, but if they do not take the time to say "No," they are in.

The government took a look at the practice and said, "It's OK," or words to that effect. As reported on the website of Cooley Godward Kronish LLP, "The IRS recently ruled that a 401(k) plan may require mandatory 401(k) contributions to be withheld from eligible employees' compensation, if the employer gives appropriate notice to its employees and the employees have an opportunity to 'elect out' of the mandatory contributions."

Now employees will have help saving for retirement in the most painless way possible. Money is deducted before taxes so they never see it. Even better, contributions grow tax free until withdrawal. Many companies have a policy of matching employee contributions, so a 401(k) can be the best way to save for the future.

Suppose that future – the near future – includes buying a home? A 401(k) can help there, too. The IRS says, "… depending on the rules for your 401(k) plan, you may be able to borrow money from your 401(k) plan to purchase your first home. Your plan administrator should have written information about your particular plan that explains when you can borrow funds from your 401(k) plan…." You will need to talk to the administrator about how your plan works. If a loan is possible, you pay interest on the loan, but since the interest goes back into your account, you actually pay it to yourself. The money you borrow is not taxable, either, provided you pay back the loan.

With easy investment and help buying that first home, an automatic 401(k) account could be the best decision you don't make all year!

Now this is important: Always talk to your tax/financial advisor before taking a loan from your 401(k), or before making any change in your retirement planning. This article is not intended to give any legal, financial, or tax advice, and does not cover all possible restrictions or regulations related to 401(k) plans or other investments. Always speak with your investment and/or tax advisor before making any decision based on information in this, or any other, source.

Michael Trust
http://www.MichaelTrustRealty.com

Joeann Fossland, Web Women Giving Circle Founder Interviews with Michael Trust on the Coachadelic Whistle-Stop Blog Tour

2006-12-18T21:02:00.000-08:00

Joeann Fossland, Web Women Giving Circle founder, stopped by today for an interview with me. Here's what Joeann had to say.

Michael: Hello, Joeann, thank you for stopping by today. I appreciate your time as I know you are on the Coachadelic Whistle-Stop Blog Tour and have other blogs to visit. Let me get started...

Michael: What is the connection between the real estate business and the business of philanthropy?

Joeann: Real estate is a business of creating and building relationships. It involves an interaction of professionals and consumers and we are involved in the fundamental need of human shelter. We service that industry with help in areas of financing, building, and numerous aspects of home and property ownership. In some areas of the world there are large populations who are displaced by war and natural disaster, people who are looking for shelter from the elements. We are trying to help people meet very basic needs of shelter.

Michael: What are some of the other things that CARE provides to people and where do they work?

Joeann: CARE reaches many areas of the world that are places of unrest, where other non-governmental agencies are reluctant to work. They are working to empower people to take care of themselves with microdevelopment projects. They provide education for both children and adults, and they provide food in areas where there are shortages and famine.

Michael: Will you explain CARE's focus on women in their humanitarian outreach?

Joeann: Michael, I know that you understand the role of women in the economy. Your recently wrote an excellent blog post that pointed out that women are targets in the subprime loan market. Women are pillars of the economy worldwide. When we remove the need for a woman to walk five miles for a day's supply of water, we are giving her time to spend with her children and time to accomplish other tasks that can help her earn a living and support her family. When we empower women with time and tools to take care of their families we are supporting whole cultures.

Michael: How can we support the Web Women Giving Circle in the efforts to help CARE?

Joeann: We offer a choice in ways to help. We invite people to make a direct donation to CARE. Their contributions are tax deductible and they can make that donation online. We also have an affiliate relationship with Amazon. All purchases made through our link receive a credit for purchases that is donated 100% to CARE.

We have some wonderful incentives for real estate agents, who can purchase valuable premiums for as little as $20 and receive valuable products in return. Point2Agent, a leading provider of web marketing services for real estate agents, offers discounts of $110 - $220 as part of the Premium Package. They have extended this offer for all upgrades from their free service as well as to ALL THEIR EXISTING CUSTOMERS. The real estate industry is blessed with generous and benevolent souls who are helping make a difference in so many lives.

Study Shows Women Are Targeted for Subprime Lending

2006-12-14T10:59:00.000-08:00

A colleague sent me the link to an interesting study, which was published by Consumer Federation of America, http://www.consumerfed.org/ entitled, “Women are Prime Targets for Subprime Lending:
Women are Disproportionately Represented in High-Cost Mortgage Market”.

The full study is here: http://www.consumerfed.org/pdfs/WomenPrimeTargetsStudy120606.pdf

As professionals in the real estate industry, we know, home buyers without sufficient income, poor or no credit history must often resort to subprime loans. With the growing subprime loan market, which has matured from “…5 percent [of all loans issued] in 1994 to 20 percent in 2004”, mortgage applicants who do not qualify for prime rate loans, will often qualify for subprime rates as they are considered a risk.

The Consumer Federation of America, study goes on to state that, “Women are more likely to receive subprime mortgages than men…”, however, “These gender disparities exist across mortgage product lines. Women with the highest incomes have the highest disparities relative to men with similar incomes than women at lower income levels.”

