Team Reba Real Estate

Renton rolls out new garbage and recycling services in January 2009

Filed under: Uncategorized — Reba Haas @ 6:33 pm

Postcards with upcoming details of new services and carts coming to the Renton area have been coming out over the past few months. Apparently, the October meeting that the city held was so well attended that they are having more of them coming up. Learn more by using the following details for the city:

www.wmnorthwest.com/renton

www.rentonwa.gov

or call 425-430-7397 or email lknight (at) ci.renton.wa.us

I’m personally excited about the composting option that will be available and the roll out bins that are like what I used to use at my house in Seattle, when I was living there up till last year. Garbage pick up is going to change to every other week though so the bins will likely be larger than we’ve had before so we’ll need to either reconfigure their location in my garage or put them outside, which I’m less of a fan of since it gives the wind opportunity to knock them over, or open them so crows can get at the contents.

Anyhow, if you live in Renton, be sure to check it out as there are also some new rate charges that will be part of the impact as well.

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Have you hugged a tree today?

Filed under: Uncategorized — Reba Haas @ 2:43 pm

Councilman, Richard Conlin, sends out a regular email newsletter which I receive and helps keep me up to speed on upcoming changes in the city. One issue that has been a hotbed of contention recently between homeowners, schools, and builders is trees. Read below for changes that are afoot:

PUBLIC COMMENT MEETING ON TREE PROTECTION ORDINANCEOn Monday, November 24, I introduced Council Bill 116404, an ordinance to implement interim tree protection regulations. The Council will hold a public comment meeting on this ordinance on Monday, December 15, at 5:30 PM, in the Council Chambers at City Hall. Related documents and the ordinance can be reviewed on the Council’s website:

This ordinance is intended to provide protection to trees during an interim period of six months to a year while the Council and Mayor develop a long-range program that combines regulations with incentives to preserve trees on private land. It sets specific thresholds for tree removal on residential and commercial lots, reinforces protections against removal of exceptional trees, adds groves of trees to the definition of exceptional trees, and establishes specific standards for issuing notices of violation and review and appeal processes.The draft Council ordinance prohibits removal of exceptional trees without documentation of a hazard or other specifically defined reason. It also limits the removal of all trees more than six inches in diameter to three trees per year, unless there is an approved development permit. Such permits would be issued after consideration of alternatives that would protect the trees. It also closes a loophole in the current code that allows the removal of trees by obtaining a building permit and then not constructing the permitted structure, by requiring property owners who remove trees under a building permit to proceed with the project within one year.Councilmembers recognize that this legislation imposes significant new restrictions on tree removal by property owners, and is likely to be controversial. Mature trees provide many critical ecosystem services, such as absorbing carbon dioxide and air pollutants, providing wildlife habitat, stabilizing soil, enhancing property value, and reducing storm water runoff. Our goal is to protect mature trees and minimize the loss of trees during the time it will take to develop a long term approach to tree protection and canopy restoration. In the interim, we want to ensure that property owners retain their ability to achieve their goals in managing their properties. The legislation is not intended to prevent development, but to set reasonable limits on how that development can affect Seattle’s declining numbers of mature trees, implementing our Comprehensive Plan goals of no net loss of tree canopy. We are actively seeking counsel from the public on whether this proposal meets these goals and appropriately balances the interests of property owners and trees. We welcome thoughts or ideas for amendments that would better achieve these ends.Some examples of places where tree issues are coming to a head is Maple Leaf where the old Camp Fire Girls site. A builder is putting in several new homes on the old children organization’s site and the surrounding neighbors went ballistic. A similar fight is going on at Ingraham High School in North Seattle where neighbors object to a small grove of trees being torn down so the school can build some much needed new classroom space.

While I love trees, I am divided when it comes to these 2 examples of neighbors fighting to save trees on land owned by others. I’m sure if the tables were turned the homeowners would claim “foul” on anyone trying to restrict the use of their own land. We need more in-city housing and large parcels, like this one in Maple Leaf, are hard to find any longer. Just because the mature trees are being taken out doesn’t mean that new trees can’t take their place. As for the school, Ingraham has been in need of additional space for quite some time and my guess is that the neighbors are being short sighted in this battle. There are plans for new landscaping for the school as part of this expansion and considering what the school looks like now, and the fighting neighbor’s houses for that matter, this will be a major upgrade and help local house values.

