WestWords - November 2022

Scott was both friendly and knowledgeable and I feel because of his advice and actions, we received substantially over our asking price. He is up to date on the growing requirements in Arizona real estate sales and stayed on top of the transaction until successfully completed. He made a complicated situation, easy for us the sellers.

My husband and I had a rental property that we wanted to put on the market. Having been unsuccessful in the past when we tried to sell the property (that was tenant occupied), Scott reassured us by providing us with an honest perspective and understanding only a professional, experienced and knowledgeable realtor could. More than all of that, he treated our tenants with patience and kindness throughout the entire process. My husband, the tenants and I were thrilled when the house sold and we all came out on top. We were grateful to have Scott in our corner and won’t hesitate to use his services again when it’s time to sell or home, and buy another.

During the summer of 2016, I walked into the office of West USA in Surprise. I asked to speak with a realtor, Scott walked into the lobby and greeted me. We discussed my situation and needs. Scott sent me various information and listings for several months. After relocating to the valley, we spent several days looking at various NW valley homes. I finally found my new home in Surprise. Scott ensured that my purchase of my new home was flawless. Four and a half years later, circumstances changed and I discussed listing my home with Scott. Scott is a true professional, he stopped by and discussed various strategies to ensure a swift and satisfactory sale. With Scott's commitment and dedication, I had a full asking price offer withing two weeks. Thank you Scott you are the best. One day I hope to return as a snowbird. You will be my first call, cheers my friend!

PEOPLE ARE SAYING

HIGHLY RECOMMENDED

AM SCOTT SCHULTZ I AM HONEST

AM KNOWLEDGEABLE I AM TRUSTWORTHY I AM FRIENDLY I AM PATIENT I AM WEST USA

APPRAISALS BROKER BLOG WITH DEAN BECKER

Appraisals can make or break a real estate purchase contract with many variables that can alter whether a property appraises for the contracted price. Did the appraiser use all the upgrades, use the newest comps, and factor in neighborhood amenities with an independent and unbiased opinion of value?

These questions and the unknown answers may make real estate agents nervous. While agents may communicate with the appraiser if done properly, they cannot interfere with the valuation of a property.

A person CAN:

1. Ask an appraiser to consider additional property information about comparable properties or subject property.

2. Request that an appraiser provide further detail, substantiation, or explanation for the appraiser’ conclusion about the value of the property.

3. Ask an appraiser to correct errors in the appraisal.

4. Obtain multiple appraisals for the property and select the most reliable valuation.

5. Withhold compensation due to breach of contract or substandard performance of services.

6. Take action permitted or required by applicable federal/state statute, regulation or agency guidance. What do the above items mean for an agent? The agent may provide a copy of the executed contract to the appraiser, provide proof of existing multiple offers, discuss how the market is responding to the property, provide insight into the neighborhood and other market data, and address recent home improvements.

Agents should be aware that the Uniform Standards of Professional Appraisal Practice (USPAP), which governs appraisers, prevents the appraiser from discussing the results of the appraisal with anyone other than their lender client.

Accordingly, if the real estate agent would like the appraiser to correct any perceived errors in the valuation, the agent should send the comparables and additional information to the lender.

A person CANNOT:

1. Directly or indirectly cause the value assigned to the property to be based on anything other than the appraiser’s independent valuation. A person may therefore not coerce, extort, induce, bribe or intimidate, compensate or instruct, or collude with the appraiser.

Examples that violate this are:

A. Seeking to influence an appraiser to report a minimum, maximum or target property value.

B. Withholding or threatening to withhold timely payment to an appraiser because the appraiser does not value the property at or above a certain amount or for appraisal services when the appraisal report/services are provided for in accordance with the contract between parties.

C. Implying to an appraiser that current or future retention of the appraiser depends on the amount at which the appraiser estimates the value of the property.

D. Excluding an appraiser from consideration for future engagement because the appraiser reports a value for the property that does not meet or exceed a predetermined threshold.

