“I have a silly question” is something that I hear far too frequently and usually followed by something that I’ve been asked before and isn’t silly at all. Frankly, in my opinion, there are no silly questions.

Before I went full time into real estate, I taught health to 6-12th graders. Like real estate, the stakes were pretty high if questions went unasked. Believe me when I reiterate my opinion that there are NO silly questions. If there is something that you want to know about one of the largest purchases you will likely make — don’t be afraid to ask!

In the meantime though, here are a few of the most commonly asked “silly” questions that I get all the time!

Does the seller have to tell me if there is a ghost in their home? AKA, What must be disclosed?

To me, this is the epitome of a “silly question” and when I say that I mean: something everyone wants to know but doesn’t want to ask. Just further proof that a silly question doesn’t exist. Anyway, to answer the question in short — not in Virginia they don’t.

Sellers are only required to disclose material facts that would affect the value of the home, but ghosts are definitively non-material. Virginia is a “caveat emptor” state, which means “buyer beware”. In fact, the Virginia Residential Property Disclosure is a document listing sixteen items, from “Condition” & “Defective Drywall” to “Sexual Offenders” & “Historic District Ordinance”. All sixteen begin with the verbiage “The owner(s) makes no representations…”

While this may sound disheartening for those looking to buy property in the future, don’t worry — there are many opportunities for you to find out most of this information. Your Realtor will help you with resources and inspectors to ensure that you are well aware of what you are getting into before moving in.

Can I look in the closet? AKA, How up close and personal can I get with a home I want to buy?

As a general rule of thumb, I’d say treat a home that you are viewing the way you would want a visiting friend to treat your home, but maybe just a little nosier. Sellers will expect potential buyers to open a closet, go in an attic and poke around in the basement. However, things like adjusting the thermostat, turning on appliances, touching personal items, and forcing open something that’s been painted shut are definitely things to avoid.

A home showing is a time to see if you like the home. An inspection is the time to check if things are in order since inspectors are licensed and insured.

Who pays who? AKA, ANY money questions

If we haven’t gotten real enough — let’s get REALLY real. No one likes to talk about money, especially in the terms of “how much am I paying you?” But, it is a very valid question and one that must be addressed.

As a home buyer, all of the money you pay will go towards your home purchase. In addition to your down payment, there are closing costs that you will owe, mostly to the lender and settlement company in order to process your loan and title work. The Realtors however, are paid by the seller.

Will I need to buy new appliances? AKA, What comes with the home?

While it is typical in Virginia for all items attached to the home to convey (or come with) the home, this doesn’t always apply. The sales contract includes a list of conveyances, and it can typically be assumed that if a home has an item on the list, it will convey. However, there can always be exceptions.

Sample conveyances list from a real estate contract

Perhaps there is a light fixture that has been in the family for generations, or a hot tub that the seller already has plans for moving into their new home. In contrast, some homeowners have custom fit pieces such as bookshelves or custom rugs that would make no sense in their new home, so they leave it behind. While Realtors know what is “the usual” in their area, it is still important to double check each listing’s conveyances so that you aren’t disappointed.

For Sellers, I’d always recommend leaving the appliances. Most buyers would be disappointed to fall in love with a home that doesn’t come with any appliances, and they can tend to overestimate the amount they will cost. It is usually much more cost effective to simply leave the stove behind for the new buyer.

All of these questions above are actual questions I’ve been asked by more than one person. They’ve also all been qualified by the descriptive “silly question”. At the risk of sounding like a broken record, I will repeat — there are no silly questions!

Even if you think you know, but aren’t sure, ask! There should be a level of trust with you and your Realtor that you don’t feel silly asking the “silly questions”. Frankly, I’d venture to say that any professional who makes you feel silly after asking a question isn’t a professional at all.

Hope Peele is a licensed real estate agent with McEnearney Associates, Inc. in Alexandria, Virginia. She grew up in Old Town and currently lives in Del Ray. As a partner with The Peele Group, Hope is dedicated to guiding her clients successfully through the many faceted process of buying or selling a home. Contact Hope at 703-244-6115.

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1. What in the real estate market do you think has changed the most over forty years?

