CAARE
Dual Agency is a conflictive relationship that strips buyers and sellers of service to a level that can best be described as abandonment. Dual agency arises when the real estate broker is representing both the buyer and the seller. It is illegal in every other fiduciary profession except under the most extreme circumstances. It is routinely practiced in residential real estate where there is the least amount of training. When a real estate broker engages in dual agency they may not work to the advantage or the detriment of the buyer or seller. In other words, all the reasons you hired your broker vanish - often with little warning.
Dual agents are legally prevented from negotiating price or terms (two of the most important reasons consumers hire Realtors). And perhaps the biggest problem with this betrayal is that it usually presents itself with little warning to the client - it is a bait and switch. The broker could be acting in the client's best interests all the way up to finding the house that creates a dual agency. At that point the buyer or seller are on their own.
In a dual agency, brokers don't have to share the commission with other brokers so they make twice as much money. They profit greatly from this practice. Realtors, who typically have no understanding of the legal ramifications of their own fiduciary relationship with their clients, often illegally counsel their clients of the so-called "benefits" of dual agency. We're here to tell you that there are NO benefits and that you should NEVER agree to dual agency. Find a small brokerage firm with highly qualified real estate agents and demand that they not engage in dual agency. The likelihood of dual agency arising with a smaller firm is far less than with a large firm. For more on this topic click here.
Wednesday, September 21, 2011
Tuesday, August 30, 2011
Watch For "Green" Claims To Rise In Real Estate
The town of Thomasville, GA Is NOT immune to “Green Washing”
I was recently introduced to an article in the St. Petersburg Times that deals with the now-popular term "greenwashing". It was called "'Green' Houses in Name Only?" by Chuin-Wei Yap. I thought the author did a good job of framing the problem that is starting to crop up everywhere in real estate - sellers inappropriately identifying their homes as "green" or "energy efficient". I loved this quote:
"As home building slumps and environmentalism becomes a business advantage, a fast-growing market for green homes is becoming synonymous with "buyer beware"
The article addressed the lack of proper oversight in "green" claims and the frustrations certifying organizations face when they see claims being made. Since most of the oversight still is voluntary, there's nothing to stop a builder (or realtor) from making a claim that the home is energy efficient or even green-built. In fact, we have at least one builder I know of who's labeling their homes as energy efficient (they're nothing special, and are not certified as Energy Star or better to my knowledge). When I questioned the claim to the listing agent (in a friendly way) I got silence in reply.
"Greenwashing" is the general term for mis-representation or over-representation of a product's environmentally-friendly attributes. Keep a sharp eye out for this trend in real estate and "buyer beware".
http://activerain.com/blogsview/502458/watch-for-green-claims-to-rise-in-real-estate
"As home building slumps and environmentalism becomes a business advantage, a fast-growing market for green homes is becoming synonymous with "buyer beware"
The article addressed the lack of proper oversight in "green" claims and the frustrations certifying organizations face when they see claims being made. Since most of the oversight still is voluntary, there's nothing to stop a builder (or realtor) from making a claim that the home is energy efficient or even green-built. In fact, we have at least one builder I know of who's labeling their homes as energy efficient (they're nothing special, and are not certified as Energy Star or better to my knowledge). When I questioned the claim to the listing agent (in a friendly way) I got silence in reply.
"Greenwashing" is the general term for mis-representation or over-representation of a product's environmentally-friendly attributes. Keep a sharp eye out for this trend in real estate and "buyer beware".
http://activerain.com/blogsview/502458/watch-for-green-claims-to-rise-in-real-estate
Thursday, October 21, 2010
Dual Agency is the Ultimate "Bait and Switch."
Bait and SwitchDual agency is potentially one of the worst “bait and switches” possible because it involves the “switch” (abandonment) of a trusted advisor and advocate. Even with disclosures, consumers rarely expect the change in relationship that comes with dual agency and they are almost never prepared for the complete abandonment that defines dual agency. And despite the degradation in the level of services in a dual agency situation, the client still pays full commission in a dual agency.
Should Less Service Equate to a Lesser Fee?
The Consumer Federation of America came up with a recommended fee schedule that suggests a sliding downward scale to align the degradation of services that results from dual agency with a lowering of the fee Realtors charge. According to them, less service should translate into a lower fee. The Minnesota Bar Association incorporated this fee structure into their Standard Listing Contract, but since Realtors typically control which listing contract consumers sign, the Bar Association’s Contract is rarely used. (see attachments below). As a result, consumers typically pay the same amount for an agent who offers nearly no service (a dual agent) as they would for an agent who provides full service.
Compare to Attorneys
Attorneys possess incomparably superior education and licensing standards as compared to Realtors. In addition, attorneys are trained in how to manage conflicts of interest. Realtors are not.