E. Condition the compensation paid to an appraiser on successful Close of Escrow.

2. Induce an appraiser to misrepresent, falsify or alter an appraisal.

The laws governing appraisals are intended to ensure that they are free of any influence or pressure by parties that have an interest in the transaction. Anyone who violates this is subject to a civil penalty of $10,000 for the first offense and $20,000 for all subsequent violations.

QUESTIONS,

TIPS REAL ESTATE AGENTS CAN USE TO INCREASE HOME SALE PRICE

Selling a home is a lot like dating. It takes two to tango. The seller and real estate agent must be perfectly harmonious throughout the transaction.

However, this harmony is easier said than done. Every seller wants to know that they are getting the best price possible for their property in the current market.

As a listing agent, it's essential to understand how to increase your client's home sale price. However, to master this process, you must acknowledge how to improve the property and create more demand.

Let’s look at a few tips that improve commissions, referrals, and customer satisfaction.

IMPROVING THE PROPERTY

Agents commonly mistake focusing too much on the property’s marketing plan. While fantastic marketing does play a role in determining a home's value, it's the quality of the house that matters. Ensuring the home has essential repairs and amenities will help improve sales prices and marketing.

HOME REPAIRS

Home repairs aren't just about fixing problems; they're also about making improvements. Recommending these improvements can help your commission check. For example, if you notice that your client's home has a leaky roof, you should recommend fixing it instead of waiting for it to appear on an inspection report. The same goes for other issues with water damage, plumbing, electrical, HVAC systems, termites, and more.

Prospective buyers will consider the long-term benefits of recent home repairs. Fixing problems before the home is listed can mean a higher sales price. In addition, taking care of repairs ahead of time makes the transaction process smoother.

ATTRACT HOMEBUYERS

After implementing the essential repairs and amenities, it's time to generate demand for the listing. Again, it's critical

MARKETING PLAN FOR THE PROPERTY

If you want to impress your client and sell their property for more than they expect, you need a sound marketing plan. If you exceed their expectations, they will reward you by referring their friends and family to you. So it's crucial to create and execute the marketing plan flawlessly.

When creating your marketing plan, determine your target audience and develop strategies to reach that audience. First, you must correctly place the listing in Multiple Listing Services (MLS) and popular syndicated websites.

These listings need great descriptions and include all essential details.

Once the basics are complete, it's time to start your digital marketing efforts. Instagram and Facebook ads are a great way to reach Millenials who have quickly become the primary home buyers in the country. Be sure to send all traffic to a relevant landing page about the property to collect contact information to feed into your CRM.

FINAL THOUGHTS

The listing agent who can get the best price for their client's property will see more referrals from their clients. To ensure this, agents and their customers must sync on the strategy to get the best possible price.

To have a match made in heaven, you’ll need to recommend the proper repairs and improvements to your client, and your client must be willing to make them. To be a great partner, you’ll need to use strategies to attract homebuyers. Strategies include a marketing plan, home staging, professional photography, and leveraging multiple technologies. Once these components are complete, the home should sell for a price that will thrill you and your client. It can be overwhelming trying to keep track of your progress in getting a home ready for the home buying process. Luckily for you, CRM’s like Wise Agent can help you stay focused on and on track so you can be the very best agent you can be.

WHO PAYS FOR A HOME WARRANTY?

There are many costs involved in the purchase of a home, from closing costs to prepaid costs and homeowner’s insurance. You may be wondering, “Is a home warranty required at closing?” and “Who pays for a home warranty?” A home warranty typically isn’t a requirement when you buy a house but having one can go a long way in protecting your budget when home systems or appliances inevitably fail.

DOES A SELLER HAVE TO PAY FOR A HOME WARRANTY?

If you’re the seller, buying a home warranty for the buyer may be beneficial in several ways.