One of many interesting observations of this study, and I encourage my readers to read this in greater detail, is that, “Although lenders attribute subprime lending to borrower credit risk, in general women and men have similar credit profiles. On average, women have slightly higher credit scores than men. Credit-rating company Experian reports that women have slightly higher credit scores than men (682 compared to 675) and have similar credit usage rates (about 24 percent each).”

In 2005, the study found that even though the prime mortgage rate averaged 5.87 percent, one third of women, in their quest for homeownership, signed mortgage papers with interest rates over 7.66 percent as compared with twenty-five percent of men.

Interestingly, 26 percent of all mortgages issued in 2005 were subprime loans.

The subprime gender gap has become is ever more important as women become more active in the mortgage market. A home buying explosion of single, career-minded women during the recent housing boom, prompted by marrying later, divorce, rising rent costs, being head of households and viewing homeownership as an investment in her future, has increased “…the share of single women home buyers [which] has doubled from about one in ten 15 years ago to about one in five homebuyers in 2003. More than half (53 percent) of women headed households are homeowners up from just below half (48 percent) in the early 1980s. The number of single women homeowners grew by four million between 1994 and 2002 from 13.9 million to 17.5 million.”

Additionally, automated underwriting processes have helped women to obtain mortgages (subprime or otherwise) as these processes place them in a lesser non-discriminatory pool of applicants when previous mortgage applications might have been rejected by largely male loan officers. These “…automated underwriting [methods] used more objective formulas that are less likely to take gender-related factors into account.”

The study goes onto say that, “Over the life of the mortgage, subprime borrowers can pay between $85,000 thousand to $186,000 more in interest than average borrowers. The prevalence of subprime loans among women borrowers diminishes their ability to fully utilize homeownership as a pathway to build wealth.”

Historically, many barriers for female homeownership have existed for decades. “Women heads of households with one child have one-fifth the wealth ($10,320) of women-headed households. Women with two children are worth about a tenth ($5,720) of all women, and women with three children earn even less ($3,150).” Before 1968’s Fair Housing Act, single women were considered poor credit risks. “Until 1974, when the Equal Credit Opportunity Act became law, most women needed a co-signer to become mortgage borrowers, married women often could not obtain credit in their own names, single women couldn’t get loans because they were thought to be somehow less reliable than other applicants, and, divorced or widowed women found it extremely difficult to obtain credit because their previous credit history was obtained in their husbands’ names and was not taken into consideration when they sought credit in their own names.” It has only been about 15 years since the Federal Housing Administration permitted women to use child support payments as income to qualify for a mortgage. And still today, older women are often targeted by predatory mortgagors through home improvement scams, which can eat through home equity and life savings.

The study also reveals interesting data regarding women borrowers within the Latino and African American communities. For example, “African American women were 8.5 percent more likely to receive high-cost subprime loans than African American men; Latino women were 19.3 percent more likely to receive high cost subprime loans than Latino men; and white women were 30.8 percent more likely to receive high-cost subprime mortgages than white men. African American women were more than four and a half times as likely to receive high-cost subprime purchase mortgages as white men and Latino women were more than two and a half times as likely to receive high-cost subprime mortgages as white men.”

Conclusions:

“CFA’s HMDA (Federal Home Mortgage Disclosure Act) analysis suggests there is significant gender disparity in the pricing of mortgages between borrowers by gender, race and income. However, it should not be assumed that the gender disparities CFA found are solely attributable to higher risk factors. Freddie Mac found that one in five subprime borrowers could have qualified for a prime rate mortgage. Last year’s Federal Reserve analysis and the recent Center for Responsible Lending study provide strong indication that pricing in the subprime market is not simply a function of risk.”

“Unlawful discrimination, the prevalence of predatory lending and opportunistic pricing, differences in borrower knowledge, the existence of broad pricing discretion by loan brokers and loan officers, and the lack of consumer-friendly support systems may also account for at least some of the variation in pricing patterns.”

“There is general agreement among experts who follow homeownership trends that, over the years, HMDA reporting has helped to transform the home loan market. The new pricing data now reported under HMDA can help to make the pricing of subprime loans more transparent for consumers and increase these market efficiencies, which ultimately benefits all borrowers. Regulators, lenders, consumer and community advocates, the news media are encouraged to undertake their own research and analysis to examine local markets using HMDA data.”

This study shows why it’s important to have a Realtor® and mortgage broker who truly understands your individual needs, and who take the time to look out for your interests and not their own; and, who has the experience and knowledge to provide you with appropriate guidance when making such an important purchase and finance decision – possibly the most important one you will ever make. At Michael Trust Realty, our hallmark is looking out for our clients’ best interests – always, all of the time, and unconditionally. We have no problem advising a client to walk away from a deal that doesn’t make sense. Perhaps that’s why our referral rate is so high. We’d be pleased to assist you with your buying or selling in the Los Angeles area and/or with referrals to trusted mortgage professionals.

.

How Tech Savvy is Your Realtor?