Attorneys must have a post graduate doctorate degree and pass a State Bar Exam in order to become licensed. They also have a meaningful Code of Ethics that provides substantial and public penalties for infractions. Even with their tremendous training in agency relationships and conflict management, attorneys avoid dual agency because of the impossible situations it creates.
Licensing requirements for real estate agents are essentially non-existent. The minimum standard to obtain a real estate license doesn’t even require a high school diploma and an individual can often obtain their license after taking only a 30 hour class on how to pass the exam. And their "Code of Ethics" is enforced by peers (competitors) who are members of their trade association and all decisions are kept private. Licensing laws are typically lax as is enforcement of those laws.
There really is no comparison. Realtors do not possess the necessary training or education to engage in such a complex relationship as dual agency.
Despite the complete lack of minimum standards and the incredible complexity and danger of dual agency, it is now legal in most states for Realtors to practice dual agency. It is typically not legal for attorneys.
Attorneys run conflict checks to avoid dual agency and have for the most part bifurcated their profession into plaintiff and defendant firms. Nothing like that system exists for Realtors. We believe that it should. To make matters worse, Realtors don’t understand dual agency, they have little training in conflict management, the and disclosure forms are misleading and inadequate. Consumers don't understand it, are highly vulnerable and typically rely upon their Realtor for skewed and inconsistent “advice” about dual agency. And to totally drive the malfeasance home, Realtors are financially encouraged to practice dual agency and fondly refer to the bagging of dual agency clients as a “hogger.”
The Worst Kind of Swine Flu
Dual agency (aka "Hoggers") exist to enable real estate brokerage firms to double in size and to unfairly collect double commissions. It's greedy, dishonest and anti-competitive. Similar to theft by swindle, dual agency is highly profitable and relies upon the vulnerabilities of its victims to succeed. Oddly enough, dual agency was a response to an innovative entrepreneurial business model of exclusive buyer agency that was quickly gaining market share. Buyer agency offers a legitimate and substantial benefit to consumers in that agents sacrifice the profitability of both buying and selling properties for the exclusive loyalty that comes with only representing buyers.
Dual agency confused and misled the marketplace about buyer agency and all but destroyed the exclusive buyer brokerage innovation. It was a great loss as buyer agency aligned the agent’s financial interests with the interests of the client. It brought a higher level of integrity to the industry. It should be noted that exclusive buyer agency still exists and is promoted by a trade organization called the National Association of Exclusive Buyer Agents (NAEBA).
Omnipotent Lobbying Power
Instead of representing only buyers or only sellers, brokerage firms busted through the constraints of fiduciary case law in order to collect double commissions. Without an all powerful lobbying group behind them (National Association of Realtors “NAR”), it never would have been possible to legalize conduct that is more accurately described as a betrayal. The common law standard to permit dual agency requires a full disclosure of all the material conflicts of interest (an almost impossible standard) and the informed consent of the client (another almost impossible standard). Rather than adhere to these common sense standards, Realtor Associations across the country changed the law so that they could double dip. They amassed a colossal lobbying effort to rewrite state laws to allow for dual agency. In one lobbying effort they defiled two hundred years of common law and eliminated an important and already successful point of redress for consumers who were harmed by dual agency – class action lawsuits.
NAR – Dual Agency is a Totally Inappropriate Agency Relationship
Hypocritically, it should be noted that the National Association of Realtors previously took the position that, “Dual agency is a totally inappropriate agency relationship for real estate brokers to create as a matter of general business practice…The disclosures and consents necessary to make a dual agency lawful are so comprehensive and specific that a typical real estate broker cannot undertake them as a matter of routine.” Taken from “Who Is My Client? *– A Realtors Guide to Compliance with the Law of Agency” 1986 National Association of Realtors. See attachment below. The Executive Vice President of the Association also wrote a letter about the topic.
Dual Agency Should Be Banned
CAARE’s position on dual agency is that it should be banned. It is an insurmountable conflict of interest that results in the abandonment of the client when they need their agent the most – right when they find the property they want. No Dual Agency On Federally Funded Loans At the very least, investors who loan mortgage money should forbid dual agency in their transactions. In addition, HUD should forbid dual agency on all federally funded loans. When mortgage fraud is rampant, consumers need more than ever to be able rely upon their Realtor for exclusive representation and unbiased and untainted advice. We would like to see the elimination of disclosure statements that disclose bad conduct like dual agency and see in its place the elimination of bad conduct like dual agency.
Wednesday, September 22, 2010
Realtors misrepresenting listings as Energy efficient:
When looking for Energy efficient property in the Thomasville, Georgia area they are a few things to lookout for. Misrepresenting a listing and selling that listing on false pretense is a lawsuit waiting to happen for the agent or brokerage office.