Anyhow, my comments above regarding my view on the matter may be inflammatory to some. Feel free to leave a comment!

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Thinking of Thanks… and Giving…

Filed under: Uncategorized — Reba Haas @ 9:20 pm

With the holiday approaching it’s on most of our minds - unless, of course, other more hardpressing things are begging for your attention, like early Christmas shopping or the general state of the national economy, or the local real estate market.

For me, I’m thinking about thanks and giving partly due to time I’m spending with my family this week. Many people know that my parents were in a terrible accident a little while back where they were hit by a drunk driver. So, when I come visit I am thankful that my parents are still here with me today, although I am sad about the major impact on their lives as my father is now brain damaged and partially paralyzed and cannot walk on his own any longer. But, I am thankful of the time I get with him and my mom each day I visit them and I will be ever thankful for my wonderful siblings that help to provide companionship and friendship to my father as his world has changed so drastically. My brothers, in particular, have taken the helm of the family and stepped into my father’s very large shoes, both literally and figuratively. Their actions each day make me proud to be part of the family, and my sister - who also lives far away, like me - brings all of her own special and wonderful skills to help when she is here as well. I am thankful for all of them and especially thankful that Russ and Myrna chose to adopt me and bring me into this wonderful family so that I would gain a better life than I might have had otherwise.

This thankful feeling is even more acute as I learned a couple of weeks ago about a friend whose mother unexpectedly got severely ill and passed away. She does not know her father, as he left the family when she was 3, so this will be her first holiday without her much loved mother. So, I am thankful that my family is whole in terms of being physically present to share time together.

Other reasons I am thankful came clear to me today as I also learned of a client and friend whose son also just passed away a few days ago. Alex was not very old, about 20, and a lovely young boy who had amazed everyone who knew him with how far he was able to progress after being diagnosed with an illness at birth that caused fluid on his brain and that altered the landscape of his and his mother’s life. But, as she put it so sweetly, “I and all my family took the opportunity to say our final goodbyes, while he was still on life support and warm, and I could lay next to him to kiss him multiple times all over his face, talk to him, and hold his hands and thank him so much for his life that he shared with me, and all that I learned from him (especially patience and compassion), and most of all, unconditional love and that no one can ever hug, kiss or love too much.” My friend embodies every day the lessons she feels she learned from her son, and I have the utmost respect and love for her. I am thankful that she is my friend, I am thankful that I knew her son, and I am thankful that she shares his lessons to everyone she meets - even when I sometimes am not sure they are deserving of her kindness. It makes me thankful that I have supported the center, Children’s Therapy Center, that helped provide the much needed physical therapy that he needed to become as strong of a young man as he did eventually become.

I am thankful for my partner and the others that work with me - both now and in the past. The ability to come and see my family as frequently as I now do would not be possible if I did not have their support. The business which I have worked so hard to grow and prosper would not be at the phase it is now without each of them providing a much needed piece of the puzzle to our business. As I see many practicioners failing and flailing right now, I thank each vendor, contractor, referral source, and business contact for believing in us and helping to allow our business to survive through a serious market change. We’ve worked hard to put the right things in place and it is gratifying to know that others see the benefits we bring to the market and that they believe in our strategies and business acumen. It is these partnerships that will continue to make us stronger and to come out on the other side of the market shift in an even better position than today. There is strength in numbers. I am thankful that these others believe in me as much as I believe in them.

I am thankful for my clients and friends - many of whom are intermingled in those two descriptions. Without you, I would not be here at all in my business. Thank you for believing in me as well. You know that I will be here to support you in any way I know how, and then some.

I am thankful for my pets. They keep me sane when life is going crazy around me. The unconditional love of a dog who wags his tail so hard when I get home that he hits himself in the face is something I will never tire of. The urgent need of the terriers to have the ball thrown or the walk begun reminds me that I need to take time each day to play. The hugs from my 23-year old kitty become more precious every day as I realize how we may have little time left together even though he defies the odds of age daily. The spazziness of the kittens who leap and fly through the air with gymnastics even an Olympian would envy and who make me laugh regularly and mew so cutely that I can’t pass by without picking them up and telling them how “stinking cute” they are.