2006-12-14T06:46:00.000-08:00

What a difference a few years make. It used to be that if you wanted to buy a house you would buy the Sunday paper – on Saturday, of course – and spend hours with the real estate section. Then you would spend more hours calling about houses, days driving around trying to find them, making appointments to see a few, and finally actually finding that house you loved.

Today, the first place a lot of people go is the Internet. Buyers can see hundreds of homes for sale on their Realtor's web site, and watch video tours of home interiors, all without leaving the comfort of their own living room. Sellers can show their homes to more potential buyers – local and out of town - than they could reach by any Sunday paper.

The top Realtors today know that using technology is key to giving customized, personal service in a high-speed world. A good web site is a must, of course, so buyers can see what's available, and sellers can learn about the Realtor's® services. But the real value of using technology shows throughout the process. Want to see a home that's just come on the market? Your Realtor can call to make an appointment no matter where he is thanks to cell technology. Is your spouse away and you want to share a home you just saw? Take a picture with that compact digital camera, download the photo, and email it anywhere in the world. Need to exchange paperwork? The offer, contract, inspection report, and many others can be emailed or faxed for instant delivery.

This increasing use of technology in real estate is improving the speed and accuracy of many aspects of the business. But there is one characteristic of a great Realtor® that technology will not change – the commitment to personal service. Computers and cell phones can simplify our lives and work. So, yes, it's important for your Realtor to be tech savvy. But it's even more important to always put extraordinary service first, because the human connection is still the most important part of any successful real estate deal.

We're On Joeann Fossland's Coachadelic Whistle-Stop Tour December 19th! Join Us Here!

2006-12-13T08:43:00.000-08:00

Joeann Fossland, Web Women Giving Circle founder, will visit our blog as part of her Coachadelic Whistle-Stop Blog Tour on December 19, 2006 to talk about her work with CARE and humanitarian outreach during the holilday season. Fossland is a personal and business coach and national speaker in the real estate industry.

Monthly Newsletter - December 2006

2006-12-11T19:34:00.000-08:00

For the Month of December 2006 --- Vol. 1, Issue 13

The holiday shopping season is in full swing...but if you can't stand the crowds and prefer to shoponline - you'll want to know about this website, full of "secret savings" offered by many popular retailers on their most sought after gift items. And if a new cell phone or PDA is on your gift list or wish list this year, there's a danger lurking about that you need to be aware of. Your private informationcould be at risk if you fail to take one simple action with your old cell phone or PDA. And just in time for the holidays, another new identity theft scam is on the loose...and this one is fooling even those most savvy, so don't miss learning about this alarming new way that criminals are seeking to steal from you.

As always, please feel free to forward this issue to friends, family members or coworkers...or let me know if they'd like to enjoy their own free subscription. If you need any personal assistance at this time, simply call or email - always glad to hear from you!

If that phrase doesn't excite you - you are like millions of Americans who enjoy the convenience of shopping online. Doing your buying online is a great way to shop for anything from gadgets or the latest fashions to a quick gift for a friend...or maybe you plan to do all your holiday shopping online this year to avoid the crowds! Yet many "shop-a-holics" claim that by spending all the time scouring the stores, they are sure to get the best deals. But what if you could buy online, knowing that you got a good deal on the item...without having to invest hours of your valuable time pounding the streets, or surfing all over the internet to ensure the lowest price?
Well, wish no more.

Check out http://www.secretprices.com/, loaded with special coupons and discounts for many
popular online stores, such as Amazon, Brookstone and Sharper Image. Ever buy at Office Depot, Gap or Circuit City? The website is loaded with savings for all these companies - most of which are discounts on any purchase you make, not just for one particular item they are trying to get rid of. It's like having a personal "cyber shopper" that goes out and does the bargain shopping for you - it saves you time and money too.

Log onto the site, and click the link for "Coupon Center". If you see a particular vendor you are looking for, IN THIS ISSUE... SHOP 'TIL YOU DROP!

http://www.mmgweekly.com/m/index.htm?SID=941e1aaaba585b952b62c14a3a175a61

just click the business name, and you'll be led to a special page of their discounts. If you want to view them all -hit the link for "Latest Coupon Codes" to see a list of all the savings. You may also want to hit "Expiring Coupon Codes" to see if there are any discounts expiring soon that you'd like to take advantage of.

And don't miss hitting the link for "Latest Deals". Here you will find a wide range of special deals being offered on a wide range of products -printers for 50% off, cordless phones for 75% off...it's worth a few minutes to prowl around and see what you might be interested in! "Expiring Deals" have some hot specials too - again, worth a few minutes of browsing.

You can shop by category, with everything from books to jewelry to event tickets to clothing. Just pick the category and you can select the product from a variety of stores, compare the prices, read customer reviews, and then save even more with secret coupons and deals. And, best of all....it is safe, secure, and advertisement free. While on the site you will not be bothered by annoying pop-ups, flashing advertisement banners, or spyware.

