Tips to Get a Mortgage for a DTLA Loft With Little or No Money Down

mortgage

With home prices and mortgage rates as low as they are, a lot of people are eyeing the opportunity to become first-time homebuyers. Unfortunately, many of them are discouraged by a perceived need to come up with a hefty down payment.

It’s true that the free-money days of the housing boom, when virtually anyone could get a mortgage with little or no money down, are long gone. But there are still ways that qualified borrowers can get a mortgage with a small down payment — and qualifying may not be as difficult as you think. In fact, if you know where to look, it’s still quite possible to get a mortgage with no money down — something many lenders will tell you is virtually impossible these days.

Here’s a look at the major options. Note that these options are not affected by the new mortgage rules issued by the Consumer Financial Protection Bureau on Thursday. Those rules set certain standards for borrowers’ financial qualifications for getting a mortgage, but the size of the down payment is not among them.

FHA Mortgage

The FHA is the first place most new homebuyers should look when contemplating a low down payment mortgage. The FHA still requires a down payment of as little as 3.5 percent — with attractive mortgage rates and credit requirements that are fairly generous as well.

The downside of an FHA mortgage is that the fees — actually FHA mortgage insurance — can add up. Currently, borrowers pay a one-time fee of 1.75 percent of the amount borrowed as an upfront mortgage insurance premium at the time they take out the loan. In addition, there’s also an annual insurance premium of 1.20-1.25 percent on 30-year mortgages.

So in the first year, you can be paying nearly as much in mortgage insurance as you paid for a down payment (1.75 percent + 1.25 percent = 3 percent). However, unlike the down payment, you can roll the cost of insurance into the loan, so you’re paying it on a monthly basis over time, rather than having to come up with it all at once, as you would with a down payment.

Interest rates on FHA mortgages also tend to run a bit lower than those on conventional 30-year home loans, which help balance out some of the cost of the insurance premiums. If you had a conventional mortgage with a down payment of 5-10 percent, you’d still have to pay private mortgage insurance (PMI) annual premiums of 0.78-0.90 percent of your loan amount, so the difference isn’t as great as it might look at first.

VA Loans

For veterans and others who qualify, a VA mortgage is hands-down the best deal around when it comes to home loans. It’s not only one of the few places where you can still get a mortgage with no money down, there’s also no requirement for mortgage insurance either, since that cost is picked up by the U.S. government. The interest rates also tend to run lower than on conventional mortgages, because the government is taking on part of the risk.

Generally, VA loans are available to all active duty and honorably discharged members of the armed forces, including the Coast Guard and also members of the National Guard or Reserve who served at least six years. Surviving spouses of service members killed in the line of duty are also eligible.

You do have to pay a funding fee of 2.15 percent of the loan amount if you elect to take out a VA mortgage with no money down. However, that fee can be rolled into the loan amount so you don’t have to pay it upfront. You can also avoid funding fees entirely by making a down payment of at least 3.5 percent.

VA mortgages officially have no minimum credit score requirements but in practice, the private lenders who handle VA loans will require a FICO score of 620 or higher.

Navy Federal Credit Union (NFCU)

Unlike other options on this list, the NFCU is an actual lender, a credit union like many others, that originates mortgages itself. It’s also one of the few lenders that still offers no down payment mortgages on its own initiative.

The membership guidelines for NFCU are similar to the eligibility guidelines for a VA loan, except with some key additions. In addition to being an active duty or retired member of the armed forces, you can also join the NFCU if you’re a civilian employee or contractor working for the Department of Defense or at a DoD installation, including government employees, or if you’re an enlistee or officer candidate.

In addition, you qualify if you’re a family or household member of any of the above. So if your grandfather is a retired Marine receiving an annuity from the DoD, or you have a sibling who’s serving in the Army, you’re eligible.

Of course, like any credit union, you have to join NFCU to obtain a mortgage or other loan through them.

NFCU offices are concentrated in the Washington D.C. area, though they have the capability to originate mortgages nationwide. They also have branches on many military posts, as well as branch offices in nonmilitary locations spread across the country.

USDA mortgage

This is a fairly obscure mortgage product — many people aren’t even aware they exist. But if you don’t have a military connection, it may be your best bet for a no down payment mortgage.