My life is filled with good people and good things. For all of these things, and more, I am thankful.

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News you can use from the Puget Sound Clean Air Agency and this season’s burn bans

Filed under: Uncategorized — Reba Haas @ 6:10 pm

Message from the Puget Sound Clean Air Agency - reprinted with permission

New law prompts significant change to residential burn bans Where there’s chimney smoke, there’s fire — and fines

November 24, 2008 — A new burn ban season is upon us and this one will be different from those in past falls and winters.

* The Puget Sound Clean Air Agency will be calling both Stage 1 and Stage 2 burn bans, often in sequence.

* Stage 2 burn bans are more restrictive than the more familiar Stage 1 burn bans and ban ALL wood burning, even from certified wood stoves and pellet stoves.

* Our Puget Sound region will likely have longer burn bans, and perhaps more of them.

* And more fines may be issued for people violating the bans.

What is prompting this change?

First, in late 2006, the US Environmental Protection Agency (EPA) tightened the 24-hour health standard for fine particle pollution, also known as PM2.5. And earlier this year, our Washington State Legislature lowered the air-quality trigger for calling a burn ban to align with this new EPA standard.

The reason for these actions is to better protect public health because the soot and smoke that makes up these fine particles are associated with serious health effects. The tiny size of these pollutants allows them to be easily inhaled, bypassing the immune system and proceeding deep into the lungs, where they can cause respiratory and cardiovascular problems, including premature death.

So what’s this mean if you heat your home with wood or pellet fuel?

During a burn ban, we’re basically asking people to rely on their home’s other, cleaner source of heat (such as their furnace or electric baseboard heaters) for a few days until air quality improves, the risk to public health is diminished and a ban is cancelled.

If agency inspectors observe a burn ban violation, they will issue a Notice of Violation to the property owner and recommend a $1,000 penalty.

The rules for a Stage 1 burn ban are the same as in the past:

* No burning is allowed in wood-burning fireplaces, uncertified wood stoves or fireplace inserts, unless this is your only adequate source of heat.

* No visible smoke is allowed from any wood stove or fireplace, certified or not, beyond a 20-minute start-up period.

* All outdoor burning is prohibited, even in areas where outdoor burning is not permanently banned.

When a burn ban goes to Stage 2:

* NO burning is allowed in ANY wood-burning fireplaces, wood stoves or fireplace inserts (certified or uncertified) or pellet stoves, unless this is your only adequate source of heat. Natural gas and propane stoves or inserts ARE allowed.

* All outdoor burning is prohibited, even in areas where outdoor burning is not permanently banned.

* If our agency inspectors see any smoke being emitted from a chimney during a Stage 2 burn ban, they can assume a fireplace, wood or pellet stove is in use and a penalty is warranted.

Maybe you’re wondering what “adequate source of heat means.” Technically, this means the ability to maintain 70 degrees Fahrenheit at a point three feet above the floor in all normally inhabited areas of a dwelling. This is according to WAC 173-433-030 < www.ecy.wa.gov/pubs/wac173433.pdf >.

To make sure you are among the first to know when burn bans are issued and cancelled, or advised when weather conditions indicate a ban is likely, sign up for e-notification at www.pscleanair.org/signup .

You can also check burn-ban status by calling the Burn Ban InfoLine at 1-800-595-4341.

For more details about the burn ban changes and how we determine when a Stage 1 and Stage 2 burn ban is called, click to www.pscleanair.org/airq/burnban/background.aspx .

To learn about cleaner heating choices, including natural gas and propane stoves that can be used during a burn ban and work during a power outage, click to www.pscleanair.org/CleanHeating .

For tips on cleaner wood-burning techniques to follow when there is not a burn ban, click to www.pscleanair.org/BurningBasics .

To learn about the health impacts from wood smoke, click to www.pscleanair.org/actions/smoke.aspx .

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The Puget Sound Clean Air Agency offers e-mail notifications for several interest areas: Clean Air Action Network (burn bans, Smog Watches); monthly newsletter; burn bans; regulation updates; permit actions; and the Diesel Solutions program. You can read about each interest area at http://www.pscleanair.org/news/agencynews.aspx.