1. Ask for certifications. If the home builder or Realtor does not belong to a nationally recognized organization, ask how and why they are making an eco-friendly claim. If they are certified, don’t immediately assume their paperwork is legitimate. Do some digging of your own to verify their claims, and the validity of their certifications. Realtors claiming Energy Efficient homes in Thomasville, Georgia better have third part verification documents to back it up or buyer I would file a lawsuit against the agent and brokerage office for misrepresenting that listing.
2. Don’t be an undereducated consumer. Do some investigating of your own to confirm that what they’re telling you is actually true. If you’re about to make an investment of several hundred thousand dollars, shouldn’t you get the maximum value for your dollar as possible?
3. Don’t fall for the window dressing. Just because they use nontoxic paint or installed insulation with a R-value above what the local building code requires, don’t assume the house is 100% green. Very few homes (if any) can be 100% green, so when you’re listening to a long list of stats about how great their product is, keep your suspicions up. Taking notes might help too.
4. Energy efficient products alone isn’t enough. Quality and workmanship are always paramount when buying a new home. So it’s entirely possible to have the best insulating triple paned windows on the market, but a small leak around the windowsill will negate their efficacy. It’s best to think of your house as a energy efficient system, rather than a combination of green products.
Beware Greenwashing Advertisements When Buying a New Home
http://www.grec.state.ga.us/consumer/complaint.html
1. Ask for certifications. If the home builder or Realtor does not belong to a nationally recognized organization, ask how and why they are making an eco-friendly claim. If they are certified, don’t immediately assume their paperwork is legitimate. Do some digging of your own to verify their claims, and the validity of their certifications. Realtors claiming Energy Efficient homes in Thomasville, Georgia better have third part verification documents to back it up or buyer I would file a lawsuit against the agent and brokerage office for misrepresenting that listing.
2. Don’t be an undereducated consumer. Do some investigating of your own to confirm that what they’re telling you is actually true. If you’re about to make an investment of several hundred thousand dollars, shouldn’t you get the maximum value for your dollar as possible?
3. Don’t fall for the window dressing. Just because they use nontoxic paint or installed insulation with a R-value above what the local building code requires, don’t assume the house is 100% green. Very few homes (if any) can be 100% green, so when you’re listening to a long list of stats about how great their product is, keep your suspicions up. Taking notes might help too.
4. Energy efficient products alone isn’t enough. Quality and workmanship are always paramount when buying a new home. So it’s entirely possible to have the best insulating triple paned windows on the market, but a small leak around the windowsill will negate their efficacy. It’s best to think of your house as a energy efficient system, rather than a combination of green products.
Beware Greenwashing Advertisements When Buying a New Home
http://www.grec.state.ga.us/consumer/complaint.html
Saturday, September 18, 2010
Wednesday, September 15, 2010
Trulia Blog About Real Estate in Thomasville, Georgia
Trulia.com
By Kim Woodard, Wed Sep 1 2010, 05:13
Real Estate is no different than any other profession, there are bad apples in every bunch and it doesn't matter the state you are in either. Until we as professionals take things into our own hands by going to our local Assocations, State Associations and even National if we do not get a satisfactory outcome these things will continue to happen and give all REALTORS a bad name.
By I Love Thomasville Realtors, Tue Sep 14 2010, 10:40
I regret that you feel this way about the Realtors in Thomasville, Ga. I have been a Realtor for about 5 years here in town and have enjoyed working with all the Brokers and Realtors. I found it offending to read that the only thing we care about is the "commission." That is not true, but it is our only source of income. I worked with a Broker a few years ago who waived his brokerage fees and my commission so that a non-profit would be able to purchase a property. My partner and I go the "extra mile" to make sure that we get to closing whether is helping with closing costs, reducing our side of the commission, or paying for some of the repairs. I am sure like us there are many others in Thomasville who do the same. Naturally some Realtors have more listings and Buyers than others. But look at their track record, their commitment and years in this business. You can not compete with that. I suggest you attend more Realtor functions and get to know us, than make your judgement. As for BANNING your home at Sweetbriar: NOT TRUE. Maybe your agent isn't marketing right or just maybe it is way over priced. I have tried to show it to a few of my clients and they weren't interested. Number 1 it is on Sweetwater Dr. and there are only a couple of homes built on that side of the development (one was a foreclosure) and the remaining lots were sold at auction. The home is not on the lake. The tax records show that it has 2099 SF not 2100SF as on listing (you want to be "picky"). And if you do a CMA your home is at the high end price per square footage. The median price at Sweetbriar Lakes is $122.00 a SF. The home on Sweetwater is priced at $147.95 a SF. Eco friendly or not, no one wants to have the most expensive house on the block especially when who knows when the rest of those vacant lots will be sold and built out. So, no, I don't think Realtors are "banning" you or your home. Three years on the market is a long time.....and it's definitely not all our faults! Writing negative and defamatory comments is not going to encourage cooperation from Thomasville area Realtors to assist you in selling your property. As for calling all of us Realtors "dirt bags," this just shows the level of your education. For your own enlightment, a lot of us Realtors serve on local charity boards, donate our time & money for good causes, active in our church & communities. We support & encourage each other especially now in these troubling economic times. God Bless you and I truly pray that you have a change of heart about Thomasville, Georgia and it's Realtors.
