The Massachusetts Real Estate Guy

The "Un-Christianity" of some "Christian" Real Estate Agents ...

I might get hate email or comment posts for this ... That's okay... I need to get this off my chest...

I REALLY hesitated writing out THIS post, believe me, but this bothers me...

A couple of months ago, I had a phone call from an agent in another part of the country...

Through my blogging, he found me and contacted me concerning a referral he wanted to hand over to me ...

Which I deeply appreciated, don't get me wrong. I was curious as to why he singled me out. I was hoping it was due to my blogging, my qualifications on various important topics in real estate. Maybe he liked my online "personality"... who knows? 

Whatever it was, I was a little "curious"...

So, he called. Asked me the usual. How many years, my area of service. 

Then he asked me a bizarre, really bizarre question. I NEVER imagined THIS question could be construed as a "qualification"...

If this type of question was asked by a potential employer to a job interviewee, I can only imagine the civil right violations and the potential for lawsuits it may have opened up.

"Are you a Christian" real estate agent?  Because my friends, they asked me to find them a "Christian" real estate agent."

Like I said, I was absolutely floored ...

It took me a moment to regain my thoughts. The first thing I thought was  "I'm NOT dealing with THIS jerk."... "Who need this?"
 

He kept asking that same question, "Are you a Christian" real estate agent? over and over again. If anything, I felt he was (unintentionally) sort of "taunting" me ...

I was flabbergasted.  Stunned, was more like it.  I couldn't believe it.  I immediately mentally tried to answer to myself, "what does it matter?"

I mean, we do live in America, don't we?

Plainly speaking, I was insulted.  I didn't want to deal with this narrow minded jerk.

So, I quickly collected myself, and explained I just didn't feel comfortable answering his question. He gave me a long, "drawling" kind of laugh, like he verbally exposed the devil in a lie, and then I told him someone else would be calling him.

In other words, my marketing efforts and blogging made someone else a potential commission because I didn't like the position I was put in by this "Christian"...

A Christian, mind you, who acted very "Un-Christian like".

How Christian? Eh?

What irks me is the indirect discrimination the referring agent practiced. 

I just didn't like it.

Whether or not I'm a Christian has nothing to do with the issue, and I'm not looking to get anyone in trouble. I am looking to expose a very important, very frustrating, issue at hand. The issue of how religion can be used to practice prejudice in a "commission" only, independent contractor status type of hiring. 

LOL, what's even funnier is, up until now, I pretty much have tried to keep religion out of my real estate discussions. Didn't even think of it, to be honest. I mean, really, when you think of it, who cares?

But it's wrong. You know it's wrong. It can be construed as a violation of housing laws.  I want NO part of it, on any end. BUT IT'S WRONG..

I honestly don't even go there, in terms of religion, when dealing with the public. However, I worry about agents like the guy I am writing about, because if he did THAT to me, what did he do to others?

I never considered someone's religion to be of paramount importance when I went to a Doctor, hired or recommended an accountant, a lawyer, chiropractor, or auto mechanic. 

Christian Real Estate Websites have been under fire before for similar allegations, as I found out when I did a "Google" Search.
I guess my gripes were someone else's too, a while ago...

Which begs the question; would most of these "Christian" real estate agents work with non Christians in terms of helping them buy or sell property?

I think you know the answer to that ... and that's what I don't like, the "one sidedness"....

Let me turn the tables and ask, are they saying they are more honest than everyone else?

Does that make everyone who doesn't meet "their" standards liars? Unethical? 

What was that Jesus said? "Let he without sin cast the first stone"

Yeah, right ...

How dare they?

And that, my friend, is the honest "Truth"... no matter what my religion is ... or yours, for that matter....


 

Michael Jackson Michael Jackson Michael Jackson Michael Jackson

Just figured I’d write something, ANYTHING about Michael Jackson. I’d be a fool NOT to,  after I read that Google got hit hard with hits… 

This is my blatant attempt to “capitalize” on the “I wanna know how, why, and even ‘if’ Michael Jackson died”… craze…

I’m not gonna speak ill of the dead, so don’t go there.. I actually have THAT album.  You know, “Thriller”… bought it when it first came out to look “cool”.. I think I even have a white suit (won’t fit now, LOL)…

I’ll just post MY memories and thoughts on this guy. And by the way, I DID see the memorial yesterday. Very touching.  Felt very badly for his kids..

I just wish MJ had the sense of control to live a while longer. No, I’m not a fan. I’m just human…

If you access MLSPIN Data, YOU should pay your MLSPIN dues!