These loans are offered through the U.S. Department of Agriculture’s Office of Rural Development. Technically, these can only be used to buy a home in a rural area. But the definition of “rural” for these loans is pretty generous, and includes many communities that most people would consider suburbs.

The eligibility standards for these loans are more limited than for other government-backed mortgages. They’re only available to people with low to moderate incomes, which is generally defined as 115 percent of your local median income or less. Adjustments for family size can increase this figure quite a bit.

The loan maximums are lower than on FHA or VA mortgages but generally are quite adequate for buying a good starter home in a decent neighborhood. To qualify, applicants must be without adequate housing at the present time, although that can simply mean that your family has outgrown your present apartment.

Borrowers pay an upfront guarantee fee of 2 percent, which can be rolled into the loan amount. There’s also an annual mortgage insurance fee of 0.4 percent, which is billed monthly as part of the mortgage statement. Again, 100 percent financing is allowed.

Funding for the program is limited, so you may have to go on a waiting list before being accepted. To initiate the process and find participating lenders, contact a USDA Rural Development office in your state.

For more information, call 888-838-2177 or email info@lalofts.me

We assist clients in helping them buy and sell  in addition to leasing their condo and loft units . Please contact us for all your real estate needs.

DTLA Real Estate Agent

David, Ramiro & Erica
LA Loft & Condo Specialists
Call 888-838-2177
info@lalofts.me

How to Buy a DTLA Loft Foreclosure

LA Lofts For Sale | LALofts.me

Buying a foreclosed loft may seem to some like a scary process, but it’s similar to buying any other home, especially if your offer is on a bank-owned property versus one sold at auction (which can be a tricky process for the inexperienced).

There are, however, many nuances that any potential buyer has to be aware of when dealing with foreclosures, such as checking for liens against the title, or knowing that on a foreclosure “even something as simple as cracked paint can make an FHA loan impossible.

Where to find foreclosures

Finding foreclosure deals in Los Angeles can be simple, and worth a try for first-time homebuyers or those wanting to get into real estate investing. Here are some ways of locating Los Angeles foreclosures:

  • Leading real estate portals like www.dtlacondosandlofts.com have local foreclosure listings.
  • Bank websites sometimes list properties in their possession that are for sale.
  • Asset management companies hired by lenders to handle foreclosures offer a list of available properties.
  • Auction companies often hold auctions in which they sell huge volumes of foreclosure homes on a single day.
  • Real estate agents can point to foreclosed homes in your area.
  • “For sale” signs in yards that say “foreclosure,” “REO property” (Real Estate Owned property) or “bank owned,” indicate foreclosed homes.

Determining the right price

After finding a foreclosure that you want, a key step is negotiating the right price. In most cases, foreclosed condos are already discounted from their appraised value, but you can still negotiate down from list price as you would with any home.

When there are a variety of foreclosures on the market, buyers can sometimes get a below-market price as much as 50 percent less than it would normally sell for, although a typical price is usually only 5 percent less.

In order to estimate a potential discount that you can get on a foreclosed house, you have to know its market value as well as the amount of any loans or liens that the property may have against it, as this will give you an idea of how much the bank will make or lose by selling the property.

The discount means built-in equity, but also it should help make up for any repairs and maintenance that may need to be done if the house has been vacant for a while or otherwise not properly maintained.

Negotiating the contract

“Consumers have the ability to negotiate repairs even if they agreed to buy the property ‘as is, When REO brokers post ‘no repairs,’ including no water heater strapping or smoke detectors,” they could be in violation of the law.

“Some banks are willing to shell out thousands of dollars to make repairs to help get a home sold, “The agent listing a bank-owned home isn’t likely to fight for these repairs for you, so consider having your own skilled buyer’s agent represent you.”

Make sure that your real estate agent is skilled with the REO foreclosure process. A way to find out is to ask agents how many successful offers they have written for foreclosures, but don’t take their word for it, “Ask for a list of past transactions that they have completed, otherwise you could waste months of your time waiting to hear if your offer was accepted, only to find out that the agent didn’t submit the proper documentation to the bank.”