By CHB Eco Custom Homes, Tue Sep 14 2010, 20:29
I regret that you feel this way about the Realtors in Thomasville, Ga. I have been a Realtor for about 5 years here in town and have enjoyed working with all the Brokers and Realtors.
Response:
It is really nice that most Realtors like each other so much or they are just scared to be banned. There are many people in Thomasville, GA that feels like me but they do not have the recourses like I do to get it out to the consumers. So, if you think it’s only me your mistakenly wrong.
I found it offending to read that the only thing we care about is the "commission." That is not true, but it is our only source of income. I worked with a Broker a few years ago who waived his brokerage fees and my commission so that a non-profit would be able to purchase a property.
Response:
To be honest, this is very hard to believe, this comment just confirms to me that agents from the same brokerage firm are showing and selling their own listings to maximize their income. As being a professional am sure you can verify this.
My partner and I go the "extra mile" to make sure that we get to closing whether is helping with closing costs, reducing our side of the commission, or paying for some of the repairs. I am sure like us there are many others in Thomasville who do the same.
Response:
If this helps you sleep at night more power to you. I could not imagine any firm or Realtor that does this I would be really shocked if this is even possible in this town.
Naturally some Realtors have more listings and Buyers than others. But look at their track record, their commitment and years in this business. You can not compete with that. I suggest you attend more Realtor functions and get to know us, than make your judgement.
Response:
I have dealt with quite a few Realtors in this town and heard of many others to tell you that just because they have a lot of listings with no customer support whatsoever or even putting any effort in their marketing makes them such a great Realtor. Like they teach you in real estate the more listings you have the more other Realtors can sell them for you. Am a builder, how would I attend your Realtor functions? What will that do for me?
As for BANNING your home at Sweetbriar: NOT TRUE. Maybe your agent isn't marketing right or just maybe it is way over priced.
Response:
This property has been with two main brokerages in town. The first and second brokerage firm their extend of advertising was a yard sign and in a local magazine. No efforts were made to find out what was so different about this home but yet these two brokerages in today’s market continue to misrepresent some of their listing by claiming them as being energy efficient just to jump on the bandwagon. Just because new window, new A/C and extra insulation were thrown on the attic DOES not make that home energy efficient. This shows the ignorance. These listings are deceiving the consumer and as you know that is against the code of ethics as representing your listing and yourself knowledgeable in an area that you are not but yet continues to happen.
There are procedures and documentations in place in order to claim a property as more efficient then what it was or built to be energy efficient. As for my agent’s marketing, the brokerage that has it has gone way beyond my expectations of marketing my property. You as a professional should be aware how the agency works, the listing agent does the marketing for other agents to bring the buyer and as you stated previously that my property is over priced this must be the opinion of Realtors in Thomasville and why this property has been sitting for two years. I would like for you to ex plain to me as a Realtor what gives you the right to tell your client that my property is overpriced without knowing what it has that makes it so different then any other house that is being built and sold either by a Realtors or a fly by night builder which seems to be the realm of Thomasville. This is the reason why home prices are so low. Simple because of Realtors that push the only thing they know SQUARE FOOTAGE and just make an offer.
I have tried to show it to a few of my clients and they weren't interested.
Response:
You claim that you tried to show this property this is doubtful that you did and if you did you were selling it as a standard spec home. There is no Realtor in Thomasville that can explain not even previous listing agents what features this home has except my listing agent that took the time and extended her education and became the first Realtor to understand what this home is and what it offers. If you in fact did do this you would not hide behind a bogus name to address me. I am certain that you are aware of the blue house bank owned in my subdivision the listing agent came to see my property specifically in order to price her listing.
Number 1 it is on Sweetwater Dr. and there are only a couple of homes built on that side of the development (one was a foreclosure) and the remaining lots were sold at auction. The home is not on the lake. The tax records show that it has 2099 SF not 2100SF as on listing (you want to be "picky").