I'm going to be a very vocal, very public whistleblower on THIS issue! I pity anyone who crosses paths with me on THIS one!

Recently, it seems there's been a couple of agents and people who access MLSPIN data, and use THIS data overtly and openly without paying their MLSPIN dues!

Well, I'll be darned if I catch someone doing that and I let them get away!

You see, as an agent, I have to PAY quarterly dues to access MLSPIN Data. That's one way MLSPIN gets their money to stay in business.

And that's fine.. What I personally may think of the dues doesn't really matter. If I "wanna play, I have to play"... is pretty much what it all comes down to.

Now, if there's an agent that is affiliated with an office that subscribes to MLSPIN, that agent (all agents) are expected to pay their dues.

I guess there is an exemption for rental agents and personal assistants.

When it comes to personal assistants, I'm all for not charging dues for them. Personal assistants (licensed ones, I assume) are accessing the MLSPIN information to assist the agents that employ them. 

I don't agree with the decision about rental agents. I need more clarification on this, I suppose, however, my view is, if you access MLSPIN to get data, to potentially make money, then you should pay.  However, from what I understand, a rental agent IS exempt from paying dues as long as they are working under a broker of record.

My biggest concern however, isn't with the cost. There is also the SECURITY...

When you join MLSPIN, you can also elect to lease a lockbox "keypad" (depending on membership level). This keypad will allow access to properties that have the "electronic" lockbox on them.  Very safe, very effective way to show property.

There are penalties if an agent "lends" a lockbox to another agent for a showing, and well, there should be.

The lockbox "thinks" the person gained access to a property by reading the information from the keypad. We don't want to mislead the listing agent who's entering the property. There SHOULD BE and I'm GLAD there are fines and penalties.

So, if "Joe" works at Blah Blah Realty, and IS NOT a member of MLSPIN, they call the listing agent to show the property, and if the agent is stupid enough NOT to check and see if the agent is a paying subscriber to MLSPIN, the listing agent has effectively allowed ANYONE off the street access to the home!

That's why I LOVE the showing service I subscribe to. The first question I get from the operator is "May I have your Agent ID Number please?"

MAPass is an OPTIONAL service, and NOT all agents use it. Some agents are VERY security concious and do their job. Some aren't even aware.

Maybe if they read THIS blog post they will be aware!

Getting back to the "saga" of the agent who doesn't belong @ MLSPIN, there are SEVERE penalties and I mean SEVERE, imposed on the broker owners of companies that allow these shenanigans to take place.

First, as mentioned, it's a security issue.  Who am I dealing with?

Secondly, why should I pay and you shouldn't?

In the past couple of months, I've heard of  offers written by these "agents" and of course, they got duly reported (not by me) and their broker owners in turn got fined.  I hear all sorts of nightmares.

I have NO qualms about reporting ANYONE!  It's wrong, and like I said, these offenders can get as smug as they want to be, BUT if anyone of these folks cross MY path, they will get reported!

This week’s comments – The Good, The Bad, The Ugly…

Each week, certain events continue to amaze me…

This week, I approached a couple of owners who are in danger of foreclosure; there seems to be a mass wave of a hypnotic trance that “immobilizes” the majority of them; they won’t call their lender to discuss their situation. If they do, and the results are unfavorable, they won’t consider a short sale.  They won’t seek guidance or advice; pretty much, with the vast majority of them, they bury their head in the sand and act like eventually, this will go away..

It won’t happen that way.  I can understand the “paralysis” these folks go through; however, a time for any action MUST be taken.

Foreclosure is THE worst option anyone takes. Maybe you won’t care about this now, but you;’ll care later. Maybe in 3 years, 5 years, 8 or even more…

You can say anything you want, but the facts are the facts…Eventually, you should care.

… especially when there are SO many resources to help you too..

Chances are, your own lender doesn’t want you to wind up in foreclosure…

It’s like talking to the walls with some of these folks. It’s so frustrating to see this pattern of “self destruction”, repeated on a daily basis.

And now, did you hear the news?  “They’re” expecting a whole new wave of foreclosures, a THIRD WAVE, of foreclosures, to come crashing down…It’s supposedly going to be MORE DEVASTATING, MUCH MORE DEVASTATING, THAN the last two.

It’s expected to be SO bad, that I personally am get involved in the short sale and reo aspect of sales much more intensely than ever.  I swear, I try, I really do; I try to tell people NOT to slide in foreclosure. At least give it a good fight. Don’t do the disappearing act!  Don’t go through the embarrassment of having your name splattered all over the “Notices” section of the local paper (They do print upcoming foreclosure actions, you know).. Wanna be secretive? Do a short sale!

