Tri-City Area and Real Estate Blog

As a home seller, you have a wide range of choices when deciding how to market your property. This includes whether you’d like to offer—or authorize your agent to offer—compensation to a buyer’s agent as a way to attract potential buyers. Here’s what you need to know as you consider your options related to offering compensation:

What is an offer of compensation and why make one?

An offer of compensation is when you—the seller—or your agent compensate another agent for bringing a buyer to successfully close the transaction. Offers of compensation help reduce out-of-pocket costs for prospective buyers, which in turn may bring more potential buyers for the transaction. These costs can be especially significant for first-time buyers, lower- to middle-income buyers, or those from underserved communities.

Are offers of compensation mandatory?

No. It is up to you to determine if making an offer of compensation is the best approach for selling your property. Agents who are REALTORS® are here to help answer your questions and guide you to make a decision that works for you.

As a seller, does my agent need my permission to offer compensation to a buyer’s agent?

Yes. Your agent can only offer compensation or make a payment to a buyer’s agent if they have your written approval and signoff on the amount.

What types of compensation can I offer?

There are many options available to you as a seller to discuss with your agent. These could include a flat fee paid directly to the buyer’s agent or allowing your agent to share a part of their compensation with the buyer’s agent. Beyond compensation, you could also consider offering a buyer certain concessions, such as covering closing costs, to make the total home purchase more affordable for them.

How will a buyer’s agent know if there is an offer of compensation?

Offers of compensation can be advertised in many ways. If you approve an offer of compensation, it can be shared through common marketing methods such as flyers, signs, brokerage websites, social media posts, or simply through a phone call or email. Offers of compensation cannot be listed on Multiple Listing Services (MLSs), online platforms that compile home listings from many different sources.

Do I have to advertise an offer of compensation if I decide to make one?

No, it’s up to you to decide. Advertising can help get the word out to bring more buyers to the table, but you can also choose not to advertise and instead negotiate the offer in a purchase agreement.

You mention concessions—what does that mean?

A seller concession is different than an offer of compensation. It is when a seller covers certain costs associated with purchasing a home for the buyer. Concessions can make home ownership more accessible for buyers by reducing upfront expenses. These can cover things like some transaction costs or property repairs.

How do I know what option is best for me?

When you work with an agent who is a REALTOR®, you are working with a professional guided by ethical duties under the REALTOR® Code of Ethics, including the pledge to protect and promote the interests of their clients. Your agent will work with you to weigh your options, answer questions, and develop a strategy you are confident in. You can read more about REALTORS’® duty to put client interests above their own here.

Practices may vary based on state and local law. Consult your real estate professional and/or consult an attorney for details about state law where you are purchasing a home. Please visit facts.realtor for more information and resources.

“Copyright NATIONAL ASSOCIATION OF REALTORS®. Reprinted with permission”

Updated on Sept. 20, 2024

Why now’s the perfect time to replace appliances.

The temps are starting to drop, and the smell of wood smoke is in the air. That’s when veteran homeowners know it’s time to do these six things if they want to avoid trouble or overspending.

#1 Buy Appliances

Whisper to them. Do a rain dance. Whatever it takes to get your old appliances to wait until fall to go on the fritz. Manufacturers bring out their latest models during the fall, and store owners offer big sales on appliances they want to move out — like last year’s most popular dishwasher. So September, October, and November are great months to buy.

But October is right in the middle, when there’s still plenty of selection and retailers might be more willing to haggle.

Refrigerators are the exception because new models don’t come out until spring.

Related: What Specific Days Will Get You the Best Deals on Appliances

#2 Switch the Direction of Ceiling Fans

Most have a switch to allow the ceiling fan blades to rotate either clockwise or counterclockwise. One way pushes air down to create a nice breeze, and the other sucks air up, helping to distribute the heat. Think counterclockwise when it’s warm and clockwise when it’s cool.

#3 Clean Windows

Daylight is about to dwindle so why not get as much of it as you can? Clean off all the bugs, dust, and grime from your windows while the weather is still warm enough to comfortably do the job. For streak-free windows, combine one-quarter cup of white vinegar with one-quarter to one-half teaspoon of eco-friendly dish detergent and two cups of water.

If window cleaning isn’t a DIY job at your home, schedule a professional window cleaner (who, unlike most of us, is able to do it even when temperatures plummet) before the end of the month. The closer it gets to the holidays, the busier they get. Bright sunshine on winter’s arkest days makes the effort totally worthwhile.

#4 Schedule a Heating Unit Checkup

To help your family feel their toes all winter, schedule early in the month for your heating unit to be serviced. As temperatures drop, service companies get busier.

Whether you hire your heating company’s technician or a contractor to do it, they’ll clean soot and corrosion from the combustion chamber, replace filters, and check the whole system for leaks, clogs, and damage. Nothing pairs with a pending blizzard better than the assurance that you’ll be weathering the storm with warm air piping through the vents and cocoa in hand.

#5 Disconnect, Drain, and Store Outside Hoses

In October, you can get so focused on leaf cleanup and shrub trimming that you forget about your outdoor spigot and hoses. When the temperature drops below freezing, the water inside an outdoor hose can quickly freeze, and the outside spigot can even burst, according to Bieg Plumbing & Mechanical in St. Louis.

To remove the nozzle and hose, start by closing your shutoff valves to outside faucets. Squeeze the spray nozzle to release the water pressure; then remove the nozzle. Finally, disconnect the hose, let the water drain, and store the hose, keeping its natural shape, in your garage or basement. You can even find hose hangers starting at about $10 at Amazon or a big box store.”

#6 Insulate Exposed Pipes

If you’ve ever dealt with a burst pipe, you know it’s a sad, wet disaster that’s worth preventing. To avoid the stressful (not to mention, expensive) ordeal, prep your home’s exposed pipes with foam or heat tape, choosing the one that will work best in your climate. Remember, the most at-risk pipes are often those in unheated areas such as an attics, crawl spaces, and garages, so secure those first.

“Visit Houselogic.com for more articles like this. Reprinted from houselogic.com with permission of the National Association of Realtors®”

Your guide to hiring the listing agent who can set you up for success.