I would have to say technology has driven the greatest change. Look at the way we conduct our business today. Property information is available to everyone, agents and customers alike, at our fingertips. The internet, phone apps and QR codes give instant access in real time. Purchasers view photos and videos of homes for sale from their home or car. Contract offers are written, signed and presented to sellers electronically. The access to information makes everyone better informed. The systems and programs advanced through new technologies impact every aspect of the buying and selling process for real estate agents and their clients.

2. Why is it important as a business to be involved in the community?  

Our communities support our business. It seems only right that we should give back to those who make our success possible. Because we are so connected our agents naturally become involved in the many organizations, charities, business and programs that make our communities strong. We sit on boards. We contribute dollars to sponsor events. We advertise programs and fundraising efforts. Our clients do the same and make us aware of ways that we can help. We recently championed an effort to improve a park in D.C. in an underserved neighborhood. We painted structures, built new ones, cleaned up trash and had a great time doing it. That day about 60 of our agents wore their blue jeans and t-shirts and felt like we had made a difference. Why get involved? It feels really good when we do.

3. How has the pandemic changed the way your agents conduct business? 

Although real estate agents have been capable of working remotely for years, the pandemic forced us to fine tune our systems and skill sets. Instead of standard open houses we created virtual opens. Instead of on-site meetings we gathered on Zoom calls. We worked harder to communicate frequently with our fellow agents and our customers and clients. And we developed a greater appreciation for one another and longed to be together again.

4. What does your leadership role provide for clients?

At McEnearney Associates we have always believed that the benefit to our clients is delivered by our agents. The best agents in the business deserve the best support that a company can provide, so that they can in turn deliver exceptional service. Our managing brokers provide guidance, education, tools of the trade, and an environment where agents thrive and excel. That commitment empowers our agents to deliver on the promise of superior service and value to our clients.

5. McEnearney Associates has hit a new milestone in all of Alexandria, what do you think are the things that contributed to your firm’s success?

First and foremost, our agents. Without a doubt, they are the most well intentioned, skillful and determined group of real estate pros that I have ever known. They care about their clients and strive to succeed for them. They have the knowhow and tools required to tackle any situation. And they don’t give up when faced with a challenge. In addition, due to the excellence of our agents, we have a very loyal following in the communities we serve. Our reputation is nothing more than the sum of the reputations of our agents. And that is a tidy sum. A reputation well-earned and respected. Ours is a people business. We are fortunate to have very talented people.

We look forward to answering your real estate questions in 2022. Our best wishes for a Happy New Year!

If you would like a question answered in our weekly column or to set up an appointment with one of our Associates, please email: ALX@mcenearney.com or call 703-549-9292.

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When looking to buy a home, an important thing to consider is whether or not you are interested in having a home within either a homeowner’s association or condominium association. What is also important is understanding the differences between the two! While many have heard of HOAs and condos, not many understand exactly what they are. It is even a common misconception that the terms can be used interchangeably — however, they are actually quite different.

So, how can you tell the difference?

As a general rule, most apartment style homes and townhomes fall under an association and most detached homes do not. Of course, there are exceptions to every rule!

Differences Between an HOA & a COA

First of all, what is the difference between a Homeowner’s Association and a Condo Association? Condominiums usually exist within a building, in which owners own their own unit as well as a joint interest in the common areas. Common areas include community spaces such as patios and party rooms, as well as the roof and other exterior features, such as pools, tennis courts and more. Sometimes, they even designate windows and balconies to be common responsibilities. All owners in a condo building own equal share and financial responsibility for maintenance of these common spaces and responsibilities.

In a homeowner’s association, the ownership is a little different. Each member owns their own home and parcel of land. Common areas, such as playgrounds, pools, tennis courts, and parks are owned and maintained by the association. Sometimes the roads are maintained by the HOA, and sometimes it is the county responsibility. There is no joint ownership.

Both condos and HOAs have fees that the owners pay — typically monthly or quarterly. These are different from fines, which owners are required to pay if they break rules in the community. The rules for communities and associations can be vastly different from place to place. The majority of rules are in place with the intention of maintaining the integrity of the community and common areas.