So you don't have to shop 'til you drop - saving online is now easier than ever. And let's face it, itfeels good to save money on your purchases, and saving a few bucks here and there adds up. Getting a good deal will not only save you money in the long run - but will make you feel better about purchasing the product in the first place. Know anyone else who shops? Of course you do - so feel free to pass on this article, and help them save money too!

THE AGONY OF DELETE Just when you thought your personal data like passwords and bank information was safe because you deleted it from your cell or PDA...turns out that hackers can still steal the information. Believe it or not, your private data can easily be hijacked from your trashed or turned in device, even when you've deleted everything. That could cause some major headaches for a lot of innocent people. But the good news is that you can protect yourself.
With the advancement of PDA's and cell phones, these devices have become mini computers and contain loads of valuable and private information. Individuals store information in their cell phones like passwords, bank account numbers, appointments, contact information, even social security numbers.

And for most individuals, cell phones and PDA's are used for about 1.5 years and then replaced, usually by upgrading to a newer model. Old cell phones and PDA's are sold on EBay, tossed in the trash, or sent off to a cell phone recycling center. Of course, before turning it in or trashing it, most wisely delete the information.

But in reality, the information is not completely deleted...it remains on the device.
The part that is deleted is the pathway for the information to be displayed. Much like with a computer - when a file is deleted the operating system never erases the data, it only deletes the pointers to where the data is located. Hackers have the advanced software available that can resurrect erased data from a cell phone or PDA, even if you have already "deleted" the information.

In fact, the data can be recovered in 85% of cell phones and PDA's! So hackers are buying old cell phones, extracting this valuable information, and passing it along to identity thieves.
But, there is a solution and it only requires a few additional steps to ensure that the data ispermanently deleted and hacker-free.

Simply start by hitting this link http://www.wirelessrecycling.com/, click on the "Cell Phone Data Eraser", select the cell phone manufacturer, model, and click on the download instructions icon. Follow the instructions and all of the data will be completely and permanently removed. Can't find the make and model? No worries - just contact the manufacturer of the cell phone or PDA, and ask for instructions on how to permanently delete all information from the device.

http://www.mmgweekly.com/m/index.htm?SID=941e1aaaba585b952b62c14a3a175a61

With just a few clicks of the mouse you can rest assured that when you sell or trash that old model, hackers and identity thieves will not be able to track where you have been, what your account numbers are, read confidential emails, or view photos or videos of your loved ones. And be sure to forward this important information on to everyone you know. Most likely they have cell phones or PDA's and may be looking to upgrade. Knowing this valuable bit of information will keep them safe,so pass it on!

SCAMMERS ARE 'VISHING' YOU WOULDN’T READ THIS ARTICLE... It appears the only ones who love the holiday season more than children are criminals. You may be familiar with the term Phishing - where scammers send you emails in an attempt to acquire sensitive information like credit card details and passwords by masquerading as a trustworthy person or business. And much like Phishing, Vishing is the latest identity-theft ploy. Beware - this one is extra tricky. Instead of using email, scammers use voice over internet protocol (VoIP), which allows people to make calls using an Internet connection instead of a regular phone line. The con calls their target with an automated phone message, which informs them that their account has had fraudulent charges placed on it. The account owner is then lured into dialing a fake 800 number in order to resolve the charges, where a recorded voice prompts them to confirm an account or credit card number using the phone's touch pad. This is where the problem starts, and criminals are handed free access to your account and credit cards...talk about "The Nightmare before Christmas". So how can you be sure that you will not fall victim to this scam?
"Who do I trust? Me, that's who!" - Advice from Hollywood's most notorious criminal, Tony Montana.

Remember...creditors, government agencies, and companies you do business with already have your personal information and will not contact you to verify it.

Never respond to a cold call requesting personal information. In the same sense that you wouldn't send your credit card information via email, don't be so willing to punch it into a touch tone phone.

Don't trust your caller ID. Creating a fake display name is easy with Internet-based technology, and scammers now have the ability to make it seem like they are calling from a legitimate organization.

This just goes to show that as technology improves, so do the criminal's means of taking advantageof you. Be careful this holiday season, keep track of your purchases, and help protect your friendsand family by educating them about Vishing!

The material contained in this newsletter has been prepared by an independent third-party provider. The material provided is for informational and educational purposes only and should not be construed as investment, financial, real estate and/or mortgage advice. Although the material is deemed to be accurate and reliable, there is no guarantee it is not without errors.
We are sending you the Views You Can Use - MMG Monthly newsletter because we are committed to keeping you updated on news, financial events and hot topics that may impact or interest you.

And as your Trusted Advisors, we always look forward to hearing from you. If you or someone you know is in need of our services at this time...or even if you just have a quick question or would like to touch base...please feel free to give us a call or email today!