Your home is where you’ve lived and loved, laughed and cried, and huddled and snuggled. You’ve been through a lot together.

Now that it’s time to put it on the market, you’re likely feeling some sadness and plenty of anxiety. How often does your future depend on selling your past? If you’re a little overwhelmed, it’s understandable.

But there’s also good news: You don’t have to go it alone. A listing agent has your back when you’re dealing with financials like setting a listing price, as well as marketing, staging, and making repairs. They can also help you navigate more personal issues, such as setting a selling timeline and identifying what you’re hoping to achieve with the sale.  

That’s why it’s important to find an expert who’s right for you and your situation and who can help you get what you want.

Know What a Listing Agent Can Do for You

Before you start interviewing prospective agents, decide what you want to get out of the selling process. With so much money on the table, you need to define your goals so that you can find an agent who will support you in reaching them. It helps to understand what a listing agent does besides selling your most valuable asset.

The listing agent will: 

• Work with you to price your home
• Market your home (we’re talking photos, social media promotion, and staging that shows off your home to its best advantage — the works)
• Negotiate with home buyers
• Usher the home sale through inspection and closing

Now, let’s break down those steps.

Pricing Your Home

The big question is, How do I set the price? The short answer is lean into your agent to recommend a well-informed and accurate listing price. 

So, how can you tell if an agent — who could be a relative stranger — is choosing the best price for your home? Take these two actions:

1. Know generally what your property is worth. Research the prices of local comparable properties, or comps. But understand the limits of online property sites. Run your info by your agent for an informed perspective. 
2. Ask the agent for pricing information on homes they’ve recently sold. Find out the differences between their listing prices and how much the homes ultimately sold for. When you’re evaluating the agent’s pricing history, look for accuracy. Nobody wants their house to languish on the market or to have to keep lowering their price.

Marketing Your Home

The listing agent will also spread the word that your house is on the market. They’ll combine longstanding marketing techniques — like direct mail, signage, and open houses — and current options like social media platforms. Savvy agents will post pics of your house on Instagram, Facebook, Twitter, and any other platform that can get likes plus the attention of other real estate agents who can bring buyers to the table.

Negotiating With Buyers

When offers start pouring in, your agent will negotiate with prospective buyers on not only the sale price but also what contingencies (aka special circumstances) are attached to the contract. As with any negotiation, stress can result from uncertainty and conflicting priorities between you and the other party — in this case, the buyers. You’ll want an agent who will step up for you and who has a negotiation style you’re comfortable with.

Closing the Sale

Once you’ve signed a purchase agreement with a buyer (woo-hoo!), your agent will help you navigate the remaining steps. Those include negotiating post-inspection home repair requests and dealing with last-minute surprises before closing.

The average listing agent can do all of the above. A great listing agent also inspires your confidence that they’re getting the best price for you and representing you and your home in the best possible light. 

Steps to Find a Great Listing Agent

Aim to hire a listing agent six to eight weeks — or more — before the day your house is listed on the market. You’ll be grateful for the cushion, especially if the agent you ultimately hire suggests you make repairs or upgrades to your home before it’s listed. (That wouldn’t be unusual.)

Start With Your Network and Use the Internet

To find prospective agents, start with your network. Ask friends, relatives, neighbors, and colleagues for recommendations. Word-of-mouth endorsements can be priceless.

You can also turn to another friend: the internet. Property websites such as realtor.com® have directories that let you search for agents in your area. These databases can clue you into important details, such as an agent’s years of experience, number of homes sold, and past client reviews.

Eighty-one percent of home sellers contacted only one candidate before picking their listing agent, according to a seller profile report from the National Association of REALTORS^®. While that may be the norm, it’s smart to shop around. Interview at least three agents before deciding on the one you want to work with. 

Ask Agents These Questions

During the interviews, ask these questions to help assess whether an agent is the right fit you:

Agent Experience

• How long have you been in the business? Generally, the more experience an agent has, the more they’re tapped into the local market. 
• How many homes have you sold in my neighborhood in the past year? An agent doesn’t necessarily have to specialize only in your community, though that would be ideal. You do want someone who has recently sold at least a few homes in your neighborhood and knows the local and hyperlocal inventory.
• What’s the typical price range of homes you sell? Most agents work across multiple price points, but you don’t want an agent who has never sold a home in your range.
• What’s your fee? Compensation for your agent is fully negotiable, and if your agent is a REALTOR®, they must abide by the REALTOR® Code of Ethics and have clear and transparent discussions with you about compensation. When finding an agent to work with, ask questions about compensation and discuss what you would like to offer buyers.

• How will you market my home? The agent should present a comprehensive marketing plan for your listing. This should include strategies for staging your home, taking professional photographs of your home, promoting the listing on social media, marketing to other brokers, and scheduling open houses.
• How long on average are your listings on market? What is your average sold-to-list price? This can help you suss out whether the agent is a solid marketer and negotiator. The agent can pull statistics from the local multiple listing service, or MLS. 

Agent’s Work Style and Approach

• Do you work as an agent full-time? As in most professions, work experience doesn’t guarantee skill. That said, much of real estate is learned on the job.
• Will I be working with you directly or with a team? Some agents lead or work as part of a sales team. The lead listing agent shares client responsibilities with other agents. So, one agent may handle private showings for a listing, and another may host open houses. A benefit is that for the same fee, you get several people working for you. But if you want the sole attention of the listing agent, you may want to stick to a one-on-one arrangement. 
• Will you provide one-on-one service? Whether you’re working with one agent or a team, ask how responsive they can be to you, your timeline, and your goals.

It’s in your best interest to pick an agent who understands your goals, fits your personality, and can sell your home for top dollar. When you meet someone who can offer all of the above, congratulations! You’ve found your listing agent.

First Thing: Know What You’re Signing Up For

Now that you know what you’re looking for in the right listing agent, make sure you know what you’re committing to when you sign that agent’s “representation agreement.”

Exclusive Right-to-Sell Agreement

When choosing agent representation, you can sign an exclusive agency agreement, which offers one brokerage the exclusive right to sell your property. Under this agreement, you’re giving the agent’s brokerage and the agent the right to sell the home for a mutually agreed-upon time period and compensation. IOW you get peace of mind that you have a dedicated agent; the agent gets peace of mind that you’re using only their services. Other common terms include the agent’s duties to you, such as marketing and a dispute resolution plan.