• A home warranty will make your house more attractive for a buyer. For people looking to purchase a ho me, one of the big worries is whether they’ll have buyer’s remorse when they find out that something in the home needs to be repaired or replaced. If you offer a home warranty as part of the sale, a potential buyer will feel confident knowing that their investment and budget are protected from covered system and appliance breakdowns. That means your house may sell more quickly and possibly for a higher price.

• A home warranty could save you money if something breaks down while your house is on the market. Do you know what doesn’t impress

to make an offer, appliances and systems can start to act up. If a home warranty is purchased by the seller, the chosen coverage is effective while the home is on the market and then transfers to the buyer upon closing.

CAN A BUYER NEGOTIATE A HOME WARRANTY INTO THE COST OF THE HOME?

If you're in the process of buying a home, consider asking the seller for a home warranty to be included in the sale price. Throwing the home warranty cost to the seller means one less thing for you to worry about—after all, you already have enough costs on your plate! If you opt to buy a home warranty through your real estate agent, you may be able to negotiate the seller down a little in price and get your preferred home warranty included in closing costs.

CAN A HOMEOWNER PURCHASE A HOME WARRANTY AT ANY TIME?

Yes! Homeowners can get a home warranty at any time, but we suggest getting one sooner rather than later to protect your investment. Our home warranty plans offer comprehensive coverage for parts of up to 23 appliances and home systems, like heating and cooling, electrical, and plumbing. We’re here to make sure your household runs properly, and your budget stays on track. If you have any Home Warranty needs, please reach out

Shelley Carr | 623-201-2594 | shelley.carr@oneguardhw.com Bre Castro | 623-500-3825 | breanna.castro@oneguardhw.com Pamela Balin | 602-499-5544 | pamela.balin@oneguardhw.com

9:00am - 10:00am / Webinar

West USA Weekly Webinar

10:30am - 12:00pm @ NPhx O ce

West USA Agent Orientation

2:00pm - 2:30pm / Webinar

Don’t Do Dat w/Broker Bob Stephens

9:00am - 11:00am @ Chandler O ce Take Flight

9:00am - 4:00pm / Zoom ProStart Session 2 - Day 2 of 4

10:00am - 1:00pm @ Kierland O ce Business Planning Workshop

10:00am - 1:00pm @ Great American Title

LIVE CE CLASS - Homes with Solar Energy and the AAR Contract Compliance (3Hrs Contract Law)

3:30pm - 4:00pm @ Arrowhead O ce Arrowhead Accountability Group

9:00am - 12:00pm / Zoom

FREE REMOTE CE CLASS To Be or Not To Be Paid - That is the Question! (3Hrs Contract Law)

9:00am - 4:00pm / Zoom

ProStart Session 2 - Day 3 of 4

10:00am - 11:00am @ Kierland O ce Commercial Division Broker Roundtable with Duane Fouts

10:00am - 11:30am @ Surprise O ce Surprise O ce Meeting

1:00pm - 2:00pm / Zoom Transaction Desk Training

9:00am - 12:00pm @ Chandler O ce

FREE LIVE CE CLASS - To Be or Not To Be Paid - That is the Question (3Hrs Contract Law)

9:00am - 12:00pm @ NPhx O ce

LIVE CE CLASS - Homes w/ Solar Energy & AAR Contract Compliance (3Hrs Contract Law)

9:00am - 4:00pm / Zoom ProStart Session 2 - Day 4 of 4 10:00am - 11:00am / Zoom iFound Agent - Ask the Pro Workshop 10:00am - 11:30pm @ Arrowhead O ce Arrowhead O ce Meeting