In the unlikely event that you no longer wish to receive these valuable market updates, please USE THIS LINK or email: michaeltrust@michaeltrustrealty.com

Michael Trust 18075 Ventura Boulevard Suite 221 Encino, CA 91316-3517

Mortgage Market Guide, LLC is the copyright owner or licensee of the content and/or information in this email, unless otherwise indicated. Mortgage Market Guide, LLC does not grant to the recipient or distributor a license to any content, features or materials in this email. You may not distribute, download, or save a copy of any of the content except as otherwise provided in our Terms and Conditions of Membership, for any purpose.

http://www.mmgweekly.com/m/index.htm?SID=941e1aaaba585b952b62c14a3a175a61

It's Common Sense, You Get What You Pay For

2006-12-07T10:31:00.000-08:00

One subject that always comes up when I talk with a new client about listing their home for sale, the commission rate. Homeowners are bombarded with information on ways to save money selling a house. And one target is always the agent's commission. Discount brokers and agents who provide limited service can promise smaller commissions. Sell-it-yourself plans promise no commissions. How is a seller supposed to know what to do?

Go back to basics and common sense. If you buy a television and choose a no-name cheap brand, do you expect it to have a great picture and last a long time? Or do you know that you are getting lesser quality? Most people recognize that you still get what you pay for.

It's the same with choosing a professional Realtor® and a full-service commission. You want to sell your house quickly and for the best possible price. The more qualified buyers who see your house, the more likely you are to do just that. And finding those buyers – not just lookers – takes experience, market knowledge, and investment in a Realtor®.

The Realtor® does so much more than put a sign out front and put your house on a web site. An experienced professional will qualify buyers so you only have people in your house who can buy and who are seriously looking to buy, help you negotiate the best deal, handle the piles of paperwork that today's real estate transactions require, make sure all the details are covered, and be available to answer your questions. Remember that you may buy or sell a home a few times in your life, but professional Realtors® do it many times a year. The right one can save you time, money, and a lot of headaches.

One of the things we're seeing in the current buyer's market is an increase in the number of people who choose a full-service Realtor® after having gone the do-it-yourself or discount route. When there are no showings and no offers, it doesn't take long for them to recognize the value of an experienced professional.

And here's the bottom line…when you walk away from the settlement table and the money in your pocket is what you want and need, you know the commission is worth it.

Blanche Evans, Realty Times Article about being "Zillowed"

2006-12-04T09:59:00.000-08:00

I thought this was a very interesting article. This article is by Blanche Evans from Realty Times can be found at http://realtytimes.com/rtapages/20060831_zillowed.htm.

Picture of San Fernando Valley on a Sunday Afternoon

2006-12-04T09:54:00.000-08:00

Los Angeles Views Along Mulholland Drive

I took these photos one Sunday afternoon along Mulholland Drive.

Mulholland Drive is notable because it separates the ‘city side’ from the ‘valley’ side of LA. This road runs along the back side of Bel Air (yes, as in the ‘Fresh Prince of Bel Air”) from Hollywood almost reaching the Pacific Ocean.

Mulholland traverses through many of LA and Beverly Hills’ most exclusive neighborhoods.
The views in these photos overlook Encino and Tarzana in the foreground and out over the entire mid/eastern San Fernando Valley in the background.

I grew up facing the other direction - on the other side of the "hill" - in LA "proper".

If you have any questions about LA, please feel free to send a comment/question. I would be pleased to help. I have lived and worked in Los Angeles all of my life.

Thought for the Day - Working With a Realtor® is Needed Even More

2006-12-04T09:28:00.000-08:00

In today’s normal, balanced market, working with a Realtor® is needed even more.

The days of “easy” money, “easy” sales, etc. are long gone. Sellers and buyers now need competent representation: Realtors® have the training and experience to protect and fully represent both buyers and sellers; Realtors® take continuing education; and, perhaps most importantly, Realtors® subscribe to a rigid Code of Ethics to ensure that the public is protected.
In the boom times, many people obtained real estate licenses, and really did not have to work that hard to make a good living. In today’s balanced market, much more time and effort is needed to sell a property, and buyers have many more choices. Determining market value, for either buyers or sellers, looking at closing costs, contingencies, types of loans, etc. require a degree of knowledge that an experienced Realtor® can provide. It is important to note that all licensees are not Realtors®. With many unscrupulous or even unlicensed “agents” working in our area, working with a Realtor® is the smart choice.

What Should I Look For When I Purchase A New Home?

2006-12-04T08:14:00.000-08:00

By: Nocita http://www.articledashboard.com/profile/Nocita/6313

Good question! It’s a good idea to think about what you should look for when you purchase a new home before you actually sign on the dotted line and pay.

Buying a new home can be a rewarding experience if you do it right.

Just make sure you protect yourself from any surprises down the line. You want to know some of the ways you can?

Well, you may want to consider these tips before purchasing your new home:

1) Make sure you select a reputable builder when you purchase your new home! Do your research on the builder to find out about their past work. You can find out the type of work a builder has previously done by getting the names of the home communities established by the builder. Go to those particular communities and ask some of the homeowners if they have had any problems with that particular builder. You can also ask the homeowners what they like about their home builder.

2) Consider getting a home inspection done on your new home by hiring your own independent home inspector. You can find a certified home inspector via the American Society of Home Inspectors(ASHI) www.ashi.org. If the builder of the new home you’re considering to purchase won’t allow an inspection, then you may want to consider moving on to another home builder that will allow you to do this.