Let me repeat .. If YOU want the Whole World NOT to Know Your situation, THEN DO A SHORT SALE!  You’re going to leave the house one way or another, if you can’t stay! Might as well leave with your dignity intact!

Maybe you’ll even be able to buy another home in a couple of years. Start over again. AT a better market condition for those buying. 

VERY UNLIKELY IF YOU GO WITH THE FORECLOSURE ROUTE!!

Places and cities I personally have NOT seen get bank owned and short sale listings are now starting to creep up. 

There’s NO other way for me to say this. 

I want to “bust” all the misconceptions and fallacies people may have or may have heard of in terms of short sales versus foreclosures.  If you have a problem, call me at 508-365-3581 or email me and let me see if I can help you.  Anywhere in the country. I will get you the help you need through one of my referral networks and contacts.

Sure, I may make a commission or a referral fee.

BUT YOU ALSO GET ME!

Most likely, you won’t pay anything, anyway…

Honestly, I know now how “Ben” felt being surrounded by the zombies in the original classic horror movie;  “Night of the Living Dead”..

I don’t mean to be nasty, and I am trying to say this with a LOT of LOVE, but the frustration of watching people totally give up is very very sad; it “gets” to me.

For every person I may anger with this post, I hope 5 others get the help, advice, and solution they may be able to get.

Technorati Tags: Short Sale,Worcester,Metrowest,help,foreclosure,avoid,massachusetts,Ma,Mass

Unscientific Study: Most Foreclosures I see nowadays are Former Short Sales Mishandled…

I’ve been noticing this and here’s the situation; unless the lender “killed” the sale by potentially cashing out more on the foreclosure if the borrower had PMI (Private Mortgage Insurance) which gave the lender(s) more than what they would make with a short sale,  a good amount of current foreclosures were previously listed, and at sometimes RIDUCULOUS prices, as either short sales or just badly overpriced listings.

Which means there is a responsibility that real estate agents who are Realtors® have to follow, and THAT is;

according to the 2009 Realtors ® Code of Ethics;

Standard of Practice 1-3

Realtors^®, in attempting to secure a listing, shall not deliberately mislead the owner as to market value.

To go to someone’s house and list a property at an overpriced number because “the owner told me” is like allowing “Dr. Kevorkian” to prescribe medication because the patient simply has a bad day…

So, why does this sort of thing happen?

I suspect it has to do with one of the following…

1.  The agent doesn’t know how to do a short sale and figures, “well, this is a hopeless case, anyway, so I’ll just list it and if the miracle of 2009 happens, great! If not, I don’t care anyway, or, at least I tried”…

2.  The agent REALLY doesn’t know what they’re doing …

3.  The Seller gets TOO selfish and says “Hey, if I don’t get anything outta this, let’em take the house.”…

What about the credit rating?

Honest to God, if a seller can sell at a Short Sale, and doesn’t, that is probably one of the dumbest things they do!

You don’t have to be behind in payments to do a short sale! You only have to prove “Hardship!”…

So many people get so much bad advice; so much confusion… It’s ridiculous! 

Yes, short sales are tough!  Yes, short sales are a pain!  Yes, Yes Yes!

BUT..

If it’s the only way, it’s the only way…

I have done a good number of short sales. The process is pretty much the same. The work is brutal. BUT.. The reward is good, and believe me, I’m NOT talking financially speaking. I’m talking the knowledge I helped someone… A negotiated settlement is always better than a court judgment in most cases. At least you know what to expect.  

Where housing is headed...

Interesting article.

Asbestos Alert and Information

In the 26 plus years I have been in the real estate profession, I want to bring up a topic that, for some reason, apparently isn't discussed widely. That topic is asbestos. 

I received an email from Jesse Herman of The Mesothelioma Cancer Center a couple of weeks ago with some information that I am going to pass on to you folks here. I apologize to Jesse; I have been "straight out" with work, previewing properties and writing offers. I am admitting I neglected this blog; hey, all I can say is, something sometimes has to give. 

However, the subject of asbestos is a very serious matter.  Working in Central Massachusetts, I see (and have seen) A LOT of properties with asbestos insulation over older heating systems. Encapulation and removal are probably the two most recommended methods to deal with pre-existing asbestos. THIS IS NOT SOMETHING I WOULD RECOMMEND AS A "DO IT YOURSELF" JOB!!! Bad enough I'm a former smoker, the last thing in the world I would want to do is attempt to touch asbestos, breathing all those "little guys". That's what this post is about. the dangers and the consqequences.  Besides, I think it's illegal to attempt to remove or encapsulate asbestos. Please correct me if I am wrong. 