Alternatively, you can opt for an open listing, which gives multiple agents the chance to sell your home. But when agents know a listing is exclusively theirs, they’re fully invested in selling the property.

Length of Contract

Every contract has an expiration date, but the contract length can vary. Some are three months; others, six months. It depends on what you and the listing agent agree on. If the contract expires before your house is sold, you can list your home with another agent. 

Of course, there’s a chance you might sign an exclusive listing agreement but not be satisfied with the job your agent is doing. Make sure the representation agreement has a cancellation or termination clause that lets you void the contract before the expiration date without any financial penalty.

Understand How a Listing Agent Gets Paid

So, at the end of the day, how do listing agents get compensated for their work? 

When you begin working with a listing agent, you’ll sign a listing agreement. This legal document authorizes the agent’s broker (the person who manages the brokerage and the agent) and the agent to represent you in selling your home. The listing agreement covers the real estate compensation you’ll pay. Payment can be an hourly rate, a flat fee, or a percentage of your home’s sale price. The compensation and the services provided are negotiable.

If you agree to pay a percentage, you might ask your listing broker to offer a concession, or a percentage of their broker’s fee, to the buyer’s broker. This is called a “split” and has been standard practice for years. But your listing broker needs your authorization to make this offer. If you and your listing broker decide on a split, the listing agreement much include that information.

If you forgo a split, you might later decide to offer financial incentives (or concessions) directly to the buyer. This money would be disbursed to them out of the sale proceeds to use as they please. For instance, they could use it to compensate their broker or pay for closing costs. Again, as with your listing agent’s compensation, concessions are fully negotiable and up to you.

So, if you’ve read all of the above guidelines, you’ve done your homework to find a great agent. Now you’re ready to sell that house.

“Visit Houselogic.com for more articles like this. Reprinted from houselogic.com with permission of the National Association of Realtors®”

Your Guide to Negotiating an Offer

What you need to know to get the best deal for you.

When it comes to evaluating offers for a house, what’s good for the goose isn’t necessarily good for the gander. An offer might generate joy in one seller and disappointment in another.

To figure out whether an offer you receive is “good” — and whether you should negotiate — you’ll need to do two things:

So, what do you, the seller, need to know before you negotiate with a home buyer? We’ve got answers to some commonly asked questions.

1. Think back to your original goals and ask yourself whether this offer helps you meet them.
2. Get advice from your agent, who can help you get the best deal for your situation, wants, and needs.

What’s a Counteroffer?

When you receive an offer, you can accept it as is, reject it outright, or make a counteroffer — a move that opens negotiations with the buyer.

Unless you’re being offered an amount equal to or above the full listing price, many buyers expect you to make a counteroffer. That’s why a lot of buyers make an initial offer that’s lower than the asking price — and why their initial offer may be less than what they’re willing to pay.

Got Low-Balled?

Rather than being offended, evaluate the offer objectively. Maybe the closing date trumps the money. If the offer’s really out of touch, your agent can ask the buyers for their reason. That may offer useful intel about your home or relate to the buyers’ budget

What Should a Seller Prioritize?

Before you start negotiating, you’ll want to know what you’re hoping get from the buyer. Obviously, money is important. But it’s not everything. You’ll want to consider other factors, including timing, when crafting a counteroffer.

So, sit down with your agent and discuss your goals. Do you want more money? A faster closing period? Fewer contingencies? When you review these types of questions with your agent before responding to an offer and have a crystal-clear sense of your priorities, the negotiation process will go more smoothly.

Who Has More Leverage?

Ready to play hardball? Hold up, slugger. First, you have to consider your position on the field. How much negotiating power do you really have? The answer depends on several factors.

A lot depends on your local market conditions. If you’re in a buyer’s market, meaning the supply of homes exceeds buyer demand, you may have to make some concessions to secure an offer. If you’re in a seller’s market, homes are flying off the shelves and selling at or above list prices. In that case, you may be able to persuade a buyer to offer more money for the house. Or you could reject some contingencies (aka provisions that must be met for the transaction to go through).

Your timetable will also impact whether you have the upper hand. If you’re not in a rush to sell, you may be free to negotiate more aggressively. But your hand may be tied if you’re in a time crunch because, say, you already bought your next home and don’t want to pay two mortgages at one time.

In any case, confer with your agent. They can help you objectively assess your position and determine the right negotiating strategy.

How Long Can This Go On?

Don’t worry. It might only feel like forever. 

When you make a counteroffer, the buyer can either accept the new offer, reject it, or make a new counteroffer. (Sound familiar?)

This volley can go back and forth and potentially end in a stalemate unless you or the buyer puts an expiration date on your counteroffer. This can be a smart strategy for you as a seller, because it pressures the buyer to make a decision. It also allows you to advance to the next bidder if the buyer tries to stall. (Chances are they’ll do this so they can look at more homes without giving up yours.)

It’s not unusual for the first offer to be the best one, depending on market conditions of course. And often, sellers see the most interest from buyers in the first month the home is on the market. 

If you get a good offer right off the bat, start negotiating. You may get a better offer. On the other hand, you may not.

Lean on Your Real Estate Agent

The actual negotiation is your agent’s job. It’s one they’re suited to because they’re experienced in real estate deal-making. That being said, you should still strategize with your agent before they make that counteroffer for you.