Financing a foreclosure

“Many popular loans first-time buyers use, like FHA loans, can’t be used because they require the home to be in a certain condition.

“Fannie Mae offers certain streamlined mortgage options, often requiring lower down payments and even waiving the need for an appraisal. Find a local mortgage expert who is approved to offer products like Fannie Mae’s “Homepath.” A good mortgage broker, in conjunction with your agent, should be able to help point you to down-payment assistance programs and city or county loan programs for rehabbing fixer-uppers.

For more information, call 888-838-2177 or email info@lalofts.me

We assist clients in helping them buy and sell  in addition to leasing their condo and loft units . Please contact us for all your real estate needs.

DTLA Real Estate Agent

David, Ramiro & Erica
LA Loft & Condo Specialists
Call 888-838-2177
info@lalofts.me

Five ways DTLA Loft Owners can cut costs in 2013

“I will save money on monthly expenses.”

“I will not eat ice cream.”

“I will do yoga.”

What do these sentences have in common? That’s right – they’re all New Year’s resolutions that have little chance at being fulfilled.

Hold on – “I will save money on monthly expenses” actually has a chance, thanks to the many ways you could save on everything from your mortgage payments to your cable bill.

In fact, you might be surprised at how much you could save. So eat the ice cream, forget the yoga, but read on to see how you might be able to finally fulfill that New Year’s resolution of saving money.

COST CUTTER #1: REFINANCE YOUR MORTGAGE

We’re guessing that if you’re like most homeowners, your biggest monthly expense is your mortgage payment. So wouldn’t it be nice if you could reduce it by tens, or even hundreds of dollars?

But how is that possible, you ask? The answer lies in the low interest rates, which can be as low as 3.34 percent for a 30-year fixed-rate mortgage. This rate is as of December 6, 2012, according to government lender, Freddie Mac.

And even if you bought your home as recently as 2008 or 2011, refinancing to that rate could make a significant difference. And yes, we know what’s in your head right now: “How much could I save?”

So let’s look at an example of two homeowners. Homeowner A, who bought their home in January 2008, and Homeowner B, who bought their home in January 2011. Both have 30-year fixed-rate mortgages. ‘We’ll also use the historical interest rate data for January 2008 and January 2011 from the Federal Reserve, which oversees national monetary policy. Just keep in mind that everybody’s situation is unique, so your savings may vary. Ready?

HOMEOWNER A HOMEOWNER B REFINANCED MORTGAGE
MORTGAGE AMOUNT $300,000 $300,000 $300,000
INTEREST RATE 5.76 percent 4.76 percent 3.34 percent
MONTHLY PAYMENT $1,752.62 $1,566.75 $1,320.48
TOTAL INTEREST PAID
(OVER LIFE OF LOAN)
$330,944.94 $264,030.28 $175,374.01

Savings: By refinancing, Homeowner A saved $432 per month and $155,570 over the life of the mortgage. And Homeowner B didn’t do so badly either, saving $246 per month and $88,656 over the life of their loan.*

COST CUTTER #2: BUNDLE YOUR CABLE, INTERNET, AND PHONE

Everyone knows buying in bulk saves money. So why are you still getting your home digital services, namely cable, Internet, and home phone, from separate companies? That could be causing you to lose money every month.

In fact, bundling two or three of those digital services could save you a significant amount, says Consumer Reports senior editor, Jeff Blyskal. “Depending on the competition in your area, we found that it could save you 40 or even 60 percent,” he says.

And he adds that the low rate is usually locked in for anywhere from six months to two years. Then your rate might go up.

However – and this is a big however – that doesn’t mean you have to sit there and take the rate hike. In fact, Blyskal strongly suggests you do exactly the opposite. He says cable companies are being hit hard by the same economic challenges that likely led you to look for savings – so they’ll do a lot to keep customers.

For instance, the results from the Annual Telecom Survey conducted by the Consumer Reports Research Center in April 2011 revealed some promising potential savings for customers. Out of the surveyed Consumer Reports readers who said they bundled services, one-third said they negotiated for a better price or package before signing up. Of that one-third, more than 90 percent were successful.

So just how big can the savings be? For more than 40 percent of hagglers, the reward was a discount of up to $50 a month – not too shabby.