4:00pm - 6:30pm @ Sandbar Norsdale Pub Club

10:00am - 11:00am / Zoom Team Leader Mastermind

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West USA Weekly Webinar

10:00am - 2:00pm @ NPhx O ce

Leads & Listing: Become a Power Lister

2:00pm - 2:30pm / Webinar

Don’t Do Dat w/Broker Bob Stephens

2:00pm - 4:00pm @ Suprise O ce

Vision Board Workshop

4:30pm - 6:30pm @ State 48 Brewery Surprise O ce Happy Hour

9:00am - 10:00am / Webinar

West USA Weekly Webinar

2:00pm - 2:30pm / Webinar

Don’t Do Dat w/Broker Bob Stephens

9:00am - 11:00am @ Chandler O ce Take Flight

9:00am - 12:00pm @ Mesa O ce

LIVE CE CLASS - Duties to Clients & Customers (3Hrs Commissioner Standards)

9:00am - 12:00pm @ NPhx O ce REACT - Day 1

10:00am - 11:00am @ Goodyear O ce Goodyear O ce Meeting

1:00pm - 4:00pm @ Chandler O ce

LIVE CE CLASS - Intro to Divorce Real Estate (3Hrs Legal Issues)

3:30pm - 4:00pm @ Arrowhead O ce Arrowhead Accountability Group

9:00am - 11:00am @ Chandler O ce Take Flight

10:00am - 12:00pm @ Palm Valley CC Goodyear Essential Learning

3:30pm - 4:00pm @ Arrowhead O ce Arrowhead Accountability Group

9:00am - 12:00pm / Zoom

FREE REMOTE CE CLASS - Disclosure & the Law (3Hrs Disclosure Law)

9:00am - 3:00pm @ NPhx O ce REACT - Day 2

10:00am - 11:30am @ Kierland O ce Kierland O ce Meeting

1:00pm - 3:00pm @ Chandler O ce Fall Pop-By’s 4:30pm - 6:30pm @ TBD Surprise Happy Hour

10:00am - 11:00am @ Surprise O ce iFound Agent - Ask the Pro Workshop

10:00am - 11:30am @ Surprise O ce ARMLS - Monsoon Training

10:30am - 11:30am @ Ahwatukee O ce Ahwatukee O ce Meeting

ALL OFFICES CLOSED VETERAN’S DAY

9:00am - 11:00am @ Chandler O ce Take Flight

3:30pm - 4:00pm @ Arrowhead O ce Arrowhead Accountability Group

9:00am - 12:00pm / Zoom FREE REMOTE CE CLASS -Secrets to Unprecedented Growth and Referrals (3Hrs RE Legal Issues)

9:00am - 4:00pm / Zoom ProStart Session 1 - Day 1 of 3

10:00am - 11:30am @ Chandler O ce Chandler O ce Meeting

10:00am - 11:30am @ Surprise O ce Surprise O ce Meeting

10:30am - 11:30am @ Ahwatukee O ce Reverse Mortgage Seminar

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ProStart Session 1 - Day 2 of 3 10:00am - 11:00am / Zoom iFound Agent - Ask the Pro Workshop 10:00am - 11:00am / Zoom Ask A Broker

10:00am - 1:00pm @ Kierland O ce Kierland In-Person CE Class 5:00pm - 7:00pm @ TBD Chandler Happy Hour

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ProStart Session 1 - Day 3 of 3 10:00am - 11:00am / Zoom Coaching Essential Learning

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West USA Weekly Webinar

9:00am - 4:00pm / Zoom

ProStart Session 2 - Day 1 of 4

2:00pm - 2:30pm / Webinar

Don’t Do Dat w/Broker Bob Stephens

9:00am - 11:00am @ Chandler O ce Take Flight

9:00am - 4:00pm / Zoom

ProStart Session 2 - Day 2 of 4

3:30pm - 4:00pm @ Arrowhead O ce

Accountability Group

9:00am - 12:00pm / Zoom

FREE REMOTE CE CLASS

Mastering the AAR Residential Purchase Contract (3Hrs Contract Law)

9:00am - 4:00pm / Zoom

ProStart Session 2 - Day 3 of 4

1:00pm - 4:00pm @ Mesa O ce

CE CLASS

to Divorce Real Estate (3Hrs CE Legal Issues)

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