Response:
I am so glad that this point was touched upon and I will have the pleasure to explain. (I will be picky) So buckle up, because we are now in the okay corral. The home that sold on the lake recently at Sweetwater Dr. is stated on public records as 2260 sq. ft and this property was listed by two brokerage with two different square footages one was at 2353 sq ft and the second brokerage thought it would be more appealing to state the square footage at 2400 sq. ft. This property could have been 2400 sq. ft on plans but when it got built it was built at 2260 sq. ft. Who is unethical here? So, in reality this spec home property sold at $139.98 per sq. ft. making it overpriced. I can go on with three years of documentation of similar if not worse with this problem. Yes, I understand that public records is not always correct but as a professional you should question why the difference because it is very customary here in Thomasville not to finish bonus rooms which at later dates are finished without permits because if it was done with permits public records would be updated to the correct square footage. There has to be a protocol not just for Realtors to be fast to use the square footage by owner. Since this seems to be the way to sell the home with less square footage price I will instruct to change the square footage to BY OWNER because public records has it incorrectly that will bring my square footage price to what you guys think it should be so you guys can show it and not tell your buyers that it is overpriced.
And if you do a CMA your home is at the high end price per square footage. The median price at Sweetbriar Lakes is $122.00 a SF. The home on Sweetwater is priced at $147.95 a SF. Eco friendly or not, no one wants to have the most expensive house on the block especially when who knows when the rest of those vacant lots will be sold and built out. So, no, I don't think Realtors are "banning" you or your home. Three years on the market is a long time.....and it's definitely not all our faults! Writing negative and defamatory comments is not going to encourage cooperation from Thomasville area Realtors to assist you in selling your property. As for calling all of us Realtors "dirt bags," this just shows the level of your education. For your own enlightment, a lot of us Realtors serve on local charity boards, donate our time & money for good causes, active in our church & communities. We support & encourage each other especially now in these troubling economic times. God Bless you and I truly pray that you have a change of heart about Thomasville, Georgia and it's Realtors.
Response:
This paragraph just confirms that you have no knowledge about Eco-Friendly and energy efficiency and what a custom home entails because if you only sell homes by their square footage what does that say about your education.
Realtors need to stay with the times and sorry to bring you to reality you will hear more about my type of custom green homes because the building industry is heading that way and standard or mediocre building practices is not sufficient anymore.
People who are truthful about themselves and know who they are do not have to advertise their good deeds. My opinion of Thomasville is that it is a great town but to change my opinion of some Realtors remains to be seen. Until Realtors stop making accusations that my property is overpriced and take some effort to learn and inform themselves and their clients the property features and the difference between a spec home to a custom green home I will continue to bring awareness. You as a professional have other ways to sell a property then compare what property is the cheapest per square footage. Sellers in Thomasville are hurting and for a Realtor to tell them that their next door neighbor is selling for $86.00 square foot and compare those low end homes to their home and to sell cheaper to me that is just wrong. Remember I am a builder living next door to these homes that are being built. I personally would not sell one of these homes to my worst enemy, also my homes are not resold after one year purchase. I will be more then glad to sit with you and tell you how Thomasville Realtors took me to my current opinion. Can we all work together? The ball is on your court.
Our Custom Features to local fly by night builders and Realtor's who are also building and selling their own in Thomasville, Georgia:
http://www.capitalhomebuilders.com/PDFS/Compare-Our-Custom-Features-to-Other-Builders.pdf
By Kim Woodard, Wed Sep 1 2010, 05:13
Real Estate is no different than any other profession, there are bad apples in every bunch and it doesn't matter the state you are in either. Until we as professionals take things into our own hands by going to our local Assocations, State Associations and even National if we do not get a satisfactory outcome these things will continue to happen and give all REALTORS a bad name.
By I Love Thomasville Realtors, Tue Sep 14 2010, 10:40
I regret that you feel this way about the Realtors in Thomasville, Ga. I have been a Realtor for about 5 years here in town and have enjoyed working with all the Brokers and Realtors. I found it offending to read that the only thing we care about is the "commission." That is not true, but it is our only source of income. I worked with a Broker a few years ago who waived his brokerage fees and my commission so that a non-profit would be able to purchase a property. My partner and I go the "extra mile" to make sure that we get to closing whether is helping with closing costs, reducing our side of the commission, or paying for some of the repairs. I am sure like us there are many others in Thomasville who do the same. Naturally some Realtors have more listings and Buyers than others. But look at their track record, their commitment and years in this business. You can not compete with that. I suggest you attend more Realtor functions and get to know us, than make your judgement. As for BANNING your home at Sweetbriar: NOT TRUE. Maybe your agent isn't marketing right or just maybe it is way over priced. I have tried to show it to a few of my clients and they weren't interested. Number 1 it is on Sweetwater Dr. and there are only a couple of homes built on that side of the development (one was a foreclosure) and the remaining lots were sold at auction. The home is not on the lake. The tax records show that it has 2099 SF not 2100SF as on listing (you want to be "picky"). And if you do a CMA your home is at the high end price per square footage. The median price at Sweetbriar Lakes is $122.00 a SF. The home on Sweetwater is priced at $147.95 a SF. Eco friendly or not, no one wants to have the most expensive house on the block especially when who knows when the rest of those vacant lots will be sold and built out. So, no, I don't think Realtors are "banning" you or your home. Three years on the market is a long time.....and it's definitely not all our faults! Writing negative and defamatory comments is not going to encourage cooperation from Thomasville area Realtors to assist you in selling your property. As for calling all of us Realtors "dirt bags," this just shows the level of your education. For your own enlightment, a lot of us Realtors serve on local charity boards, donate our time & money for good causes, active in our church & communities. We support & encourage each other especially now in these troubling economic times. God Bless you and I truly pray that you have a change of heart about Thomasville, Georgia and it's Realtors.