The bottom line, he says, is that bundling and bargaining is in the consumer’s favor.

COST CUTTER #3: RE-SHOP HOMEOWNERS INSURANCE

If you own a home, you likely have homeowners insurance to protect you against loss from natural disasters, fire, theft, and vandalism.

But if you thought all policies were the same, here’s some good news: shopping around can often make a big difference in your homeowners insurance premium, says Loretta Worters, vice president of communications for the Insurance Information Institute (III).

In fact, “Prices vary from company to company, so it pays to shop around. Get at least three price quotes,” notes a home insurance article published by the III. However, III warns that you don’t want to simply go with the lowest price either.

“Don’t shop price alone. You want a company that answers your questions and handles claims fairly and efficiently,” notes III. “Ask friends and relatives for their recommendations.”

On top of shopping around, another way to save is to “buy your homeowners and auto insurance from the same insurer, says Worters. “Some insurance companies will reduce your premium by five to 15 percent if you buy two or more insurance policies from them,” she says.

COST CUTTER #4: MAKE YOUR HOME SAFER

Have you been thinking about installing an alarm system, putting on a new roof, or investing in storm shutters for your home? If that’s a yes, in addition to making your home safer, these updates could also save you money on your homeowners insurance.

Just how much can you save? According to Worters, typically, you can get discounts of at least five percent for installing things such as a burglar alarm, smoke detectors, and dead-bolt locks.

“In addition, some companies may cut your premiums by as much as 15 or 20 percent if you install a sophisticated sprinkler system and a fire and burglar alarm that rings at the police, fire, or other monitoring stations,” says Worters.

Finally, she says, “Adding storm shutters and shatter-proof glass, reinforcing your roof, or buying stronger roofing materials can all help make your home not only safer, but insurance more affordable.”

But before you start making these additions, she advises checking with your insurance company about discounts first, since all alarm systems and other upgrades don’t qualify with all companies.

COST CUTTER #5: MAKE YOUR HOME GREENER

No, we’re not talking about donning overalls and painting your home the color of moss. We’re thinking more environmentally, as in doing things such as installing low-flow toilets or a programmable thermostat for your heating and air-conditioner.

“Toilets are by far the main source of water use in the home, accounting for nearly 30 percent of residential indoor water consumption,” according to the U.S. Environmental Protection Agency (EPA). They go on to say that “switching to high-efficiency toilets can save a family of four, on average, $2,000 in water bills over the lifetime of the toilets.”

And besides the toilet, another thing that can add up to savings and a more comfortable home is installing an ENERGY STAR programmable thermostat, says the EPA. These thermostats allow you to program your heating and cooling system to specific settings for six or more times during the day, notes the U.S. Department of Energy’s website.

How much you save can vary, but, as an example, the U.S. Department of Energy says that you can expect to save 5 to 15 percent per year by turning your thermostat back 10 to 15 degrees for eight hours a day. That might merely mean using an extra blanket at night. So maybe it’s time to snuggle up and save.

I assist clients in helping them buy and sell homes in addition to leasing their loft or condo units . Please contact me for all your real estate needs.

 

7 Places Your 2013 DTLA Loft Down Payment Might be Hiding

long beach condos and lofts

If buying a home is on your New Year’s Resolution list for 2013, know this: your biggest challenge will almost certainly be coming up with your down payment and closing costs.

Whether you’re trying to scrape by with 3.5 percent for an FHA loan or you’re planning to put down a full 20 percent, saving for a down payment might be the largest savings endeavor you ever undertake, after retirement planning.

But don’t let that daunt you. Look at it as more of a challenge or a game than a slow-slogging deprivation-driven chore. In fact, I suggest that you add something to your scrounging and saving: scavenging. Finding your down payment money hidden in resources that are right in front of you can be a fruitful and fun angle to take on an otherwise overwhelming goal.

Use this short list of oft-untapped down payment treasure troves to open your eyes to funds that might be hidden in plain sight:

1.  Your budget’s biggest line items. I like to get maximum bang for my buck. And I like to enjoy my life, too, so depriving myself of little luxuries without getting much mileage toward my goal is definitely low on my savings strategies list. But I’ve often found that if you take your top 10 or so monthly expenses, there are almost always at least one or two that you could slash significantly or totally do without, push come to shove: all without feeling as deprived as you would if you cut your daily coffee.

