Sellers Archives - Teton Realty Blog

Roofs, Property Value and Peace of Mind

July 29, 2021 By Tayson Rockefeller Leave a Comment

A family friend reached out a few weeks back about the potential impact of a certain roofing system compared with another and how it might impact the value of their property down the line. It resonated with me as I am currently in the process of replacing the original roof on my 35-year-old home. My own experience has been somewhat tempestuous as we struggled with replacing an uncommon roof type and battling some significant damage we uncovered along the way. My home is an old family cabin that my wife and I have renovated over several years, and the old roof was an uncommon stone coated metal cold roof. We don’t have any plans to sell, so resale wasn’t on our minds. We wanted something that would blend in with the forest setting and perform well for a long period of time for the reasons mentioned above. Ultimately, we chose a very thick, shake-like asphalt shingle. We simplified the roof rakes and beefed up the Boston ridge to create a slightly more modern look, which we are happy with. In our case, we probably did increase the value of our home, and we are happy with the look of the new shingles even though we were concerned with it.

Anyway, when comparing the two roofing systems my friend was considering I didn’t feel one would significantly change the property’s value. In their case neither option would have been unusual for the home, but one was clearly more expensive. It was difficult for me to answer whether or not they would see a return on the investment for the more expensive roofing system. To answer the question, this is where I shifted focus to the overall picture. Sometimes certain home improvements, materials used or construction methods do not have a direct impact on a property’s value, but can when viewed in conjunction with the rest of the home and it’s finishes. I distinctly remember an incredible custom home of which the owner spared no change or effort throughout, but installed vinyl floors which was (honestly) just his preference. However, when helping him with the sale, it was a sticking point when comparing the finishes through the rest of the home on such a high dollar listing. Similarly, I remember walking through a property where the owner did some light renovations in anticipation of a sale. The fresh paint was great, but the Viking dishwasher felt odd to me. Yes, it was undoubtedly expensive and was certainly a talking point, but it didn’t fit well with the rest of the finishes and I don’t think that homeowner saw a return on that investment. The moral of the story, underdoing it and overdoing it are both bad, but in different ways.

Okay, if you’re still reading, on to the peace of mind part. I have probably written about this in other articles, but I wanted to touch on a few other considerations, particularly as we see new construction ticking up.

1) Snow slides. In my case, a metal roof was not an option. I have a wraparound deck that the snow would absolutely destroy in the event it were to slide off. My old roof never slid, and I hope my new roof never slides. In other cases, you want the snow to slide. Low roof pitches or shed roofs can be a good example.

2) Ventilate! I can’t think of very many circumstances where I would not recommend installing a ventilated or cold roof to help mitigate ice damming. This will usually include some form of screen or vent along the roof soffit and a vent in the gable ends or along the ridge of the home.

3) Ice Damming. Believe it or not, we get snow and ice up here. I believe code requires ice and water shield along the roof edges and valleys, but I usually suggest putting it everywhere, if you can. There are better ways to prevent ice damming as mentioned above in the ventilation section, but make sure you are protected in the areas mentioned and it never hurts to have the extra protection, particularly on roofs with a lower pitch.

4) Pitch. Speaking of pitch, be careful with this one. The modern, low sloping or flat roof systems are becoming more and more popular, but they can pose significant challenges when it comes to snow accumulation and ice damming. I’ll never forget all of the struggles I’ve had over the years with commercial building management where flat roofs with drain systems are common. The moral of that story, make sure you have heat tape in those drains, and monitor them closely. It doesn’t take long for these to plug up with ice creating a swimming pool on top of your roof.

As a final bit and disclosure, I’m a real estate agent, not a roofer. I have experience with some of these things, but am in no means an expert when it comes to the construction types and methods best for your situation. Always consult with your contractor and local roofer, and keep in mind our unique climate when it comes to architects. People tend to bring their local architect with them from dramatically different climates which can often lead to incompatibility with local contractors and issues with construction methods down the line.

Will Renovations Pay for Themselves?

May 29, 2021 By Tayson Rockefeller Leave a Comment

This article, like many that I have written over the past 12 or 14 months may not be as relevant one year from now as it is today, but I have given the same advice on many occasions throughout my career in real estate.

The question is (as I renovate my own home) is it worth it? In my case, I am updating a kitchen that is as old as I am, and was somewhat budget oriented to begin with. It’s not that I don’t care what it might cost, but rather, I do not care as much about the value it will add to the home as I don’t plan to sell anytime soon. If you have the same mindset, I say go for it. Generally real estate improvements will at least pay for themselves, unless you’re doing something that is highly specified to your style or needs.

What about for resale? In this case, it depends on the market, and particularly right now, timing. At the moment (and I suspect you have noticed) appliances, carpet, roof shingles, windows… everything is in short supply and high demand. Similarly, labor is in short supply and as a result everything is far more expensive than it was a few Summers ago. It’s a seller’s market today and timing, coupled with supply and labor shortages is not on your side. With this combination, my current recommendation would be to leave well enough alone (if it is well enough) with the exception of a few examples below. In markets where time and materials are easier to come by, I think renovations should be considered on a case-by-case basis. Either way, the examples below well usually equate to a net gain.

1) Paint, where it needs it. Changing the laundry room from green to blue probably isn’t going to make a huge difference, and your time might be better spent cleaning the basement. On the other hand, freshening up a small room with an out-of-date color or poor paint job isn’t a bad idea. Another important aspect to painting is quality – tape those edges and use a hard, fine line brush where you can’t. Prime over top of those dark colors, and always do two coats.