By CHB Eco Custom Homes, Tue Sep 14 2010, 20:29
I regret that you feel this way about the Realtors in Thomasville, Ga. I have been a Realtor for about 5 years here in town and have enjoyed working with all the Brokers and Realtors.
Response:
It is really nice that most Realtors like each other so much or they are just scared to be banned. There are many people in Thomasville, GA that feels like me but they do not have the recourses like I do to get it out to the consumers. So, if you think it’s only me your mistakenly wrong.
I found it offending to read that the only thing we care about is the "commission." That is not true, but it is our only source of income. I worked with a Broker a few years ago who waived his brokerage fees and my commission so that a non-profit would be able to purchase a property.
Response:
To be honest, this is very hard to believe, this comment just confirms to me that agents from the same brokerage firm are showing and selling their own listings to maximize their income. As being a professional am sure you can verify this.
My partner and I go the "extra mile" to make sure that we get to closing whether is helping with closing costs, reducing our side of the commission, or paying for some of the repairs. I am sure like us there are many others in Thomasville who do the same.
Response:
If this helps you sleep at night more power to you. I could not imagine any firm or Realtor that does this I would be really shocked if this is even possible in this town.
Naturally some Realtors have more listings and Buyers than others. But look at their track record, their commitment and years in this business. You can not compete with that. I suggest you attend more Realtor functions and get to know us, than make your judgement.
Response:
I have dealt with quite a few Realtors in this town and heard of many others to tell you that just because they have a lot of listings with no customer support whatsoever or even putting any effort in their marketing makes them such a great Realtor. Like they teach you in real estate the more listings you have the more other Realtors can sell them for you. Am a builder, how would I attend your Realtor functions? What will that do for me?
As for BANNING your home at Sweetbriar: NOT TRUE. Maybe your agent isn't marketing right or just maybe it is way over priced.
Response:
This property has been with two main brokerages in town. The first and second brokerage firm their extend of advertising was a yard sign and in a local magazine. No efforts were made to find out what was so different about this home but yet these two brokerages in today’s market continue to misrepresent some of their listing by claiming them as being energy efficient just to jump on the bandwagon. Just because new window, new A/C and extra insulation were thrown on the attic DOES not make that home energy efficient. This shows the ignorance. These listings are deceiving the consumer and as you know that is against the code of ethics as representing your listing and yourself knowledgeable in an area that you are not but yet continues to happen.
There are procedures and documentations in place in order to claim a property as more efficient then what it was or built to be energy efficient. As for my agent’s marketing, the brokerage that has it has gone way beyond my expectations of marketing my property. You as a professional should be aware how the agency works, the listing agent does the marketing for other agents to bring the buyer and as you stated previously that my property is over priced this must be the opinion of Realtors in Thomasville and why this property has been sitting for two years. I would like for you to ex plain to me as a Realtor what gives you the right to tell your client that my property is overpriced without knowing what it has that makes it so different then any other house that is being built and sold either by a Realtors or a fly by night builder which seems to be the realm of Thomasville. This is the reason why home prices are so low. Simple because of Realtors that push the only thing they know SQUARE FOOTAGE and just make an offer.
I have tried to show it to a few of my clients and they weren't interested.
Response:
You claim that you tried to show this property this is doubtful that you did and if you did you were selling it as a standard spec home. There is no Realtor in Thomasville that can explain not even previous listing agents what features this home has except my listing agent that took the time and extended her education and became the first Realtor to understand what this home is and what it offers. If you in fact did do this you would not hide behind a bogus name to address me. I am certain that you are aware of the blue house bank owned in my subdivision the listing agent came to see my property specifically in order to price her listing.
Number 1 it is on Sweetwater Dr. and there are only a couple of homes built on that side of the development (one was a foreclosure) and the remaining lots were sold at auction. The home is not on the lake. The tax records show that it has 2099 SF not 2100SF as on listing (you want to be "picky").