I am going to take the information Jesse provided and paste it here on this post, plus provide a separate link to a pdf file with the same information. Again, if you are either contemplating buying or selling a property with asbestos, you should have information so you'll know beforehand what's involved. Here is the information ...

Due to the state’s 400 year old existence, there are hundreds of businesses and homes in Massachusetts that have utilized asbestos-containing materials. Asbestos became a prominent building material in construction around 160 years ago. Asbestos use became widespread throughout the 20^th century as a form of insulation, piping, brake lining and flooring because of its fire resistant and versatile qualities.

Although many buildings have undergone renovations and have had asbestos deposits removed, there is still a chance many contain the toxic substance. Many schools and public facilities depended on the substance for heat, sound and fire insulation.

Potential Massachusetts homebuyers or those remodeling older homes, it should be known that the inhalation of asbestos fibers can present many serious health concerns for you and your family. This is not to make you frightened because asbestos exposure is easily preventable by taking simple precautions. There are now many eco-sustainable options that make the use of asbestos obsolete.

From 1980 and the year 2000, the state suffered 613 casualties as a result from mesothelioma, a malignant lung cancer that occurs only through asbestos exposure. Accounting for three percent of cancer diagnoses in the U.S. alone each year, the amount of asbestos incidents has lead to mesothelioma attorneys fighting and advocating victim rights. Manufacturers were aware of its health damaging components but continued shipping the product anyways, leaving millions of employees and individuals exposed to the substance.

The Massachusetts Department of Environmental Protection will help and assist citizens in the disposal and removal of asbestos. According to state and federal laws, the removal must be performed by abatement contractors who are trained in handling toxic materials. If asbestos is in good condition, it will not pose any health hazards. It is highly recommended for home and business owners to not disturb any suspected asbestos, as this can make its fibers become airborne. The failure to remove asbestos

materials prior to remodeling, renovation or demolition activities may result in penalties from exposure, decontamination and higher costs.

In the state, construction practices are upgrading methods to suit better lighting, heating, cooling systems and environmentally habitable insulation. Some eco-friendly alternatives to asbestos insulation include: cellulose, which is becoming a popular new green insulation material. It is chemically treated to reduce levels of mold. Cotton fiber is made from recycled batted material and is then treated to be fireproof.

These options have been shown to reduce annual energy costs in the home by 25 percent. The move to a greener lifestyle will build on the change to healthier methods of building products, home remodeling and renovation.

Downloads:
Asbestos Infomation     Asbestos Illustration

Link to Asbestos.com

I've been very busy lately... Reo's, Short Sales, Multiple offers...

Yup, sorry I lagged in writing posts, but I've been very busy lately, mainly with short sales. 

I think I'll try to at least type a couple of sentences every couple of days, instead of writing a major big post once every so often. Probably easier for everyone to read, too.

Based on activity, I can tell you, properties are "flying" off the shelves!  Some are being sold within the hour! 

It doesn't matter if it's a bank owned or a "human being" owned property. If it's competitively priced, it'll move!

If you prefer to think that's a property being "given away", you stick to your opinion, let me not try to change your mind. I frankly, am too busy.  

But I personally am seeing multiple offer situations, with bids over and sometimes even WAY OVER asking price.  It's a war out there! 

A client who lost out on a couple of multiple offer situations asked me; "I thought it was a buyer's market out there!" 

Yes, my friend, it is.  When you're looking at a property (3 family) that's on the market NOW for $100,000 and probably has offers over $110,000, that's still better than $300,000... what THAT property may have sold for in 2004.

Yup, it's a buyer's market, all right...

I heard rumors that seem to be coming true.  In terms of short sales and reo (bank owned) properties,, I hear that soon enough you will start seeing a reduction in the availability of reo bank owned real estate and a rise in "short sale" properties.  This makes sense, what with the government stepping in and trying to slow down the foreclosure rate.

It's great news BUT "things" need to happen... to make this process smoother.

Number 1, in terms of short sales on government loans, I heard that lenders will be REQUIRED to pay 6%.

Couldn't be happier with that. Any "Realtor" haters out there, go work twice as hard for half salary and THEN stop by and comment on THIS blog....

Number 2, Lenders will NOT be able to pick and choose their own choice of appraisers.  They will have to use an appraiser who will be in a rotating pool.