2) Appliances, if you need them. It’s hard to get rid of a great appliance, they don’t make them like they used to. That being said, there’s something about those quiet dishwashers and stainless steel french door refrigerators that buyers tend to notice. Again, add a month to whatever delivery time estimate you receive.

3) Your trade, but be careful with this one! We live in an area that provides skilled labor for high-end real estate and as a result many are capable of improving some aspects of their homes. Why careful? I have seen plenty of hardwood flooring contractors “showcasing” their abilities in their own homes. While the herringbone transition to a diamond pattern of oak and dark walnut is respectable in terms of the skill, it’s probably not what buyers are looking for. Keep it clean, don’t overdo it.

4) Clean, this one is free (kind of). Declutter, depersonalize and freshen things up. buyers open closet doors, pantries, garages. This one is huge, and it might even help showcase how big a space is that otherwise might look smaller than it is.

5) Kitchens, bathrooms… I’ll bet if you hop online and do a quick search, this is going to be the first thing that comes up. True, buyers love fancy kitchens and shiny new bathrooms – but it’s hard right now. Things will get back to normal, but even in “normal” times, getting work done in a rural/resort area like this is difficult and expensive. It always has been, and it always will be. On that note, it’s easy to blow the budget and not be able to recover all of, or as much of the cost that you had hoped. Also keep in mind that these projects are often like picking at a scab. It’s never as simple as, “let’s replace the countertops!” Further, I’ve heard buyers ask why a seller would put such nice countertops on top of old, out of date cabinets. That’s a loss in my book. If a customer is questioning an investment you’ve made, you may have been better served not doing it in the first place.

I’m sounding a little pessimistic, but it’s probably my mood after wrapping up my own project. To be clear, I would rather sell a house with a new kitchen and master bath, and you will probably net out positive. Just remember the timing aspect mentioned above. Note that in any market things are probably going to take longer than you had hoped, and cost more than you expected. The best thing you can do is ask for your real estate professional’s advice before pulling the trigger if it’s strictly to improve the value of your home before listing it for sale.

The Importance of Performance

April 5, 2021 By Tayson Rockefeller Leave a Comment

For those of you who haven’t witnessed this crazy real estate market, things are booming. The market is changing almost daily, and the value of a home a week ago probably isn’t the same as it is today.

With these crazy markets, it’s important to follow through and meet all of the obligations of any agreement that you have, primarily as a Buyer. The purchase agreements we often use are provided by the Idaho Realtors association. These contracts have some boilerplate, key deadlines and obligations for Buyers to meet in most circumstances. In addition, there may be a number of built-in contingencies or Buyer obligations beyond the traditional ones. I will outline a few of the most common examples below.

– Earnest Money Delivery: Depending on how your contract is written, it may be stated that the earnest money is already delivered, or shall be delivered within a certain time frame. As a Buyer, it is your responsibility to make absolutely certain that you deliver these funds in accordance with what the agreement states. For example, if the agreement states that the earnest money shall be delivered in the form of a personal check within three business days of acceptance to title company x, make sure it’s there. If the earnest money is not received in a timely manner, the Seller can elect to terminate the agreement.

– Proof of Funds or Loan Approval: Another common example is the requirement to deliver proof of funds and/or a loan approval letter within a certain amount of time. The agreements are typically written in a way that provides the Seller a few days to cancel the agreement if you don’t deliver these items by the deadline.

– Closing/Loan Funding: This is a big one. It is important to stay in close communication with your lender and remind them the importance of closing on time. Like everyone else, loan officers are busy and it’s easy to set a file aside and pick it up a couple of days too late. Make sure everyone involved in the transaction from real estate professionals to title companies knows exactly who the loan contact is, and try to set up reminders for appraisals and periodic check-ins. Other obligations and contingencies exist, so it’s important to have your real estate representative prepare a timeline with key dates and deadlines. Make sure you pay close attention to the difference between a business day and the calendar day, and understand that business days end at 5:00 Mountain Time. Sellers have obligations too, but in a Seller’s market it usually doesn’t benefit a buyer as much to try to act on these deadlines.

Beware of Unsolicited Offers!

February 28, 2021 By Tayson Rockefeller Leave a Comment

Generally speaking, it’s no secret that Teton Valley’s real estate market is booming. In times like these, those looking to capitalize or at least get their foot in the door are out in droves doing what they can to get a deal. I have noticed a significant increase in “letters of intent” to purchase real estate, cold calls, and other forms of communication from those I described above.

Some of these are pretty easy to pick out, and most have a general understanding of their property’s value to recognize that these are borderline scam prices. However, in times like this, the market values change very quickly. While I have seen some laughable offers, I have also seen a few that appear pretty enticing on the surface. However, it’s important to remember that these people are contacting you for a reason. The market is strong, and it is almost an assurance that a good agent can help you sell your property, quickly. With that said, there is no advantage to considering a one-off offer in almost any event. Some exceptions might include neighbors offering to buy real estate, knowing that neighbors are usually the most motivated buyers in the marketplace.

I always joke about “scumbag” realtors, but the truth is, our region has some of the most responsible, well intended, and market educated professionals that I have seen in the industry. There’s always an exception, but I suspect that there is concern that trying to communicate with a real estate agent or obtain a fair opinion of value without being pressured to list your property can be challenging, but that’s really not the case. Most agents or local market professionals offer a quick, no frills opinion of value at no cost and with no strings attached. We do these valuations all the time for customers trying to understand tax rates, situations with family members, and so forth. If you’re really looking for a non-biased opinion, even paying an appraiser to give you a market value could save you significantly if you are considering an unsolicited offer from an individual. These offers come in many forms, but they will usually come in the mail. However, phone calls, emails, or even door to door solicitations should be expected.

Recent Testimonials