Contingency Period During the Buying Process 

Once a contract is agreed upon and signed by both buyer and seller there is a required time period for the purchaser to review the association documents. In Virginia, the period to review is 3 calendar days from receipt. The documents will include meeting minutes, by-laws, rules, and other documents that can give a better understanding of the community and its financial stability.

The good thing about this contingency period is that it is required to be given to all buyers. In a competitive situation with multiple offers, buyers often waive contingencies such as inspection or appraisal. The document review period cannot be waived by anyone and puts everyone on the same playing field. All buyers have the right to know the details of the association they are joining, before they join, and will have the opportunity to cancel if they don’t like what they see.

What to Look for in Association Docs

In short, violations, upcoming assessments, maintenance plans and finances. The association will do a pre-sale inspection and there should be a cover sheet that lists any violations that the seller is required to fix. You and your Realtor should address this with the seller, because the association will expect the buyer to fix them after the sale. Also look for a disclosure on upcoming assessments. These can be hefty and if they are just under discussion at this point, and have not been finalized, an assessment will become your responsibility in future.

We also suggest that you read through any meeting minutes, as they often contain topics of discussion that are concerns to the current owners. This is valuable information if you are buying in the community. I also suggest reading through the current financial statements and most importantly, looking to see how much cash the association has in reserves for future maintenance.

If there is anything in the documents that you don’t like or feel uncomfortable with, you can void the contract during this period. There is no explanation required. It is incredibly important to look carefully and to relay any concerns to your realtor immediately.

What Can Be Included in Fees 

Of course, associations are not only about rules and fees! Common areas can also include fun things like pools, fitness centers and playgrounds. Also, some fees cover utilities like water, trash, gas — sometimes even electric, but don’t count on it! A huge selling point for many homeowners is landscaping. Some associations take care of tree trimming, snow removal, and exterior maintenance.

It is important to weigh the cost of the association with what you value most. If a 24-hour security guard is important to you, that peace of mind will cost you a little more.

A good lender should be able to include the dues when they run the numbers for your loan. They should be able to give you a very close idea of what your monthly payment will be.

It is incredibly important to ensure that you are able to pay for not only your mortgage, but also the association fees.

Pros and Cons

Of course, just because your home isn’t a condo or in an HOA doesn’t mean you can do whatever you want. Always be sure to check with the city before making any drastic changes to your home. Some homes are also in a historic district and are required to maintain the historic integrity of the home.

Like most everything else in life, there are pros and cons to all these options. For some buyers, it is perfect to have the amenities and features of a managed community, while others prefer fewer guidelines and requirements. It’s important to weigh all of the factors when deciding what is right for you. I would be happy to chat with you about your options and to share my expertise about buying a home.

Hope Peele is a licensed real estate agent with McEnearney Associates, Inc. in Alexandria, Virginia. She grew up in Old Town and currently lives in Del Ray. As a partner with The Peele Group, Hope is dedicated to guiding her clients successfully through the many faceted process of buying or selling a home. Contact Hope at 703-244-6115.

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For many a successful Realtor, this recruiting call will sound familiar: “Technology will boost your business and make you a star.” (While I agree it helps, personal relationships and real substance mean the most to me. Signed, Ann D.)

For instance, I absolutely hate to throw out old files which, of course, can be scanned into my iCloud account, the company server or a system we have called “Skyslope.” But, much like holding a real book instead of a Kindle, I really prefer reaching for the old, ink-stained file with scribbled notes from your purchase on North Fairfax Street or Mount Vernon Circle, or sale on Grand View or Prince Street, when it is time for me to sell or help someone buy that property.

What is so blasted precious? A wide range of hidden treasures can be found in those paper files – the first name of the scheduler for the unreachable master carpenter who put in the den bookshelves, the key pricing information for the French drain contractor, as well as for the contractor you didn’t choose and why, or the cell phone number for the talented electrician and his brother who can install fans in 14- to 20-foot family room ceilings (imagine the Flying Wallendas).

Oh, I’m not such a dinosaur that these people aren’t also in my personal Excel resource list, but the context, receipts, paint colors and scribbles are often a huge help in getting onto a pro’s schedule.