5 Ways to Make a Better Deal

1. Avoid making an emotional decision. It’s easy to get caught up by the emotional bond you’ve formed with your home. The back yard might be where you got married. And that cozy office could be where you launched your small business. But it’s important to detach yourself from your home in this situation. This is business. Nothing more.
2. Know your bottom line. Before proceeding, figure out the minimum you need to get from the deal. That will give your agent a baseline when opening negotiations.
3. Negotiate a “clean” offer. You want an offer with as few contingencies as possible, since they allow the buyer to back out of the deal. But some contingencies — such as an appraisal, an inspection, or a financing contingency — can’t be waived by home buyers who are obtaining mortgages. That’s because a mortgage lender typically requires them in order to approve the loan. Still, if you have multiple offers, you may be able to persuade a buyer to waive certain contingencies, such as a radon contingency or termite inspection contingency.
4. Offer a home warranty. In a buyer’s market, a low-cost way to make a deal more appealing to a buyer is to offer a home warranty. This is a plan that covers the cost of repairing home appliances and systems, like the air conditioner or hot water heater, if they break down in a certain time period (typically a year after closing). Home buyers appreciate this extra security blanket, and the standard one-year basic home warranty will set you back only about $300 to $600.
5. Don’t overlook the closing date. Typically, the sale process — from accepting an offer to closing — takes about 30 to 60 days (sometimes a little longer). But in most cases, the faster you can close, the better, especially if you need cash to buy your next home. A quicker closing period has to be feasible for the buyer, however, and some types of home loans take longer to obtain than others.

Should I Start a Bidding War?

If you have more than one offer on the table, you might be tempted to pit buyers against one another and watch them duke it out for your home. But think twice before you do: This strategy can backfire. Buyers may walk away in frustration. 

Rather than starting a bidding war, ask all buyers to come back with their “best and final” offer by a certain deadline (say, within the next 24 hours) and choose the one that’s right for you.

Remember: It’s Good to Give and Receive

At the end of the day, receiving an offer is a good thing! It means you’re getting closer to a sale. But you may have to give a little in the negotiations, too. If you keep yourself from making an emotional decision, you’ll be more likely to get what you want.

“Visit Houselogic.com for more articles like this. Reprinted from houselogic.com with permission of the National Association of Realtors®”

If it’s time for a change, prep, prime, and get creative.

Brick fireplaces are a classic feature of homes, exuding warmth and charm. However, over time, you might find that your once-beloved fireplace has lost some of its luster or doesn’t quite fit current design trends. The good news is that painting your brick fireplace, whether indoors or outdoors, is an affordable and effective solution to breathe new life into it.

In this guide, we’ll dive into painting brick fireplaces, covering everything from the pros and cons, do’s and don’ts, estimated costs, and potential return on investment.

Is Painting a Brick Fireplace a Good Idea? Pros and Cons

Before you pick up a paintbrush, it’s crucial to weigh the pros and cons of painting your brick fireplace. Here’s what to consider:

Pros of Painting Your Brick Fireplace

• Transforms your space: Painting your fireplace can modernize your space, express your style, and complement your home decor.
• Conceals imperfections: Fresh paint can hide stains and discoloration in bricks caused by time.
• Simplifies maintenance: Painted brick is easier to clean and maintain than exposed brick. Painting brick is one way to mask wear and tear.

Cons of Painting Your Brick Fireplace

• Is difficult to reverse: While removing paint from a brick fireplace is possible, it’s labor-intensive and may require professional tools.
• Requires regular maintenance: Painted surfaces may require periodic touch-ups, as paint can chip or peel over time.
• Can damage the brick: Before painting a brick fireplace, it’s essential to properly clean bricks, apply primer, and choose the right paint. If the brick is not in good condition, painting over it can make it worse. For instance, painting bricks in a humid climate may trap moisture inside the brick causing the paint to peel off and the mortar to break down.
• Requires significant time to preparing brick for painting: Painting brick is not a quick fix. Brick surfaces need to be thoroughly cleaned of dust and soot to prepare them for painting. Once cleaned with a liquid cleaner, brick will need several days to dry properly. Additionally, cracks and mortar issues must be repaired before painting to ensure a good result.

Types of Paint for Brick Fireplaces: Choosing the Right One

Choosing the right products is crucial for a successful fireplace transformation. A stain blocking primer helps prevent future soot stains and helps the paint adhere to the brick. This keeps it looking great for longer. Paint choice is also a key decision when revamping your fireplace. Consider the finish you want and how much maintenance you’re willing to take on, which may also depend on whether it’s an indoor or outdoor fireplace.

Latex Paint

Latex paint is a popular water-based choice for brick fireplaces because it requires little maintenance and is straightforward. It adheres well to brick surfaces, comes in various finishes, and can be used indoors and outdoors.

If your aim is practicality, latex paint is known for its quick drying time and easy cleanup, making it suitable for indoor projects. It also tends to be less expensive than acrylic paint.

Healthwise, latex paint releases less fumes than acrylic paint but requires proper ventilation while painting and drying. Check out this list of standards approved by the Environmental Protection Agency when shopping for interior latex paint.

Acrylic Paint

Acrylic paint is durable and resists chipping, peeling, cracking, and fading. However, it contains harsh chemicals that emit harmful fumes as it dries, so proper ventilation and protective gear are necessary when applying it indoors.

This type of paint is better for exterior brick fireplaces because it can handle temperature fluctuations. It forms a weather-resistant layer that shields the brick from rain and winter conditions. Both acrylic and latex paints offer various finish options, including flat/matte, satin, semi-gloss, and high-gloss.

Chalk Paint

Chalk paint has gained popularity for its matte finish and vintage look. It’s a good choice if you’re aiming for a rustic or shabby-chic look for either an interior or exterior fireplace.

Chalk paint preserves the original fireplace color under a thin, chalk-like layer. This technique eliminates the need for primer.

Heat-Resistant Paint

If you plan on painting the firebox, you’ll need heat-resistant paint. This type of paint can handle temperatures upward of 750 degrees Fahrenheit without degrading, discoloring, or emitting fumes.

Masonry Paint

Specifically designed for brick and masonry surfaces, masonry paint is durable and weather resistant. It’s ideal for outdoor fireplaces or those exposed to moisture and changing weather conditions.

Stain

If you want to retain the natural texture of the brick while changing its color, consider using a brick stain. Staining penetrates the brick’s surface, allowing its texture to show through while altering its hue rather than coating it.

Whitewashing

Whitewashing is a technique that involves diluting the paint with water to create a translucent finish. It’s a best-of-both-worlds option that lets some original brick color show through. It’s also budget-friendly; you can whitewash a brick fireplace for less than $40 for both indoor and outdoor brick fireplaces.