Home buying is one of those push-meet-shove-type situations. If you’re serious about coming up with your down payment funds, sit down during your holiday off-days, and backtrack over your monthly budget (if you have one) or your last month’s checking account statements. Isolate your top 10 budgetary line items and do an internal gut check on whether there is anything on this list that you can slash or eliminate.

If this seems obvious or silly to you, don’t scoff before you give it a chance. I have seen buyers do this exercise and decide to:

  • move home or to a cheaper place to eliminate rent
  • go from two cars to one to eliminate a car payment
  • cancel cable or switch cell phone service providers to get rid of a hundred bucks or more every month,

pressing fast-forward on their down payment savings and home buying plans by many months, even years.

2.  Your bad habits. Have you heard yourself say – out loud or internally – I’ve got to stop:

  • smoking
  • drinking so much
  • eating out so much
  • eating so much junk
  • watching so much TV
  • drinking so many sugary coffee drinks
  • impulse shopping
  • OSUI:  Online Shopping Under the Influence (it’s a real thing – I promise!)

– or anything in that vein? Well, each of these are bad habits that cost. And because they are  often engaged in compulsively, they can cost much, much more over time than you have any idea you’re actually spending.

Again, far be it from me to suggest that someone who works hard every day shouldn’t treat themselves to a coffee or lunch here or there. The fact is, if you deprive yourself too severely, there’s a good chance your efforts to cut back and save will be very short-lived, and possibly even backlash into binging behavior.  But if there’s a habit you’ve been wanting to change for health or other reasons that also costs you a pretty penny, you might find it easier to make those changes when you know you’re doing it in service of your vision of owning a home.

So, make a project of it. Figure out roughly what you’re spending on your bad habit, and set up an automatic saving transfer from your checking account into your down payment savings account. Then, get and leverage some habit-changing resources, like those at ChangeAnything.com or in one of my favorite books this year, The Power of Habit: Why We Do What We Do in Life and Business. Then, when you feel the compulsion to engage in your bad habit, come to Trulia instead and peruse new listings in the price range and neighborhood of your own target dream home – that will help you stay on track by staying mindful of what’s really important.

3.  Your stuff.  When you need to save money, there are really only two levers you can pull: you can spend less, or you can make more. Selling stuff you have and don’t use or need is a relatively painless way to make more money to go toward your down payment.  If you’re really serious about home buying, put everything on the table.

I’ve known buyers-to-be who sold any and everything, including:

  • cars and motorcycles
  • clothes, costumes, shoes and handbags
  • hobby-related gear (bikes, tools and even costumes)
  • furniture and antiques
  • and electronics, CDs and even books (think: TVs, computers, old smart phones, etc.)

to fund their down payment and home buying-related debt elimination plans.

Don’t underestimate the amount of cash you can bring in from the stuff you already own. Millions of home owners worldwide are now renting out rooms or floors of their current homes for short periods of time on sites like Airbnb and VRBO. Sites like Getaround and Zimride allow you to rent out the extra seats in your car – or the whole vehicle, if you’re not too faint of heart!

4.  Your skills and time.  One way to make more money, as discussed above, is to liquidate the things you have lying around. Another way is to get to work! Spend your off-time, your evenings and weekends leveraging your professional skills or personal hobbies to bring in some extra cash. A friend of mine recently had a savings target she was trying to reach and actually sent her whole circle of friends an email detailing (a) what she was selling and (b) what sorts of projects she was willing to do to get there – she earned well into the four figures, in less than a month.

Maybe you can sew or knit stuff to sell on Etsy, grow things in your backyard to sell at the farmer’s market or, like one enterprising Mom I know, use your baking and cake decorating skills to monetize your kids’ classmates’ birthday parties. Or maybe you’re more interested in cooking, house cleaning, babysitting or dog walking – in fact, another acquaintance of mine has earned thousands of “extra” dollars dog sitting while she works at home. If that sort of thing is not up your alley, think about whether you can help people you know with their small business projects, like research, bookkeeping or office organizing projects.