Luckily, I have outgrown many out-of-date practices – heck, we used to have 25 copies of a photo made at Ritz Camera, then wield Glue Sticks to attach them to the front of cardboard brochures! Open Houses were heralded with waving helium balloons before we realized that helium is a non-renewable resource – made on earth via nuclear decay of uranium, and it is recovered from mines – TMI? – we even had a tank here in the office.

And even I have graduated to creative tools – Saved Searches, instant alerts to screen and match listings, text flashes – though just last month I went “street walking” with a pen and notebook, like a flat-foot detective, to find clues for commercial lease opportunities – unadvertised empty spaces, old signs, etc.

I also rely on the personal strength and human excellence of my full-time assistant. We take any situation and make it better with laughter and a nice dose of creativity. Using the skilled, real people of our company’s in-house marketing staff means we can personalize each one of my listings far more effectively than using a standardized format in a technology-constrained data dump.

People are just better. We haven’t hired a robo-calling program to make cold calls as some firms have. Some vendors even use call centers to create lists of homeowners who don’t hang up when they are asked whether “they’d sell their home,” then sell those lists to startup real estate companies for targeted mailings or Meta blasts.

These thoughts and years of experience are brought to you by Ann Duff, Realtor, with McEnearney Associates. Based in Alexandria, Ann is busy day-in and day-out in DC, Maryland and Virginia, listing, selling, and leasing distinctive properties with and for wonderful people – and all with a splash of fun! Let’s Get Busy… contact Ann at 703.965.8700 or visit her website AnnDuff.com.

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If you follow real estate at all, you probably saw the announcement that Zillow is closing its iBuyer program. This is big news, but what does it really mean for Zillow and the real estate industry?

First, let’s clarify what is an iBuyer program. It’s where deep-pocketed online companies give sellers an instant cash offer on their house (the “i” in iBuyer is for “instant”). Usually the sales price is computer-generated (like a Zestimate), and the homes are bought unseen. The buyers are not typically looking to do major renovations and want to resell quickly.

Online buyers have existed for quite a while now, and many have been very successful. Zillow’s iBuyer program was not national but in a few carefully selected markets with plans to eventually roll out more extensively. Zillow was aggressive in its purchases, relying on the automated price generated. Some buyers were thrilled with their offers, receiving more than they may have expected. In fact, it appears Zillow overpaid for many of the homes and now has a huge inventory that it must sell off, potentially at a loss.

This doesn’t speak well for the Zestimate data or technology-based pricing methods. Why not? In large part, because technology can’t determine a property’s condition, a major factor in pricing homes.

This is no surprise to real estate agents. Recently, I was trying to price a home and was looking at the neighborhood comps. A home a few doors down that looked wonderful in the pictures had just sold for a fairly low price. I called the listing agent to understand why. According to her, the house had a very unpleasant pet-related odor, and the neighboring house was very cluttered, “like a junkyard”. These are extenuating circumstances that automated technology can’t determine or factor in.

Technology wasn’t the only downfall for Zillow’s iBuyer program. Zillow has not been immune to the global supply chain issues and labor shortages. When time is of the essence, these delays can be very costly for the home improvements sometimes needed. Finally, Zillow determined that the iBuyer business scale needed to be very large in order to be as profitable as was hoped and, in the end, they decided that this was something they did not want to pursue.

Does that mean Zillow is in trouble? In short, no.

Before 2018, when Zillow decided to get into the  iBuyer business as well as the mortgage business, it offered consumers a marketplace to sell, buy, or rent properties. It also marketed properties listed by real estate agents where buyers can search properties and reach out to an agent for more information or to schedule a showing. The person they contacted was not always the listing agent, but a Premier Agent who pays fees to Zillow to obtain leads.

This marketing program has mostly produced buyer leads. By getting into the iBuyer program, Zillow was hoping to be able to generate more seller leads for their Premier Agents, therefore hoping to increase the number of Premier Agents and their revenue stream.