Limewash

Limewash paint is made by mixing water, pigment, and crushed limestone. Known for its clay-like texture, it conveys a nonreflective, vintage look. Limewash paint is low maintenance and will not peel or chip over time. Limewash formulas are nontoxic, environmentally friendly, breathable, and resistant to mold. Luckily, if you’re unhappy with it, limewash is removable for up to five days after application.

How to Paint a Brick Fireplace

Surprisingly, you can paint your brick fireplace over the weekend. Once you’ve chosen the paint for your brick fireplace, you’ll need to follow the specific product instructions.

Here are the usual steps:

1. Gather your supplies: You’ll need paint, primer, tape, brushes, drop cloths, and cleaning materials.
2. Clean your brick fireplace: Remove all dust, dirt, and soot, since leftover debris can show through dried paint. This handy guide to cleaning a brick fireplace details a few ways to clean and care the space and materials.
3. Tape and protect: Use painter’s tape to protect adjacent surfaces. Lay down drop cloths to catch spills.
4. Apply primer: Priming is vital to proper paint adhesion, depending on your chosen paint. Brick absorbs more paint if not initially primed.
5. Paint smart: Use a small paintbrush to paint the mortar and a roller for the brick. You’ll need multiple coats depending on your desired finish.
6. Allow to dry: Let each coat dry completely before applying the next, following the manufacturer’s instructions.
7. Clean up: Carefully remove painter’s tape and clean up splatters.

Do’s and Don’ts of Painting Your Brick Fireplace

As you start your brick-painting journey, remember these tips:

Brick Fireplace Painting Do’s

• Prepare: Research your paint options, prepare the surface, and choose the best color for your goals.
• Use high-quality paint: Going with the cheapest option can cost you more in the long run and lead to a DIY gone wrong.
• Work in sections: Paint small sections at a time for even coverage.

Don’t Make These Brick Fireplace Painting Mistakes

• Paint damaged brick: Painting over damaged brick can damage it further, causing it to peel and flake, which could make you regret painting your brick.
• Forget to ventilate: Open doors and windows while painting to disperse fumes and aid in drying. You need ventilation especially if you live with children, pets, or people with respiratory issues.
• Ignore safety: Use appropriate safety gear, gloves, and goggles when using paint and harsh chemicals.

Estimated Costs and ROI of Brick Fireplaces: Adding Value to Your Home

Let’s break down the estimated costs of painting a brick fireplace and consider your return on investment.

Estimated Costs

The cost of painting a brick fireplace can vary widely depending on factors like the size of the fireplace, the type of paint you use, and your decision about whether to hire a professional. The cost to paint a brick fireplace can be $50 to $200 on a project for a DIYer, with many brick painting kits available online. If you opt for professional services, costs range from $200 to $1,000. This handy calculator will provide a rough estimate of the costs of painting brick in your area.

Return on Investment

In general, a fireplace can add $5,000 to $12,000 to the value of your home, according to FixR. If you don’t have one already, you can add a fireplace to your home for anywhere between a few hundred dollars to tens of thousands of dollars. If you’re considering selling, you could help buyers fall in love — and even sell your home up to 30% faster— with a few minor improvements, like painting the brick fireplace to give it a new look.

Lightening Your Brick Fireplace

Lightening your brick fireplace with a coat of paint, especially in winter, can draw buyers’ attention.

Transforming Your Fireplace: Final Thoughts

Painting your brick fireplace is like giving it a stylish makeover. It’s a chance to refresh your living space, express your style, and enhance your home’s appeal when it’s time to sell.

Before you begin, understand the pros and cons, choose the right paint, and follow the process to achieve a new look. Whether you opt for classic elegance or rustic charm, your fireplace can become a captivating focal point. Grab that paintbrush, get going on this DIY project, and enjoy your beautifully transformed fireplace.

“Visit Houselogic.com for more articles like this. Reprinted from houselogic.com with permission of the National Association of Realtors®”

Fall’s cooler temps are perfect for deck and yard improvements.

Ah, September. The weather is changing, and we’re getting back to our post-summer routines. It’s also a great time to give the house a little extra love and maintenance.

Stain the Deck

• Help your deck field what winter throws at it by restaining it this month. September’s cooler temps and lower humidity make it the ideal time for this project.

Check Fire Extinguishers

• According to the Red Cross, fires increase in the fall and winter. Keep your home fire safe by getting your fire extinguishers checked by a certified professional. Fire extinguishers do break down and malfunction. In fact, after six years they need to be emptied and reloaded. If you haven’t already, buy one for each floor — and the garage.

Spruce Up the Yard

• Aerate your lawn, reseed or fertilize it if needed, and plant perennials and shrubs (often on sale now). Your lawn will green up faster after winter, and the shrubs and perennials will have a chance to establish roots before the first freeze.

Inspect Your Home’s Exterior

• Spending money on roof repairs is no party, but neither is handing out buckets to the family to catch leaks in a winter storm. Inspect your roof — and other big-ticket items, like siding, grading, and gutters — before you’ve got problems. You’ll cut costs by fixing them now and stay dry and warm all winter long.

“Visit Houselogic.com for more articles like this. Reprinted from houselogic.com with permission of the National Association of Realtors®”

Published on Aug. 2, 2024

Learn from a homeowner’s experience and remodeling pros about what to do, and not do, in hiring a contractor.

Jody Costello was eager to begin a two-story addition to her 1940s home, including a new owner’s suite and an upper deck with a view of the San Diego skyline and waterfront. She gathered bids from four remodeling contractors, chose the middle-priced bid from a company that radio ads called the “No. 1 remodeling firm in San Diego” with “guaranteed customer satisfaction.” She thought she had done everything right.

But then came the shoddy work, water leaks, and mold. On top of that were regular failed inspections, mismeasured doors and windows, hard-to-reach contractors, a carbon monoxide gas leak that sent Costello to the ER, and home renovation costs that inched higher than her $150,000 budget.

Everything went wrong that could go wrong, she recalls. “ I remember standing in the hallway looking at the mess. A doctor had just ordered me to stay away from my home because of the mold, and I was thinking, ‘This is crazy.’”

Ultimately, Costello took her contractor to court to recoup some of the $240,000 in accumulated bills. She ended up with a settlement (for an amount she can’t disclose), but she was left with an unfinished project for years.