3) Investigate and research any easements that may be on the property you’re considering to purchase. This will save you headaches later on! Make sure the easements don’t affect your enjoyment of your property in the future.

4) Consider having a real estate attorney look over the real estate documents for your new home purchase. Especially your closing purchase documents before you sign them at closing.
5) Purchase title insurance! This will protect you when you purchase your home. Title insurance will provide you with protection if someone challenges you about being the property owner of your new home.

6) You may want to consider not purchasing your first new home in a new community that has been developed. Why should you do this you say? Well, for one thing, it’s a test run and all of the kinks may not be worked out yet. You may get stuck with a lemon! It might be better for you to wait until the builder has developed more communities in order for you to consider making a new home purchase.

7) Find out how long it will take you to travel from your home to work. Can you deal with your commute? If so, that’s great! If not, this may end your quest with that particular builder to purchase a new home with them.

Well, get the idea why it’s so important to think about certain things before you consider a new home purchase? Good, then start looking for your new home now with these tips and information to assist you when you’re in the process of considering making your new home purchase.

http://www.articledashboard.com/

Who Can You Trust?

2006-11-30T06:21:00.000-08:00

Do you know of an old TV game show called "Who Do You Trust?" The host was Johnny Carson before he moved to the Tonight Show. Contestants had a chance to win some money and listen to his snappy patter. Some people went home with extra cash, and everyone had a good laugh.

For a game show, trust isn't that important, and it only matters for a little while. But you don't want to play games when buying or selling a home. You want a Realtor® you can trust, and someone who will be looking out for you at every step of the way.

Where do you find that person who will give you personal attention, who will always answer your questions and your phone calls?

You might look at a large national brokerage with scores of agents. They have big numbers and they sell a lot of houses. They have also have standard procedures, forms, and policies that fit most needs. And they have a large overhead and depend on volume to support it. So ask yourself, "Will they really know me and what I want, or will I just be another 'deal' in their real estate machine?"

Then take a look at a smaller broker, one puts his name on the line with every transaction, and who works with a small team of professionals. You are not just a "deal" to them, you are an individual. These pros take the time to ask questions and then really listen to what you say. They know the area they serve and all about the neighborhoods. They take your phone calls and return calls quickly. They look out for your interests, always, unconditionally. And they know their long-term success depends on personalized service and lasting client relationships. Individual attention and meeting the client's specific needs are their trademarks. No games, just people you can trust.

Michael Trust and the Michael Trust Team – we work together to deliver what we promise.
· Personalized service
· Total client satisfaction
· Trust

Could You Use a Substantial Tax Deduction* From Your 2006 Income?

2006-11-24T07:31:00.000-08:00

There's still time to buy a home before the end of the year. You might think this is not a good time to be house hunting, but actually the period between Thanksgiving and New Years is an excellent time for savvy homebuyers.

First, there are more properties to choose from than at any time in recent years. And, only serious, strongly motivated sellers are showing their homes during the holidays. Most people are thinking about holiday travel and family feasts, so unless they have to sell quickly, they'll wait to put their house on the market. Homeowners who are having showings are serious about making a sale.

Second, many potential buyers have also put house hunting on hold for a few weeks while they concentrate on the seasonal celebrations. That means there is less competition from other buyers, and that's to your advantage in a buyer's market.

And who wouldn't like more money in the pocket courtesy of your Uncle Sam? There is still time to buy a home and settle before December 31; that could mean a nice tax deduction from your 2006 income. *Of course, you should talk with your own tax preparer about your specific tax situation. But mortgage rates are still low, and we can help you find lenders, inspectors, and attorneys who can move deals quickly to closing.

And then when the clock strikes 12:00 on December 31, you'll have good reason to shout "Happy New Year!" Give us a call today and let's get started.

Searching for a Home in Los Angeles - as featured in my-local-real-estate.com

2006-11-20T10:42:00.000-08:00

Searching for a home in a city the size of Los Angeles can be a daunting task, to say the least. The City of Los Angeles covers about 450 square miles, and the greater Los Angeles area (five counties) covers thousands of square miles.

Los Angeles is a highly diverse community - diverse in culture, languages, ethnicity, neighborhoods, and in architecture. In many Los Angeles communities, one will hear 15-20 languages spoken and in some areas, English is not spoken at all.

The temperate climate and vast cultural and recreational opportunities make Los Angeles an idea place to live (well, except for the traffic!). Within a two hour drive, one can surf at the beach in the morning and then head to a seasonal resort for an afternoon of skiing. In between, one may stop at a Laker’s or a Clipper’s game, a USC or UCLA game, or a Dodger's or an Angel's game. From Los Angeles, one can also head south two hours to sunny San Diego or north eight hours to reach infamous San Francisco.

One of the first and most important decisions for someone looking to purchase a home in the Los Angeles area is to find a Realtor® who is knowledgeable about the local market as the communities are so diverse. A good Realtor® can help match the right neighborhood with those amenities important to a buyer’s lifestyle. Commute time to work or school is also a priority. Although, mass transit exists in Los Angeles, it is not always a fluid or easy system to navigate. As a result, most people commute to work, school, events, etc., by car instead of using mass transit.