While there are many in the real estate industry who fear Zillow is trying to replace the real estate agent, I do not believe this is their model at all. Contrary to popular belief, Zillow does not sell properties directly to the public. For their iBuyer program, they rely on a small group of staff to purchase properties. Once a home purchased through the iBuyer program was ready to sell, they would offer it to a vetted Premier Agent.

Real estate agents, of course, have the advantage for detailed information and acute market knowledge, but we can’t offer national searches. We are restricted by our local MLS. Here in the Washington area, we are fortunate to have an expansive area with feeds that include parts of New Jersey and Pennsylvania. But Zillow saw a gap, and thus an opportunity: give the consumer an opportunity to not be restricted by a single MLS.

Zillow is a fine place to start looking for a home, but it should be the first step, not the full process. Most buyers don’t want to wait too long before reaching out to a professional, as we often know about homes not yet listed that are for sale (see my last article “Full Market Exposure” for more details) or know the nuances of a particular home or market.

For those still interested in searching for an online cash buyer, there are still many online iBuyer programs out there. McEnearney Associates just launched McEnearney Advantage. The McEnearney Advantage offers our sellers the option of seeking iBuyers as a way to market their homes.

I recently had a client who wished to do this. We entered the information and received two viable online offers. The first came from a local flipper. We met at the property and he made an offer. The other was strictly an online offer. The seller wasn’t happy with the price offered and decided to move forward by putting his home on the market. The house sold for $38,000 more than the highest iBuyer offer. This isn’t surprising to many – it has been proven time and time again that sellers receive a significantly higher price when they list their home on the market versus selling off-market.

The bottom line is that Zillow is here to stay, as are real estate agents and iBuyers. We will all continue to compete for our share of the market, and we will all continue to offer different services to meet the evolving needs and demands of the consumer.

Rebecca McCullough is a licensed real estate agent in Virginia with McEnearney Associates, Inc. in Old Town Alexandria, VA. If you would like more information on selling or buying in today’s complex market, contact Rebecca at 571-384-0941 or visit her website RebeccaMcCullough.com.

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Many buyers I am working with lately are looking at the future potential of homes and considering properties that they will add additions to — either before they move in or in their long-term plans.

Some lots have the space for an entire extra room or would benefit from a large deck off the back, and others have the potential to be bumped up a level. Even smaller adjustments, like a new fence, garage, or shed can be important to know about before purchasing a home.

The first step in finding out about a potential add-on is to have your Realtor call the listing agent. They will be able to tell you if the seller has ever considered something like this before — sometimes, if you’re lucky, they will have plans from a builder to give you an idea of what could be done. Even if the seller has considered this option before and found that it isn’t possible, that is valuable information.

More commonly, they will have a survey from when they purchased the home. This is a document that shows where the boundaries of the property are, as well as measurements of structures, such as sheds or patios. If there is an existing fence, it will tell you which property it is on and which home it belongs to.

Survey example courtesy of jadsurveyor.com

If the seller does not have a survey, a buyer has the option to have the settlement company order a survey to be completed before they purchase the property. In Washington, D.C., a location survey is required in order to issue title insurance. In Maryland and Virginia, the survey is optional but highly recommended. A buyer can only order a survey once the home is under contract, therefore, this information is not available before making an offer unless the seller already has it.

If the home is in a community with a Home Owners Association (HOA), there will be guidelines in place that clearly state what can and cannot be added to the property. If other homes in the neighborhood have additions or updates similar to what you would like to do, it is very likely that you will also be able to add them to your home, but there are no guarantees. It is still very important to look over all the HOA documents, and if the update that you want is very important to you, a call to the management company or HOA president is recommended, before making an offer.

For a home in an HOA, once a home is under contract, the buyer will have a period (typically 3 days) in which they are given the opportunity to review the HOA documents and then void the contract if they see something they don’t like. Unfortunately, HOA documents are usually not available until you are under contract, so if a buyer has a specific question before making an offer, their Realtor can sometimes get answers from the listing agent.

Even if the home is not in an HOA, there will likely be city or county guidelines for what can be built on a property. For example, I added a new, larger deck to my home a few years after I bought it. I had to submit my property survey to the city, along with architectural plans, before I could begin construction. The city even provides a manual with specifications on what materials to use, and how things must be built to adhere to code.