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Selling a tear down ain't so easy…

Filed under: Uncategorized — Reba Haas @ 10:40 pm

The brother of my partner has a name for what most of us would call a “tear down”, he calls it a crash down shack. Recently, a colleague of mine referred a new client to me to handle what he said would be a residential transaction in the Greenwood neighborhood.

After seeing the house, it is a complete ”crash down shack.” There are multiple pest organisms eating away at the wood framing (wood boring beetles and moisture ants, along with former termite damage) and there are items inside the house busting through the flooring. Fixtures for sinks are missing and the gutters have a veritable garden growing in them with no downspouts visible. The smell of moisture/water damage is obvious when you walk in the front door.

In doing research, I learned that there are no banks that will provide a land loan on this parcel since the structure still exists. With the house in such bad condition, it won’t qualify for conventional financing. Now, we are stuck with either a cash or a rehab offer. Not that many of those exist right now. Rehab loans for WA State, as I have heard from Eric Aasness of Countrywide, only allow up to $50,000 in funds for updating/upgrading a property, and it is unknown if this will be enough to make this house habitable again. The concept of tearing the house down will likely cost the client about $20,000 for tear down and haul-away.

Are any of these the right things to do? Maybe not.

My suggestion was that the client look at the idea of rehabbing the property on her own, then putting it in the rental market for a while till our market starts turning around so that she can recoup her expenditures. She owns it outright and could do the work for less than others because she doesn’t have the carrying costs of a mortgage associated with the cost of rehab.

Why do I think this is the right path to take? I’d been looking into whether or not she could split the lot (zoning is SF5000) and heard from a builder’s agent that it was unlikely because of the size of the lot, which is under 6000 sqft. The lot, while in a somewhat desirable north Seattle neighborhood, sits too close to Aurora to fit most people’s idea of a great custom home or spec site.

If the owner were to put $50,000 into fixing it up and then rented it out for $900 per month, she’d be making a return on her investment of $50,000 (borrowed) as well as the increased value of the property when it sells later on.

What would you do?

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Do neighbors really make good fences?

Filed under: Uncategorized — Reba Haas @ 9:31 pm

First, let me preface this post with the fact that I am not an attorney, nor do I play one on TV or in real life. The following are comments of mine based on several client experiences.

The title of the post is a little twist on the usual saying of, “good fences make good neighbors” but from a real estate perspective it all depends on whether or not the neighbor (or you) put the fence up where it ought to be. Many people buy a house without checking the fenceline to be sure that it really is at the appropriate boundary, part of this is due, I think, to the fact that most people don’t want to pay the extra cost of a survey. In the Seattle and general King County area it is common to see pricing for a survey run around $1200-1500 so it’s certainly not what most people want to pay out of pocket on top of the cost of a new fence, which can be thousands of dollars.

Depending on the size of your fence, and style, a fence can be a pricey addition. Most people appreciate a fenced yard, and particularly those with dogs and/or children that they want to keep free from roaming.

Rarely does a fence actually go along the exact boundary line of a property. So, as a buyer of a home you have to decide if you want to pay for that survey or extended title policy where a look at the fence will bring up the details. From what I’ve seen, the title company, once a fence-line mistake has been discovered, will make that an exception of the policy coverage because the buyer is now aware of the mistake. If a fence has been in place for many years without an agreement between the seller and his/her neighbor, there is a chance that the encroachment could create a situation of what is called adverse possession. Each state has its own rules around how this works so you need to consult local attorneys and law if you need help in a situation where you think this may have occurred, or it is in the process of being done.

A former neighbor of mine in Seattle had a crazy case of this and it created a long term boundary dispute between him and his neighbor for years. The ante seemed to be upped each time it came to the surface resulting eventually in a court hearing, and it is still unresolved. In some cases, the encroachment does end up causing land to be lost - as in a case of where I showed a property to a buyer client of mine in Snohomish County where the tax info showed that 5.2 acres were on site but the agent only noted 4.7-ish on the listing details. The explanation I received when I asked about the discrepancy was that an adverse possession claim had successfully taken .4 acres of land from this owner. All I could think and hope was that someone had told that homeowner to file a petition with the county to have their taxes reduced since they weren’t officially the owners of that portion of land any longer. I have no idea if that happened or not since the people weren’t my clients.