Within Los Angeles, there are a multitude of "areas" or "specific neighborhoods", each with their own unique characteristics. Property prices tend to rise further from the downtown "core" section of the city as well as west from this general direction. South of Mulholland Highway is the "City" and north of Mulholland Highway is the "Valley". The Valley is the suburbs and the City side is more of the "traditional" city. Prices in the Los Angeles market, have, for the most part, remained relatively stable even in a slowing market; Los Angeles is still a great draw and an exciting place to be.

Properties can be searched on www.MichaelTrustRealty.com under "Property Search" for a good selection of what is available on the market now. This search feature is updated daily and shows all currently available properties listed in the Multiple Listing Service. In addition, there is a wealth of community information about Los Angeles and the surrounding areas available on this site. At Michael Trust Realty, we are committed to total client satisfaction and we treat each client as our only client. We would be pleased to answer any questions you may have.

Thanks for reading.

About the author: MICHAEL TRUST, REALTOR, AND BROKER/OWNER, Michael Trust Realty, MichaelTrust@MichaelTrustRealty.com or (818) 342-3470 or Toll Free (877) 755-7755 x709.

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2006. All rights reserved.

Five reasons why now is a good time to be in the real estate market

2006-11-15T12:03:00.000-08:00

It's been hard to keep track of real estate over the last few months, hasn't it? The news media told us "It's booming!" and then "The bubble has burst!" You had trouble figuring out what was really happening. But now we have some answers that make sense.

You probably have seen the full-page ads from the National Association of Realtors lately saying that this is actually a great time to get into real estate. Sure, they are the industry association, but it's in their interest to tell the truth. And I agree – this is a good time. Here's why:

1. Great interest rates. 30-year fixed rate mortgage interest rates are near an all-time low. This means your payments will be as low as possible, making it a good time to buy and lock in favorable rates.

2. Plenty of choices. There is a good selection to choose from now. Housing inventories grew over the spring and summer so buyers have many more choices than they did last year. This means that there are more homes looking for buyers, and sellers are starting to make some adjustments to encourage sales. Buying today gives new owners the opportunity to find their dream house at a favorable price.

3. Good value pricing. Housing prices have slowed their dramatic climb. In our area of Southern California prices are still strong, but the enormous increases of a year ago are no longer the rule. Buyers are finding good values today. And with the trend indicating continued increases through the rest of this year and into 2007, this just might be the best price period.

4. Positive outlook. The overall outlook for real estate is good. On October 26, 2006, Former Federal Reserve Chair Alan Greenspan said, "Most of the negatives in housing are probably behind us." (Reuters News) And real estate is still one of the best investments for individuals to build long-term wealth.

5. Local knowledge and personal service. The Michael Trust Team stands for personal, individualized service. We are a small, established company and we know our territory, so we give you the local market knowledge to help you take advantage of the opportunities in the current market.

Now is the time - take advantage of this combination of interest rates, inventory, and pricing to find your dream home today.

When a Great View is Not a View

2006-11-13T08:42:00.000-08:00

By: Raynor

House hunting is a game wherein you try to get the most while paying the least. Part of getting the most is often finding a home with a view, but don’t be a sucker.

When A Great View Is Not A Great View

After a hard days work, you come home to your dream home. You change into something comfortable, grab a beverage and head out to the deck. There, you relax and take in your fabulous view. This is the daydream you have while standing in a home for sale that has an incredible view. Yes, it is a nice view. In fact, it may be so nice that you do not really pay attention to the rest of the home. Even if you do, you may be able to overlook some problems that you would not otherwise if there was no view. At the end of the day, you make an offer and the seller accepts.

Sixty days later, you are the owner, moved in, unpacked and enjoying your new property. After a year or so, you come home after a stressful day. You change clothes, grab a beverage and head out to the deck. You are stunned to see a two-story home being built in the middle of your view.

How can this be? This is an outrage! Unfortunately, you probably are out of luck. Depending on your state laws, you may have no way of keeping the other property owner from spoiling your view.

As you might expect, this situation arises more often than people would like to admit. When considering making an offer on a home, one must be very careful when it comes to views. You should never dismiss other problems with the home because you like a view. Further, you should not overvalue the view.

A beautiful view today may just be a view of the side of a home in a year. Investigate local legal regulations regarding new construction in the area, the height homes can be built to and whether pre-existing homes can add second or third floors. If you do not, you run the risk of owning the room without a view.

Article Source http://www.articledashboard.com
Raynor James is with the site - FSBOAmerica.org - http://www.fsboamerica.org/buyer.com

Open House Flyer – Ideas to Maximize This Simple, Useful and Inexpensive Real Estate Tool

2006-11-13T08:36:00.000-08:00

The Open House flyer is one of the most useful and inexpensive advertising tools a realtor or a For-Sale-By-Owner can utilize before, during and after an Open House is held.