Once you get serious about coming up with your down payment cash and decide to be creative about where to find that money, using your skills and your time creatively is a power-packed way to open the financial floodgates. Consider starting out with a simple email to your circle of acquaintances or by listing your services on a site like TaskRabbit.

5.  Your loved ones.  Some folks are fortunate enough to have cash-flush loved ones who would love nothing more than to help you have a home of your own. The best case scenario is to have some idea of what sort of gift money you can count on as far in advance as possible, as it will impact your own savings targets and your lender’s documentation requirements. If you have a parent, sibling or auntie who has mentioned their interest in giving you this sort of gift, it’s not bizarre to bring the subject up, express your gratitude and let them know that you’re planning to buy in 2013 so you can have a detailed conversation about logistics – including their financial, tax or estate planning pros, if it makes sense.

Alternatively, if your home buying plans are timed alongside your wedding plans, graduation plans or new baby due date, consider opening a down payment registry, so well-wishers can funnel their gift funds right into your real estate savings. For example, the federal Dpeartment of Housing and Urban Development (HUD) allows small gifts to be combined in a single savings account and eliminates otherwise onerous gift money documentation requirements with the FHA Bridal Registry program, which is available around weddings and “other legitimate occasions where substantial gifts are typically received by an individual or individuals.”

Touch base with your lender and agent to see whether there are any registry programs that might make sense for your situation.

Finally, buyers who decide to team up with their BFFs, siblings, parents or other loved ones to buy a place they can jointly own and/or live in might be able to structure things so that they have to come up with less down payment money than they would otherwise – the co-buyer comes up with the rest!  Think about whether this sort of arrangement might help you and your loved one accomplish your respective financial and real estate goals, in one fell swoop.

6.  Your employer. Believe it or not, some employers actually offer down payment and other forms of mortgage assistance to employees. In particular, universities and governmental agencies that employ first responders who are required to live locally for their jobs (e.g., police, fire and other emergency personnel) often have housing assistance programs that can include down payment funds or access to mortgage programs with lower down payment requirements.

Even if you don’t work for one of these sorts of agencies, if you are relocating for work, touch base with your HR department to find out whether there are any relocation benefits that can help you make up the difference between the cash you have and the down payment you need to make your move.

7.  Your city, county or state.  What you’ve heard is true: there are few, if any, down payment assistance programs still available on a national level. But many states, counties and cities offer their own down payment assistance programs, which are generally available to folks falling into one or more of the following categories:

  • first-time buyers (people who haven’t owned a home in the area in the last 3 years)
  • buyers in low- or moderate-income brackets
  • or those buying homes in a particular part of town.

Your mortgage pro and real estate agent should be able to help you track down any such local programs applicable to you. In fact, this is one great reason to touch base with them at the beginning of your down payment savings adventure versus waiting until the end. But make sure you read up on the programs extensively before you decide to opt into one. Many of them run out of cash over the course of the year, so shouldn’t be counted on; others may require you to repay any assistance received if and when you sell or move – things you should keep in mind at the outset.

For more information, call 888-838-2177 or email info@lalofts.me

We assist clients in helping them buy and sell  in addition to leasing their condo and loft units . Please contact us for all your real estate needs.

DTLA Real Estate Agent

David, Ramiro & Erica
LA Loft & Condo Specialists
Call 888-838-2177
info@lalofts.me

5 Mistakes DTLA Loft Sellers Should Avoid

After years of dead open houses, price reduction after price reduction and failed attempts to sell homes, many real estate markets are picking up. This could be welcome news to someone who has been forced to have kids share a bedroom, suffer through a long commute or any number of reasons why folks would want to sell their home. Even though sales activity is up, sellers still must be ready to do what it takes to get their home sold. It’s still not the good old days. Buyers continue to be cautious and don’t want to make a bad decision. It’s more important than ever to do what it takes to work with potential buyers and prepare as best you can to get your home sold.

Here are five mistakes that serious sellers must avoid when going on the market today.

1. Not taking your first buyer seriously.

Ninety percent of the time, your first buyer is your best buyer. Real estate agents everywhere will tell you that they have seen this happen time and again. Generally speaking, the potential buyer who makes the first offer is highly motivated and ready to do business. The first offer might be lower than you’d like, but that’s what negotiations are for.