I can see why this is happening, to reduce lender fraud, and for that, I have NO problem with this. 

However, as a friend of mine, who was previously in the mortgage industry, pointed out to me, it also elevates the appraisers who DON'T know what they're doing or are horrible appraisers to a new level..

I've observed over the years that REPUTABLE lenders tend to pick REPUTABLE appraisers. Scumbags pick Scumbags. "Birds of a feather flock together..."

Well, we'll see how THAT turns out...

I looked all over for more training on short sales.  With the short sales I've done in the past year I can tell you, I've learned a couple of things;

1.  I will either handle the short sales myself or ask my clients to get legal help. As for loss mitigation companies, I couldn't see what extra advantage they bring to the table.  Lenders prefer to work with LICENSED Real Estate agents anyway, in my view.

2. Sometimes lenders pull tricks out of their hats in the last possible minute, like the case I had where they "all of the sudden", in the last day before the closing, wanted the seller to take a non secured loan for a lot of money (let's say for this discussion, $40,000), because when it came down to the nitty gritty they were going to make more by foreclosing the property due to the private mortgage insurance! What a cruel, cruel thing to do in the last minute.

3. What attracts me to short sales the most is not that they are much much more difficult; what attracts me is the fact that a person who does a short sale may be in a position to buy again and start all over in around 2 years!  Having a foreclosure can be devastating....

I think it's about time short sales are standardized and possibly even regulated. Waiting 2 and more months for just an answer from some of these lenders is bad, bad for the buyer, bad for the seller, bad for the lender. Any ideas, anyone?

I've written enough now. Gotta go to an appointment. In the meantime, comment away!

Definately NOT a GOOD idea...

I wouldn't do this if you want to sell your property yourself.  This definately might give the wrong type of signals to prospective buyers.. Better to call me and see if I can help...

15 companies that may not survive 2009?

One of my fellow agent partners from Keller Williams found THIS article. Even though I heard this stuff before, I really didn't care then...

Here is the excerpt from the article, which first appeared at the WXYZ - TV (Detroit) website.

"5. Realogy Corp. - which employs about 13,000 people. The biggest real-estate brokerage firm in the country is suffering from double-digit declines in both sales and prices. The company, which includes Coldwell Banker, ERA and Sotheby's franchises, carries a huge debt load that goes back to the 2007 real estate implosion. It is also facing legal problems over it's attempts to refinance its debt."

Just before I left, I did in fact, receive an email from "corporate", imploring us fellow agents to ignore these "rumors".. and nothing could be further from the truth.  Basically, the email was telling us to understand everything was fine with Realogy. The email sounded sincere; I had no reason to doubt it or second guess it.

My take?

I really DON'T care...

It doesn't matter to me. Real Estate agents are "independent contractors", meaning we are self employed. I "choose" to affiliate myself with Keller Williams, and my system and way of doing business is very complimentary to their "model".  I am very familiar with the Coldwell Banker "model".  I've worked that model from 1997 through 2004, and again from 2006 through January 2009.

If Realogy folds, I'm sure Coldwell Banker will be acquired by another real estate entity.  Who knows who it could be? It could be one of the remaining real estate "models". It could be Proctor & Gamble, for all we know. How about Microsoft? Now there's a scary thought LOL.. (Just kidding),.. Maybe a reorganization will occur. Maybe Coldwell Banker will stand on it's own. Maybe Chrysler will step in (Chrysler Banker?).. Who knows? Who cares? 

I don't. I don't think the general public does. The only ones who really really care are the employees, understandably so, and the stockholders.  To me, real estate is a person to person, consultative business. Yes, it involves sales, but, at least in the way I practice real estate, it's consultative in approach. That's why I have "clients".. not just "customers"... I don't need "corporate this. and corporate that." Sure, there's some "corporate" at Keller Williams, but then again, there's also "culture". And that is what made the biggest difference for me.

The recent layoffs, shutdowns, and office consolidations  that took place didn't matter to me in least.  That is a by product of a tough economy, which is the best "efficiency expert" anyone could ever hire.

Seems like Gary Keller's books, "The Millionaire Real Estate Agent" and "Shift" really come to play here.

The whole industry is changing. For some that's great news. For others, that's another nail in the proverbial coffin.  BUT... make no mistakes about it, the industry is changing.

"Change is the essential process of all existence..." If you're a real estate agent, a potental or present seller, buyer, whatnot, try looking ahead for any possible insights. Use the past as history and look forward for direction.  

This guy here to the left would agree... (Mr. Spock)