Costello learned a tough lesson: Hiring the wrong home remodeling contractor can cost you dearly. Now, as the creator of the “Contractors from Hell” website, Costello fields messages from desperate homeowners who’ve had similar experiences. She helps educate them about better protecting themselves.

“The foundation for a successful outcome is vetting to ensure you hire an ethical, competent contractor.” But many people trust a referral or online review, she adds. “You will pay the price if you don’t take the time to know fully who you’re working with.”

How to Find a Home Remodeling Contractor

Referrals — from neighbors, friends, or others —are a common source when looking for a remodeling contractor. Real estate professionals also recommend contractors and may offer extra assurance from their well-vetted network.

Before you hire a contractor, schedule three to five in-person interviews, gather bids, and thoroughly check the background of any you’re considering. “Google the contractor’s name and their business,” she says. “See what turns up and if they have any complaints or lawsuits” filed against them.

Check online reviews on Yelp, Angi, NextDoor, and elsewhere, but don’t base your decision only on those, cautions Josh Rudin, owner of ASAP Restoration in Tempe, Ariz. “Review sites are not all made equally, and not all reviewers are actually customers,” he says. “Some review sites let anyone post reviews about the company.”

Instead, Rudin recommends focusing on Better Business Bureau reviews and ratings. “Companies pay to be a part of the BBB, and when the customer complains about services rendered, the BBB has to do an actual investigation of the situation,” he says. “If the company has a bad BBB rating, this means they likely have failed to satisfy real customers who had real experiences.”

You can also find out whether a contractor you’re considering has been certified by an industry organizations. For example, certification by the National Association of the Remodeling Industry recognizes highly experienced remodeling professionals who are capable of planning and managing complex remodeling projects. NARI offers a consumer search tool at its site to find remodelers in your area who’ve also agreed to abide by NARI’s code of ethics for professionalism.

Questions to Ask a Remodeling Contractor

Erin Hybart, a real estate pro in Baton Rouge, La., helps investors flip houses. “Finding a good contractor is by far the hardest part,” she says. Hybart suggests that you explore these areas and ask the following questions to vet remodeling contractors:Download as a PDF

Experience

• How many properties have you remodeled/flipped?
• How long have you renovated homes?
• How did you learn this trade?
• What do you specialize in?
• What makes you different from other renovation professionals?

Licensing, Insurance, and Bonding

• What type of license do you hold?
• How much insurance do you carry, and what does it cover?
• Does your insurance cover anyone you hire as a subcontractor?
• Are you bonded?

Project Costs

• How detailed are your quotes?
• Can you share a quote from a project you recently worked on so I can see how detailed it is?
• Does your quote include materials and labor?
• If your quote includes materials, do I have a say about the material selection?

Work History

• Do you have pictures of projects?
• Do you have at least three references?
• Have you ever had a project go over money and time budget? If so, tell me about it.
• Have you ever had an unhappy client, and how did you deal with it?

The scope of the Project

• Is there anything you can’t do regarding the project I’m proposing?
• Do you subcontract anything to others?
• Who do you hire as subcontractors?
• How do you ensure the quality of your subcontractors’ work?
• Do you pull permits?
• How are you paid?
• What percentage do you put into the project for possible incidentals?
• Why do you think I should hire you for this job?

Why Remodeling Contractors Should Be Licensed, Bonded, and Insured

Being licensed, bonded, and insured can lend credibility to contractors and offer protection to homeowners, but these credentials come with some limitations, according to Rudin.

• Licensed: The company has registered their business operations with the state contractor’s registrar. But states offer different type of licenses. “Some licenses allow a contractor to do one kind of work, but not another,” Rudin says. “It’s important to know the differences between these levels of licensure and what your specific project requires.” Each state has different requirements and rules, with some even limiting contractor licenses by the cost of the project. You may want to view contractor licensing rules in your state.
• Bonded: This means they have a surety bond, so if your home is damaged, the bond will cover the loss. “This is important because if the company isn’t bonded and an accident occurs, you’ll be on the line for the cost of repairs,” Rudin explains.
• Insured: The company is protected against various risks and liabilities, such as if a worker has an accident on the job site or if they caused some sort of professional mistake.

8 Red Flags to Look for in a Remodeling Contractor

When you’re interviewing, background checking, or starting a relationship with a remodeling contractor, be leery of these eight red flags:

1. Vague contracts: A written contract should spell out the scope of the work, materials, payment schedule, change orders, etc. “If a contractor gives you a contract that is only one or two pages, that’s a red flag,” Costello warns.
2. Lack of consumer protections: A contract should protect you, the homeowner, as well as the contractor. Offer a contract addendum if needed. Costello recommends a clause that allows you to fire a contractor for shoddy work or for failing to show up at the jobsite for a specified time. Also, she recommends the contract calls for a change order to be signed by both parties for any added fees. That will help avoid surprise invoices.
3. Large down payments: The contract should outline a payment schedule based on work milestones, such as when framing is completed or rough plumbing or electricity is installed. Costello’s red flag: having to pay $30,000 before work even started. “Every state is different, but in California, all that is required is 10% or $1,000, whichever is less,” she says. “Negotiate that upfront cost if your state requires a lot more, because if you give away too much money right off the bat, they could drag their feet or use your money for another project.”
4. Refusal to pull permits: Many remodeling projects — like for fireplaces, outdoor kitchens, and room additions — require a permit from the city or county to ensure they’ll be completed up to code. Most remodeling contractors will file these on your behalf, but be cautious of those who don’t; it may be a sign they’re unlicensed, Costello says. She advises having the contractor pull any permits because “whoever obtains and signs for the permit is responsible for everything, including fees and fines if something ever goes wrong,” she adds.
5. Lack of communication: Costello says she never spoke to the contractor until after she hired him and had to communicate through a salesperson first. Her contractor would often not show up for days or weeks and rarely returned phone calls or messages. She recommends the contract detail the frequency of communication.
6. Failure to address lien waivers: A lien waiver can help protect homeowners in large remodeling projects. This ensures a contractor’s supplier can’t place a lien on your property if the contractor fails to pay the supplier. (Costello says a “mechanics lien” was placed on her home during the remodel for this reason.) Liens can affect a homeowner’s ability to sell their home until they’re resolved.
7. Low estimates: Homeowners may be tempted to choose the contractor with the lowest bid, but be skeptical: “Low bids tend to be vague,” Costello says. “They tend to just offer vague references to painting, plumbing, and electrical, with nothing broken out about the scope of work or materials used. Make sure costs are detailed.”
8. Lack of professionalism: “It may seem judgmental to assess the quality of a contractor by their appearance and first impressions, but it can be one indicator in your toolkit,” Rudin says. If the contractor arrives late or is continually difficult to reach, that reflect on how they’ll handle your project, he adds.