You can hold off in hopes of better offers, but many times properties sit on the market too longgrowing “stale” because the seller didn’t work with the first buyer. Three months later, the seller ends up taking 5 percent less than the first offer they received. By this time, that first buyer has already bought and moved on. The seller is kicking themselves for not making it work.

2. Offering buyers credits for work you’d rather not do.

Do your back steps have dry rot? Do you know of a leaky faucet and a few windows that won’t open or close properly? Does the HVAC system act up sometimes? Then invest the time and money needed to make your home as problem-free as possible before you put it on the market.

Buyers are busy, too. They don’t want to deal with repair or maintenance work after they close. What they will do is call out these faults, either with a low offer price or in asking for credits after their property inspection.

Instead of offering credits against the purchase price, invest some money up front and get the work done yourself. Your home will sell faster. And most likely, you’ll get your money back and then some, in the form of a higher price. A $500 visit from the plumber or electrician, before going on the market, could save $5,000 in a lower offer or requests for credits down the road.

3. Making highly personal changes to your Loft.

Recently, a seller of a new construction home in Los Angeles was adamant about adding a shiny sealant to his concrete garage floor. Why? Because, for some reason, he’d always wanted a clean garage floor and assumed a new buyer would as well. And yet, he was about to put his house on the market. His real estate agent advised him to skip the shiny sealant because the time and money would be better spent on small kitchen or bath improvements.

So, think carefully about any home project before selling. If you need to make choices on colors or styles, go with something neutral. If you’re not sure, ask your agent for a designer or stager referral. Remember, most buyers expect to add their own touch to the home once they close. Don’t try to do it for them.

4. Overpricing your Loft.

When you price your home too high, you’re not fooling anyone. Informed buyers know the comps in your neighborhood. And if they don’t, you can bet their agent does. If your asking price is too high, your home could sit on the market longer. The longer it sits, the staler it becomes to the marketplace. You may end up having to reduce the price — sometimes more than once. As agents or buyers flip through listings, they may simply ignore yours because the “days on market” is so high. They’ll assume something must be wrong with it and move on to the next listing. If you price your home just right from the beginning, the odds are in your favor that the final sale price will be higher than if you’d priced it too high and reduced it a few times. Plus, you’ll have saved yourself months and months of carrying costs, including mortgage payments and property taxes.

5. Making your Loft difficult to show.

With the market picking up, buyers and their agents are shopping online all the time. If your home is priced right and shows well, chances are you could get showing requests within hours of listing the home with your agent.

A serious seller must make the home easy to show to potential buyers. This means agreeing to broker tours or caravans up front and a few open houses right out of the gates. You should plan on having the home ready to show within 24 hours. Turning away prospective buyers or making it difficult to show sends a negative message — that you’re not motivated or serious about selling. If you have young children or pets or you work from home, plan showing times with your real estate agent up front. If you know you’re away on Monday and Wednesday afternoons, let your agent know, and they can work around those times.

Markets change, and buyers and sellers need to adapt to these changes. If you’ve been on the sidelines waiting for the right time to sell, this could be your chance at getting that number you needed. But it’s not as easy as just putting your house on the market. If you’re serious about selling, be wary of these mistakes. Hire a good real estate agent and make sure you put your best foot forward.

For more information, call 888-838-2177 or email info@lalofts.me

We assist clients in helping them buy and sell  in addition to leasing their condo and loft units . Please contact us for all your real estate needs.

DTLA Real Estate Agent

David, Ramiro & Erica
LA Loft & Condo Specialists
Call 888-838-2177
info@lalofts.me

4 Easy Ways to Renew Your Bathroom Without Remodeling

Bathrooms often come up last in remodeling considerations. Since these rooms tend to be tucked away out of public view, it’s easy to let your budget go to the more visible parts of your house first. But a lack of remodeling funds doesn’t mean you can’t update your outdated bathroom and make it worth spending time in.

We talked with six bathroom designers to get the scoop. Here’s how you can refresh your bathroom without breaking the bank.

traditional bathroom by Avenue B Development

1. Play With Paint

Painting walls, shelves or a vanity can be an inexpensive way to update your bathroom without having to make any other big changes. But before you start slathering a bright new color on your walls, take a few things into consideration.