Whether you are making updates to the exterior or interior of your home, you should always check if you need to get permits from the city or county. Many contractors will do this for you, however, a buyer should still familiarize themselves with what is even possible in the code ordinance for where they live. For example, although I was permitted to build a larger deck, due to set-back requirements, I would not have been allowed to have it wrap entirely around my duplex in Del Ray!

If you live in a historic district, like Old Town, there can also sometimes be more strict regulations in order to maintain the historic integrity of the community. You should check the Board of Architectural Review website, as your plans will need to be submitted for approval. And if your decision on whether to buy the home depends on it, call the city and ask how likely it is that your modification would be approved, then pick a contractor that is experienced with the jurisdiction and requirements for approval. I recommend that you always choose a contractor that is familiar with the jurisdiction.

Finally, it can be a good idea to get a general idea of what the cost will be. Your Realtor likely has a great contractor who they can refer to you for a general estimate. Even if you don’t want to make major renovations — maybe just fresh paint, or new carpet — an estimate can be good help in deciding how much you are able to do if you purchase a specific house.

Whether you are thinking about making changes to your home in the long term, or the near future, your Realtor can help you evaluate what is feasible for your situation! I have worked with countless buyers who go through this process and would be happy to help you create your vision for the perfect home!

Hope Peele is a licensed real estate agent with McEnearney Associates, Inc. in Alexandria, Virginia. She grew up in Old Town and currently lives in Del Ray. As a partner with The Peele Group, Hope is dedicated to guiding her clients successfully through the many faceted process of buying or selling a home. Contact Hope at 703-244-6115.

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First off, congratulations on the early stages of home buying!

Attending open houses at the beginning stages of your search can really help you narrow (or expand) what and where you are looking to purchase. They allow you to tour new neighborhoods you’re considering, define your likes, dislikes and things that are non-negotiable, gauge market activity, and define a clear picture of home value.

Once you attend a couple of opens, you’ll be a pro. Here are a few tips to get you started on the right foot:

Do a little research first

Decide what neighborhoods you’re most interested in and find homes that match your ideal price point. Although it can be fun to see all types of homes ranging in all types of prices, it doesn’t assist you in the long term. You want to use this time to set your expectations for what’s in your budget and what you like and don’t like before you truly enter the market. By attending open houses in your preferred areas, you can gauge other buyer interest and overall value for that type of home/area. It’ll help down the line knowing if you’re in a competitive area and price point.

No scheduling necessary, but keep an eye on the time!

Open houses are usually Saturdays and Sundays from 12-4 p.m. with common time slots being 12-2 p.m., 1-3 p.m. and 2-4 p.m. If you have too many on your list in varying neighborhoods, you may miss some. In the early days of in-person open houses during the pandemic, there were lines out the door and people had to wait to enter homes. Now, it’s up to the seller and listing agent on how they manage open house traffic, so be prepared to potentially wait. The average time to tour through an open house is about 15 minutes.

Wear shoes that you can easily take on and off

Sellers typically ask those attending an open house or a private showing to remove their shoes or wear the provided shoe covers (also known as booties). It’s a common courtesy to the seller!

Follow the Golden Rule

Treat the home as you’d want your home to be treated. Limit touch and keep your hands to yourself with personal items. You can always ask the agent present to assist you with opening closed closet doors or kitchen drawers.

Sign in!

As a courtesy to the seller and the agent present, please remember to sign in as you enter the home. With the resurgence of QR codes, most agents will have a touch-free way for you to quickly sign in with your smartphone.

Ask questions!

The listing agent or their associate present will greet you at the door and provide you with fast facts about the open. Don’t be afraid to ask specific questions or inquire about the basic facts again. It’s why they are there!

If you are looking to start your home search, please give me a call!

As a fifth generation Realtor and the granddaughter of an architect and builder, Sallie has deep roots in real estate. She is passionate for the charm, history, and architecture of Alexandria and its surrounding communities. If you would like more information on selling or buying in today’s complex market, contact Sallie today at 703-798-4666 or visit her website SallieSeiy.com.

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