Are there lessons learned here via these few examples? I hope so, and they are numerous. If you didn’t get them the first time reading through this post, email or call me and I’ll be happy to discuss them with you.

So, be a good neighbor and happy fence building!

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RE/MAX on Colbert Report - gotta love those lawn signs!

Filed under: Uncategorized — Reba Haas @ 8:19 pm

I just found out that a show I’d watched the other night of the Colbert Report was online and I just have to share it. The full episode can be found using this link, but the main focus for me is in the first 30 seconds of the show where Colbert makes the comment, “I don’t pay attention to polls, I just count lawn signs. So, get ready for President RE/MAX!”

Dave Liniger, the founder of RE/MAX, must have been so PROUD!!!!

With 50% of the national mind share in real estate advertising, it is a great firm to work within and I’m a big fan, which is why I’ve been with RE/MAX for the 5.5 years that I have been so far. Thanks, Dave!!!!

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A funny, but very close to the truth, parody about the state of the real estate market today

Filed under: Uncategorized — Reba Haas @ 5:17 pm

I was sent this video on YouTube that takes a piece from a film about Hitler and puts English captions about the housing market bust in place of the real dialogue. It’s pretty funny, as long as you aren’t the one in the same situation as Hitler in this clip.

While the topic of foreclosure and short sales is never really funny, because it does impact a lot of people right now, this is a lighthearted reminder of what can happen when people throw away a conservative view of how money should be handled. I’m helping many people right now in trying to get out of this kind of situation - people who didn’t use me and my partner to get into the problems they’re now in. One common thread I’ve seen among many of these folks is that no controls for spending were put in place once they realized they were going to be in default. Many put their head in the sand and acted as though it could be easily fixed and then found out differently.

So, if you are buying today, please take a hard look at the type of loan that you’ll be signing on for and consider saving a little longer for a decent down payment. FHA is working hard to fill the gap for those that want homeownership but who haven’t yet saved larger than 3 - 3.5% for a down payment, but it’s sometimes better to save or see if a family member might be open to an early “gift” of funds for help in making a stronger equity position going in. Once in the house, don’t look at every blank wall as an open invitation to go shopping for “stuff.” There is plenty of stuff out there and chances are that you may not quite need it anyway. I can speak from the experience of helping sellers get all their clutter out of their homes that we Americans have entirely too much stuff to start out with anyway.

Enough soap box! Enjoy the clip…

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30 for $30 in 2008

Filed under: Uncategorized — Reba Haas @ 2:46 pm

November 2nd - 30th is the period for….Dine Around Seattle!

One of the most popular dining programs around the Seattle metro area is back and we’re already half way through it!!! Check out the Dine Around Seattle website to get more details of this fantastic program…. some of the most fantastic restaurants in our fine city are on the list so you won’t want to miss it. Many will need reservations as this program makes for busy nights all week long at the restaurants.

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Matthews Estate opens its doors daily for wine tastings and other wine news

Filed under: Uncategorized — Reba Haas @ 11:07 am

Local Woodinville vintner, Matthews Estate, has just released the news that they are now open daily for wine tastings. Hours can be found on their website: www.matthewsestate.com They’ve also just opened a new events center so check out what’s available for your next special occasion event!

OS Winery - their annual open house event in Seattle’s South Park neighborhood is coming up on November 29th, over Thanksgiving weekend! OS has also instituted a wine club and there is a refer-a-friend option that can help you fill up your cellar even faster…. or at least replace that last bottle you opened.

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November 30, 2008

Renton rolls out new garbage and recycling services in January 2009

November 28, 2008

Have you hugged a tree today?

November 24, 2008

Thinking of Thanks… and Giving…

News you can use from the Puget Sound Clean Air Agency and this season’s burn bans

November 18, 2008

Selling a tear down ain't so easy…

Do neighbors really make good fences?

RE/MAX on Colbert Report - gotta love those lawn signs!

A funny, but very close to the truth, parody about the state of the real estate market today

November 12, 2008

30 for $30 in 2008

November 4, 2008

Matthews Estate opens its doors daily for wine tastings and other wine news

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