What to Do If You Notice Problems With Your Remodeling Contractor

Looking back, Costello says she likely could have avoided some of her remodeling nightmare by spotting the red flags. Those include the lack of communication, vague contracts, and the requirement to put down too much money upfront. “If you start to notice something isn’t right, communicate that right away to the contractor,” Costello says. “Always follow up with a written letter that summarizes what you said and uses language like, ‘I appreciate your help,’ or ‘I appreciate your attention to this,’ and ‘I look forward to getting this resolved.’ Document and take photos.”

Costello credits documentation for helping her to receive a settlement from the contractor. Even then, it took about 15 years to get her two-story renovation completed the way she originally envisioned, she says.

“I just wish I knew back then what I know now,” she says. “Educate yourself, understand your rights, vet your contractors carefully, and learn to read contracts.” It paid off: Her remodeling experiences ever since —for the two-story addition’s reconstruction and later a kitchen — went smoothly, and she credits hiring well-vetted, professional contractors for the results.

“Visit Houselogic.com for more articles like this. Reprinted from houselogic.com with permission of the National Association of Realtors®”

Updated on April 16, 2024

Whatever your budget and preferences are, find a match in these creative deck privacy options.

A well-built deck can be a relaxing oasis at the end of a long day or a gathering place for family and friends. But when your neighbors live close by, a lack of privacy can keep you from maximizing your deck. Don’t fret, though. Several solutions can protect your home from prying eyes and help you maintain your privacy and enjoy your outdoor living space.

Explore Deck Privacy Ideas

Start by assessing your requirements. Are you looking for permanent or temporary solutions? How much cover will your deck need? Are there zoning or HOA rules to follow? Keep these questions – and your budget – in mind as you consider the options below.

Permanent Deck Privacy Solutions

• Image: Heidi Patricola/getty
• Image: Ziga Plahutar/getty
• Image: itchySan/getty
• Image: Joanne Dale/getty
• Image: ProCreators/getty
• Image: U. J. Alexander/getty
• Image: nobtis/getty
• Image: Heidi Patricola/getty
• Image: Ziga Plahutar/getty

1 / 7Image: Ziga Plahutar/getty

Adding a permanent fixture to your home, such as a fence or wall, makes sense for anyone with a generous budget who plans to live in their home forever. Here are some permanent deck privacy ideas:

• Walls: A well-constructed brick or stone wall helps block loud noises and requires less maintenance than some other options. The downside is that a brick, concrete, or stone wall is relatively more expensive to build and requires a strong foundation.
• Fences: A fence enhances privacy without blocking light. This may be important for homeowners who want to retain an open and airy ambiance on their deck. Traditional wood is a viable option for many. However, vinyl, iron, and composite fences can work as well, depending on the weather conditions in your area.
• Custom option: Your permanent deck privacy partition doesn’t need to be a high stone wall or a full fence. You can opt for a custom option that perfectly complements your outdoor space. For instance, a low brick wall topped by a trellis may give you some of the security and privacy of a stone wall while preserving the natural light and airiness of your deck.

Greenery for Natural Deck Privacy

• Image: Alona Krytska/getty
• Image: Alona Krytska/getty
• Image: rlat/getty
• Image: Naphat_Jorjee/getty
• Image: SutidaS/getty
• Image: Naomi Rahim/getty
• Image: tapui/getty
• Image: Alona Krytska/getty
• Image: Alona Krytska/getty

1 / 7Image: Alona Krytska/getty

Clever use of plants and trees can maintain privacy on your deck while creating a lush and serene environment.

• Plant tall trees and shrubs: Trees and dense shrubs can be practical ideas for deck privacy. If you live in a warm climate, you can create a tropical paradise with potted palms and vibrant plants. Meanwhile, a cooler climate is perfect for the traditional, stately look of conifers.
• Incorporate vertical gardens: A beautiful vertical garden is more than a backyard privacy idea. It can also be a stunning focal point on your deck. Your vertical garden can be a metal trellis covered with climbing roses or morning glory or a wooden fence with built-in planters perfect for growing your favorite herbs. Visit a local nursery to get more ideas.
• Choose low-maintenance plants: Tall, spiky snake plants can be an elegant and effortless addition to your deck. Dense and bushy rosemary in raised planters can be another low-maintenance way to improve deck privacy (bonus: it’s edible and fragrant). While many plants are low maintenance choices that first-time plant parents may love, the climate, soil, and exposure to light are important considerations.

Whether you’re looking for rose hedges with high visual impact or minimal-maintenance potted plants, talk to a local gardener or landscaper to identify which native plants will grow well in your space.

Trellises and Pergolas: Design Meets Privacy

• Image: RichLegg/getty
• Image: irina88w/getty
• Image: altanakin/getty
• Image: KatarzynaBialasiewicz/getty
• Image: RichLegg/getty
• Image: irina88w/getty

Image: irina88w/getty

A trellis or a pergola requires less financial investment than a full wall but may still be pricier than plants and trees.

• Improve deck privacy with a trellis: A latticed trellis made of wood, composite, or metal can add a decorative element. It won’t completely obscure your deck from view, but a trellis can add charm and character to a space. Choose from various ready-made designs and colors or have your trellis custom-made to suit your deck. A trellis lets in natural light and breeze while creating a sense of privacy.
• Consider a dual-purpose pergola: A pergola creates shade, improves deck privacy, and keeps your deck feeling cozy and intimate. Pergolas also block the view of your deck from your neighbor’s second or third-floor windows. They’re easy to customize, so you can add elements like curtains and plant-covered trellises to increase privacy. An eyelash pergola can work especially well for more compact outdoor spaces and decks.