Designer tips: “If you have obvious moisture problems that are so bad that paint is peeling or tile is falling off the wall, it’s time to bring an expert in for a new remodel,” says designer Linda Evans. “Moisture problems can lead to possible plumbing and ventilation issues that need replacement.”

If your walls are in good shape, then you’ll want to keep them that way. Use a water-based primer, recommends designer Kevin Wild. This will help keep moisture off your drywall and prevent mildew. You’ll also want to look into a mildew-resistant paint — many designers suggest using semigloss paint because it repels moisture and is easy to clean. “I love the look of matte walls, though,” says interior designer Barbra Bright. “Now it’s possible to have them in the bathroom too. Companies like Benjamin Moore make matte paint designed for high-moisture areas — no more shine.”

traditional bathroom by Rachel Reider Interiors

For those who think their bathroom ceiling is too high, designer Jan Neiges recommends painting the ceiling the same color as the walls — as long as they’re not white. This makes the bathroom feel warmer, because the color visually lowers and disguises the ceiling’s height.

Designer tips: For a quick design element with a custom look, contractor Leo Lantz suggests adding PVC wainscoting around the room and then using a different paint color above and below it. “This breaks up monochromatic walls and adds charm while being impervious to moisture,” Lantz says. A new paint job can help make an outdated vanity feel much more modern, too. No matter where you decide to paint in your bathroom, prepping the surface correctly is vital.

modern bathroom by RED PEPPER KITCHEN+BATH

2. Lighten Up

Even a great bathroom can feel drab and depressing when the lighting isn’t right. Start with the least expensive lighting fix. Trim thick shrubbery covering your windows from outside or replace thick curtains with some that let in light while retaining privacy.

Designer tips: Add a few mirrors or bright, large pictures to reflect existing light around the room. A room-length mirror can make an instant and impressive change. Designer Laura Pollardrecommends covering the entire wall length all the way up to the ceiling. “For a traditional or transitional look, leave a gap to glue trim around,” she says. “For a contemporary or modern look, go with no trim.”

For those willing to make a few minor structural changes, do what you can to take advantage of natural light. Evans suggests replacing a solid door with one with etched glass, while Bright says adding a solar tube can be an easy and affordable skylight alternative.

modern bathroom by tamar
3. Upgrade Your Accessories

Changing hardware and bathroom accessories may be the easiest and most inexpensive way to spruce up your bathroom. Choose drawer pulls in bright colors or unique materials to make a bold statement on a plain vanity.Designer tip: “The details are what matter,” says Wild. “Sometimes you don’t have a lot of wall space for art and accessories, so the gem in your room is the drawer pulls. This is where you splurge a little.”

eclectic bathroom by Tara Seawright

Use temporary accents — like your toothbrush holder, rug, art, soap dish and shower curtain — to add color and texture, since they can be switched out fairly easily.

Designer tip: Neiges often suggests putting the shower curtain rod higher up than the client had planned. This sometimes means buying a longer shower curtain or having one custom made. Neiges uses it to automatically bring the eye up and make a bathroom look more spacious.

contemporary bathroom by Erica Islas  / EMI Interior Design, Inc.

4. Simplify Storage

Half-empty bottles of shampoo, abandoned beauty supplies and perfume samples pile up fast, taking up valuable space in bathrooms. Storage solutions aren’t always attractive, so save yourself time, money and space by editing your bathroom supplies. Take a realistic look at what you really need each day, and store or get rid of the rest.

Designer tip: If you still need more storage, look to your walls for the answer. Bright and Pollard suggest installing something above the toilet tank, as it’s a space that’s often unused. High cabinets often work well for items used less often. Want even more storage? Switch out your pedestal sink for a vanity or place a few well-chosen baskets (with lids) in an empty corner.

For more information, call 888-838-2177 or email info@lalofts.me

We assist clients in helping them buy and sell  in addition to leasing their condo and loft units . Please contact us for all your real estate needs.

DTLA Real Estate Agent

David, Ramiro & Erica
LA Loft & Condo Specialists
Call 888-838-2177
info@lalofts.me