Response:
I am so glad that this point was touched upon and I will have the pleasure to explain. (I will be picky) So buckle up, because we are now in the okay corral. The home that sold on the lake recently at Sweetwater Dr. is stated on public records as 2260 sq. ft and this property was listed by two brokerage with two different square footages one was at 2353 sq ft and the second brokerage thought it would be more appealing to state the square footage at 2400 sq. ft. This property could have been 2400 sq. ft on plans but when it got built it was built at 2260 sq. ft. Who is unethical here? So, in reality this spec home property sold at $139.98 per sq. ft. making it overpriced. I can go on with three years of documentation of similar if not worse with this problem. Yes, I understand that public records is not always correct but as a professional you should question why the difference because it is very customary here in Thomasville not to finish bonus rooms which at later dates are finished without permits because if it was done with permits public records would be updated to the correct square footage. There has to be a protocol not just for Realtors to be fast to use the square footage by owner. Since this seems to be the way to sell the home with less square footage price I will instruct to change the square footage to BY OWNER because public records has it incorrectly that will bring my square footage price to what you guys think it should be so you guys can show it and not tell your buyers that it is overpriced.
And if you do a CMA your home is at the high end price per square footage. The median price at Sweetbriar Lakes is $122.00 a SF. The home on Sweetwater is priced at $147.95 a SF. Eco friendly or not, no one wants to have the most expensive house on the block especially when who knows when the rest of those vacant lots will be sold and built out. So, no, I don't think Realtors are "banning" you or your home. Three years on the market is a long time.....and it's definitely not all our faults! Writing negative and defamatory comments is not going to encourage cooperation from Thomasville area Realtors to assist you in selling your property. As for calling all of us Realtors "dirt bags," this just shows the level of your education. For your own enlightment, a lot of us Realtors serve on local charity boards, donate our time & money for good causes, active in our church & communities. We support & encourage each other especially now in these troubling economic times. God Bless you and I truly pray that you have a change of heart about Thomasville, Georgia and it's Realtors.
Response:
This paragraph just confirms that you have no knowledge about Eco-Friendly and energy efficiency and what a custom home entails because if you only sell homes by their square footage what does that say about your education.
Realtors need to stay with the times and sorry to bring you to reality you will hear more about my type of custom green homes because the building industry is heading that way and standard or mediocre building practices is not sufficient anymore.
People who are truthful about themselves and know who they are do not have to advertise their good deeds. My opinion of Thomasville is that it is a great town but to change my opinion of some Realtors remains to be seen. Until Realtors stop making accusations that my property is overpriced and take some effort to learn and inform themselves and their clients the property features and the difference between a spec home to a custom green home I will continue to bring awareness. You as a professional have other ways to sell a property then compare what property is the cheapest per square footage. Sellers in Thomasville are hurting and for a Realtor to tell them that their next door neighbor is selling for $86.00 square foot and compare those low end homes to their home and to sell cheaper to me that is just wrong. Remember I am a builder living next door to these homes that are being built. I personally would not sell one of these homes to my worst enemy, also my homes are not resold after one year purchase. I will be more then glad to sit with you and tell you how Thomasville Realtors took me to my current opinion. Can we all work together? The ball is on your court.
Our Custom Features to local fly by night builders and Realtor's who are also building and selling their own in Thomasville, Georgia:
http://www.capitalhomebuilders.com/PDFS/Compare-Our-Custom-Features-to-Other-Builders.pdf
Tuesday, September 14, 2010
Thomasville, Georgia Real Estate Agents Boycotting Green Homes and green home builders.
Small town does not embrace green building, but some agent’s listings are fast to misrepresent their listings as Energy Efferent.
It is the twenty first century and the concept of green building—which may have sprouted as a trend from a select group of forward thinkers—is slowly becoming standard practice. If going green is the future, it seems that the future has arrived. And it is here to stay.
According to McGraw-Hill Construction’s 2009 Green Outlook, “The overall green building market (both non-residential and residential) is likely to more than double from $36-49 billion in 2009 to $96-140 billion by 2013.”
The report says that 70 percent of consumers report they would be more inclined to purchase a green home in a down market.
“It is likely that green will reach the mainstream of the global marketplace and achieve critical mass.”
So why is green building growing so rapidly?
It seems the awareness of climate change, with eyes also focused on other pressing environmental issues, is driving society to find a sustainable way of living, and fast.
This heightened consciousness, coupled with the facts—that green building saves on energy costs while creating a durable, healthy and higher quality home—draws many closer to the green building industry.
It doesn’t hurt that architects and design companies are catching on and creating attractive options for consumers, such as prefab homes, green communities, and apartment complexes.
While some of these projects may first seem costly, they not only offer a high quality of construction, but also help save on long term energy costs—which in the end balance out with original overheads.
Additionally, green rating systems, such as LEED for Homes and Energy Star, have become more prevalent, making it easier for those interested in meeting green standards to succeed in their mission.