Privacy Screens: Blending Functionality with Style

• Image: Kristin Mitchell/getty
• Image: piranka/getty
• Image: Joanne Dale/getty
• Image: Solidago/getty
• Image: John Keeble/getty
• Image: Dominik Spalek/getty
• Image: Anna Eremeeva/getty
• Image: draganab/getty
• Image: Eirasophie/getty
• Image: draganab/getty
• Image: Kristin Mitchell/getty
• Image: piranka/getty

1 / 10Image: piranka/getty

Lightweight and easy to install, privacy screens are a versatile pick for anyone seeking deck privacy ideas. Most manufacturers offer various materials like wood, metal, vinyl, and bamboo. Let’s take a look at some solutions that could complement your home and fit your vision for the deck.

• Wooden and metal screens: Select solid panels for total privacy or decorative screens for a more design-forward space. Typically, these screens are sold as panels, so you can purchase as many or as few as your deck needs. However, depending on the size or shape of your deck and your design priorities, you may need to have your screens customized.
• Greenery panels: Homeowners seeking the lush look of a vertical garden without the stress of plant maintenance might consider artificial greenery panels. Like turf, they are made of plastic and can create the look of tiny plants or creepers growing over a wall. Plastic is susceptible to the elements, though, and can weaken and discolor with exposure to sun and rain. Look for high-quality and well-reviewed greenery panels.
• Fabric curtains: When paired with a covered deck or pergola, fabric curtains can be an effective and low-effort deck privacy idea. You can change your curtains throughout the year to switch up the mood of your space or choose a heavy-duty outdoor curtain that helps create a calm, shady space.
• Shades: Like indoor shades, the outdoor variety comes in materials like bamboo, vinyl, and mesh that can be adjusted for light and privacy. As with curtains, the shades need to be suspended from a frame, so you may need to add a wooden frame or pergola to your deck.

Transforming Your Deck

Making your deck your private paradise is worthwhile in a couple of ways. Long-term solutions like walls and fences could help improve property value, but a deck transformation doesn’t have to break the bank. Reimagining your space with plants, screens, and trellises can change the mood of your outdoor space and make it the perfect lounge area for you and your family.

You can always combine solutions to maximize privacy. For instance, a partial fence paired with some hedges or an awning with tall potted plants may be the right choice for your deck. Don’t hesitate to mix and match till you find the right combo.

““Visit Houselogic.com for more articles like this. Reprinted from houselogic.com with permission of the National Association of Realtors®”

How do most homes ignite during a wildfire? Embers and small flames are the main way most homes ignite in wildfires, according to the National Fire Protection Association. The wind can carry embers — burning pieces of airborne wood or vegetation — more than a mile to cause spot fires and ignite homes, debris, and other objects.

The Energy, Minerals and Natural Resources Department New Mexico cites two additional causes. Surface fires usually begin as small flames that can burn through grass and ground litter and touch a house, fence, or deck. Crown fires can start with large flames burning in the tops of trees, which can radiate heat that ignites wood walls. Other types of large flames can come from detached buildings, burning wood piles, or ignited vehicles.

With that in mind, fortify your home like the castle it is with these 13 wildfire-repelling steps. But keep in mind that no product or technique is a failsafe against a raging fire.

#1 Check Smoke and Carbon Monoxide Detectors

If you don’t already have working smoke detectors or haven’t tested them recently, make that your No. 1 job. Now.

#2 Check Fire Extinguishers

And if you don’t have them, get them and use them correctly. 

#3 Get a Bucket, Shovel, and Hose Ready

Have an easily accessible bucket, shovel (to dig a trench to protect against encroaching ground fire), and connected garden hose to help you defend the area around your home.

#4 Invest in Rain Barrels

An extra source of water can’t hurt. And rain barrels save on your water bills, too.

#5 Clear Yard of Debris

Keep gutters, porches, and the lawn free of debris, leaves, and fallen branches. If a fire threat is imminent, remove furniture and decorations from decks and porches, including welcome mats.

#6 Plant Fire-Resistant Shrubs and Annuals

Irises, rhododendrons, hostas, and lilacs are good choices because they have high moisture content. Your local Cooperative Extension Office can advise you on appropriate species for your area.

#7 Remove Tree Branches Lower Than 6 Feet

Fires tend to start low and rise. So, don’t plant shrubs directly under trees. They can combust and cause the fire to rise up the tree. By the way, spacing out all plants and shrubs is a good practice, too.

#8 Remove Tree Limbs Near Chimneys

Keep them at least 10 feet away. Embers from burning limbs could fall in. 

#9 Set Up a Protective Perimeter

Create a 100-foot perimeter around your home that’s free of dry leaves, grass, and shrubs, which fuel wildfires. Keep petroleum tanks, cars, and wood piles outside of this safe zone.

#10 Use Rocks Instead of Mulch Next to the House

Lay a six-inch swath of decorative rocks closest to the home and use mulch from there. This also helps repel insects like termites, (bugs can be attracted to wood) and facilitates rain water drainage.

#11 Use Nonflammable Fencing

If you have wood fencing around your home, replace any three-foot sections that attach to the home with metal or other nonflammable fencing material. A metal gate or decorative fencing piece is stylish and unfriendly to fire.

#12 Cover Chimneys and Vents With Flame-Retardant Mesh

It’s inexpensive to do. Mesh covers cost less than $10 and are available online.

#13 Check Your Siding

Fire-resistant or noncombustible siding, like stucco or brick, protects the best against fire. Make sure your siding, whatever type, is in good repair. If the plywood or insulation is exposed, the home is more vulnerable to flames.

Some experts recommend spraying homes with fire retardants, which can cost around $600 and up, depending on the product, region, and size of the project. But some of the chemicals used to make flame retardants have toxic properties. Although you might have less exposure to chemicals used on your home’s exterior than those inside, toxicity issues could still be a factor.

Most important, if a wildfire is on its way, evacuate. And have an evacuation plan worked out with your family before the worst happens.

““Visit Houselogic.com for more articles like this. Reprinted from houselogic.com with permission of the National Association of Realtors®”