A good quality, well-written, colorful and informative flyer has good staying power and may end up on a potential Buyer’s kitchen counter or refrigerator door rather than in the trash. Here are some tips to creating a good Open House flyer.

One week before the Open House is scheduled, place at least 20 copies in a flyer tube next to the “Open House This Saturday and Sunday” sign in front of the property. Passer-bys interested in your listing will almost always stop to pick up a flyer, which may end up on the refrigerator door helping to reserve the date for an interested Buyer. Having the flyers available before the event is an opportunity for the Buyer to keep the date handy and can be a visual reminder of the upcoming Open House. As the Seller/Realtor, keeping the advertising tube full is imperative and check back often to see if refills are needed. You may lose a sale by not having a flyer available for the drive-bys and an empty tube can leave the impression that the home has been neglected by the realtor or homeowner. Keep the outside tube filled with Open House flyers even on Open House Day.

During the Open House, keep a fresh supply of flyers in two or three places around the home but be sure to keep a small stack somewhere near the entry so that each Buyer will prompted to take one as they enter the property. If you have a ‘Take One’ sign (a folded index card is fine), place this next to the flyers so the Buyers will follow this instruction…they almost always do. (We are creatures of habit.) Next to the Guest Book (where you will ask for names and phone numbers), and a stack of your business cards, keep a small supply of pencils or pens handy so the Buyer can jot down notes as they go through the home. This is optional but will give the Buyer a chance to refer to the flyer as they go through the property and make any notes that may be helpful later on. If the Buyer has any questions, notes taken during the Open House can be addressed directly from the flyer. Good questions addressed to the realtor or homeowner is yet another marketing opportunity to open up a dialog about the property while developing a business relationship between Seller/Realtor and Buyer. Most people will leave with the flyers in hand, so make sure everyone who comes through the door has at least one flyer as they exit the property.

After the Open House, the flyer may end up in the trash (if the Buyer is not interested in the home) or it may end up back on the fridge door. The Seller’s name and phone number are on the flyer, which gives continued exposure if the Buyer has any questions. Of course, after the Seller/Realtor does the follow-up calls from the Guest Book to see if the Buyer is interested in this listing, so having a good flyer in front of them will only help both parties share common information during the pre-sales process.

To maximize the effectiveness of an Open House flyer, here are a few tips to make that flyer stand apart from all others.

Print the flyer on light colored paper. If the Buyer is touring several Open House events in one day and has a stack of flyers on white paper, your flyer will be color-coded and can be easily identified. Dark papers conflict with colored photos so better to use light colored good stock paper to make a lasting impression.

Print good quality colored photos on your flyer…3 or 4 at most. These photos should show the best views of the property; front, foyer, living room with fireplace and so forth. If you do not have good quality photos then you will need to get them taken. Poor photos are not a good sign of a quality sales presentation.

Make sure the photos are current and do not show any holiday decorations left over from last season. Holiday decorations date the home so if you are having an Open House in July but the photos show Christmas decorations from December, this is a clear indication to the Buyer that this home has been for sale for some time and there might be a problem.

List the basic information first on the flyer; number of bedrooms, bathrooms and then go right into good descriptions of the best qualities of the home. Begin each short sentence with solid, descriptive and visual words such as, “Park-like views”, “Tree-lined street”, “Winding oak staircase”, for example. Bullet these descriptions on the front of the flyer using the bullet tool in your word processing or flyer program. The features need to be quickly read in eye-easy font, bold and should be to the point. Too much information with a difficult font and little open background or “white space” in the margins is a turn-off. Give the Buyer the facts and make it easy to remember.

The flyer heading should only include a simple heading such as, “Open House – Saturday – August 5, 2006- 1:00 p.m. to 4:00 p.m.” Below that, include the address of the property in good detail. Use a larger font for this heading but make sure the font used for the entire flyer is the same throughout. Avoid script, fancy or italic fonts. They can be difficult to read, especially for senior Buyers.

Always run a spell check before printing the flyer. Have someone else proofread it for accuracy.

At the bottom of the flyer include the realtor listing information with at least two phone numbers and an email address. Sometimes people would rather communicate by email rather than pick up the phone so leave email as an open option for communication. Do not try to advertise too heavily on these flyers. The realtor’s agency name, homeowner name (if applicable), realtor name, phone numbers (2), email address is fine. If you must use the back of the flyer for additional information, keep it simple and uncluttered. You want to advertise the home and keep the Buyer focused on the important aspects of the listing, which are printed on the front of the flyer.

*Bloggers - Any other tips or ideas about flyers, please let me know. Thanks!

Meet Mattie and Zephyr

2006-11-13T08:29:00.000-08:00

Mattie

My wife and I are dog lovers. We own a beautiful 7-year old black lab named Mattie. She is AKC clear bloodline. Recently, we added a new addition to our family; whippet puppy by the name of Zephyr. He too is AKC clear bloodline.

We are very proud of our pets. If anyone else is a dog lover, I'd love to hear from you.

Zephyr

Email Michael mailto:info@michaeltrustrealty.com