Today, the demand for green building is high and continues to rise, growing simultaneously with society’s dependence on fossil fuels, elevating again and again with each bump up in fuel prices.
So, yes, green building is good, but what exactly is it?
Energy wasted
While this question requires a thorough answer, this article can only highlight the basics:
Green building implies a process of designing and constructing a home that is energy efficient, one that uses fewer materials while making better use of the materials purchased. The building shell, or envelope, is the most important factor as this determines most of the energy flow.
“We waste 50 to 90 percent of energy in our buildings,” award-winning architect Michael McDonough said. “Energy use per square foot has gone up 14 percent per year in buildings over the past 10 years.”
Green building needs to result in a highly durable home that saves on energy costs, provides a healthy life for those inside it, while minimizing the home’s footprint on the environment.
A green home strives to have high indoor air quality; what is inside the home—from building materials to furniture—should not add toxins to the air. Products that do not emit VOCs (volatile organic compounds) should be used as much as possible.
A green home should save on energy and resources such as electricity and water. If the building envelope is constructed properly, the energy needs of a resident can decrease up to 80 percent. McDonough recommends autoclaved aerated concrete for the shell.
It is airtight; and with its thermal properties, it can save up to 50 percent of energy used for heating and 75 percent in air-conditioning energy use.
Solar power for hot water is also a great advantage. Water consumption should be minimized by using low-flow shower heads, high-efficiency toilets, and high-efficiency or tankless water heaters.
Recycled materials or materials that can be recycled should be used, as should products that are locally made. Products should be resilient to avoid unnecessary replacement and repair.
Whether building a home or remodeling, there are many ways to go green. It begins by thinking green—understanding the advantages of life inside a green home as well as its benefit to the environment all around.
By Adam Miller
It is the twenty first century and the concept of green building—which may have sprouted as a trend from a select group of forward thinkers—is slowly becoming standard practice. If going green is the future, it seems that the future has arrived. And it is here to stay.
According to McGraw-Hill Construction’s 2009 Green Outlook, “The overall green building market (both non-residential and residential) is likely to more than double from $36-49 billion in 2009 to $96-140 billion by 2013.”
The report says that 70 percent of consumers report they would be more inclined to purchase a green home in a down market.
“It is likely that green will reach the mainstream of the global marketplace and achieve critical mass.”
So why is green building growing so rapidly?
It seems the awareness of climate change, with eyes also focused on other pressing environmental issues, is driving society to find a sustainable way of living, and fast.
This heightened consciousness, coupled with the facts—that green building saves on energy costs while creating a durable, healthy and higher quality home—draws many closer to the green building industry.
It doesn’t hurt that architects and design companies are catching on and creating attractive options for consumers, such as prefab homes, green communities, and apartment complexes.
While some of these projects may first seem costly, they not only offer a high quality of construction, but also help save on long term energy costs—which in the end balance out with original overheads.
Additionally, green rating systems, such as LEED for Homes and Energy Star, have become more prevalent, making it easier for those interested in meeting green standards to succeed in their mission.
Today, the demand for green building is high and continues to rise, growing simultaneously with society’s dependence on fossil fuels, elevating again and again with each bump up in fuel prices.
So, yes, green building is good, but what exactly is it?
Energy wasted
While this question requires a thorough answer, this article can only highlight the basics:
Green building implies a process of designing and constructing a home that is energy efficient, one that uses fewer materials while making better use of the materials purchased. The building shell, or envelope, is the most important factor as this determines most of the energy flow.
“We waste 50 to 90 percent of energy in our buildings,” award-winning architect Michael McDonough said. “Energy use per square foot has gone up 14 percent per year in buildings over the past 10 years.”
Green building needs to result in a highly durable home that saves on energy costs, provides a healthy life for those inside it, while minimizing the home’s footprint on the environment.
A green home strives to have high indoor air quality; what is inside the home—from building materials to furniture—should not add toxins to the air. Products that do not emit VOCs (volatile organic compounds) should be used as much as possible.
A green home should save on energy and resources such as electricity and water. If the building envelope is constructed properly, the energy needs of a resident can decrease up to 80 percent. McDonough recommends autoclaved aerated concrete for the shell.
It is airtight; and with its thermal properties, it can save up to 50 percent of energy used for heating and 75 percent in air-conditioning energy use.
Solar power for hot water is also a great advantage. Water consumption should be minimized by using low-flow shower heads, high-efficiency toilets, and high-efficiency or tankless water heaters.
Recycled materials or materials that can be recycled should be used, as should products that are locally made. Products should be resilient to avoid unnecessary replacement and repair.
Whether building a home or remodeling, there are many ways to go green. It begins by thinking green—understanding the advantages of life inside a green home as well as its benefit to the environment all around.
By Adam Miller
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