About Box Elder County, UT

See below for a great YouTube video of Lily Tomlin.

This post is inspired by Richard Iarossi's featured post this morning about a success tool as simple as just answering the phone. The real estate industry has moved beyond the agent control of when to talk on their phone and is completely consumer centric now. This is the twenty first century after all. In the past ten years that I have been in the business, starting as an agent and now as broker, I have seen a lot of changes in the way to do business in the consumer driven age.

When I signed on with my first brokerage, I was desperate to make a living for my family. As a newly single mother with two kids to feed, I could certainly relate to Danielle Kennedy (if you have ever listened to her, she was just looking for a way to help feed her family) so I had to look outside the box to discover how to make this newly minted Real Estate License work miracles for me. So the first thing I noticed was that the "other agents" in the office had their home phone numbers on their sign riders. That seemed a bit strange to me since they were in the office or elsewhere NOT at home to answer their phone. So I posted my cell phone number on my sign riders and all my advertising. The "other agents" told me that I would be spending a fortune on cell phone bills and predicted that I would be out of the business as soon as I went broke (broke, broker, brokest). Well wouldn't you know pretty soon they all heard my cell phone ringing and then me going out to show houses, then coming back to write contracts. It really took a few years before the "other agents" got wise to this strategy. They thought that I was stealing their business because they knew everybody in town and I was the new face (relocated here). People knew that they could always get me on the phone, and I tried to always answer the first time even if I told them that I would call them right back when I was finished with my client.

Who knew that in just ten short years that the real estate business would get even more consumer driven? What I learned from my early in the biz experience that people want information as fast as they can get it. The same way that the "other agents" were slow to pick up on the needs of the consumers, consumers now in the 21st century expect and even demand that we give them the attention they crave when THEY want it on THEIR terms. No longer are agents in control of the listings and showings and the whole process. We have moved far beyond the days of buyers coming to the office to look at our listing book. If you are not available at the very second the buyers get up enough nerve to call you, you can kiss the lead goodbye.

I started a thread on the E-Pro community board a while back about the message you leave on your cell phone. I had recently called an agent for some information about one of his listings and got a message much like this: Hello this is [Agent XXX], I appreciate your call and I return calls between 11 and 12 and between 4 and 5 daily, but never on weekends (or my kids birthday, soccer games, vacay, when I don't feel like it). I will return YOUR call during those times. I never did get a call back from him. I presumed that was because he was part-time or otherwise engaged in some pursuit other than as a dedicated real estate professional. Well the comments I got back were mixed between, "Yes I agree, you must answer your phone under the customers terms." to "This is how all of the speaker trainers tell you to do it." Apparently the last method is supposed to make you appear busy.

With the continual progress through the information age consumers want what they want and they want it NOW. The trend toward text messaging, FB'ing, twittering and even blogging, people are expecting even demanding your attention today, right now, when THEY need you. The consumer has SO much information at their finger tips today, if you are not on board with the latest trends and keeping up with technology, you will be like the "other agents" I mentioned above. Okay, okay.....I do need to ramp up my blogging. ActiveRain is the best place I know to learn about what matters to agents everyday. I have been so caught up in reading the blogs on AR that I have not invested enough time to getting the "Google Juice" to work for me. {maybe someone can tell me how to imbed the video rather than post a link} I am still learning.

http://www.youtube.com/watch?v=k9e3dTOJi0o

We performed a federal DOE Infrared Energy Audit on a large 50,000 sq ft visitor center in Utah for the Dept. of Interior - The Bear River Migratory Bird Refuge. The building, including laboratories, classrooms and offices turned out to be very airtight and well insulated. The typical 6,000 CFM Minneapolis blower door simply could not cut the bill, so we eemployed the powerful Tempest blower door and quickly reached 50 pascals. The federal building energy audit program is working and we are discovering and identifying the deficiencies in so many government buildings. Increasing the energy efficiency of these buildings will save the taxpayers an incredible amount of utility dollars.

Alamo Infrared is the oldest and largest infrared energy auditor for homes, businesses, and government buildings in the Rocky Mountain West.

We all know that foreclosures are part of the real estate landscape now and likely to continue for at least another year probably more. Many borrowers are taking their frustration for their circumstances out on the house. What do you suppose gets inside the minds of borrowers who think that it is the lenders fault they quit making their payments? Now there are certain stories I have heard about where the lender receives the payments and does not apply them to the correct loan and forecloses anyway. Those are probably the exception rather than the rule. As an REO agent, I have seen a lot of things in my day...removing appliances, light fixtures, carpet, etc. I even sold one home that the borrower had removed all of the wall sockets and light switches and left bare wires hanging out. See video of a homeowner damaging his home. http://www.clipsyndicate.com/video/playlist/8178

What many borrowers do not know is that they are contractually obligated to maintain the home in marketable condition. This is part of the Trust Deed that borrowers sign that likely does not get read. The trust deed is a uniform approved form by Fannie/Freddie so would apply to nearly all of the loans borrowers sign. This is the clause in the borrowers contract with the lender than allows the lender to seek recourse if the borrower damages the property during his/her ownership whether they occupy the home or not.

The borrower is also required to keep the home insured. So what happens if the borrower has missed enough payments that the escrow funds have run out and the home is no longer insured. Perhaps this is a liability issue that should be talked about with short sale sellers. So what does happen if the house burns down or otherwise suffers from major damage?

Borrowers should be encouraged to read through this legal document they signed when they borrowed the money to purchase the home. Most lenders require at a minimum that the home have a functioning kitchen and bathroom and be in good marketable condition prior to approving the loan. The obligation to keep the home in the same condition is encumbered with the loan.

Please note that I am not an attorney and none of the information supplied here is presented as legal advice. If you are facing this situation, please seek counsel of a reputable attorney.

Do you respect your clients? How do you ask the questions without violating Fair Housing?
This situation came up for me yesterday (Saturday) and prompted me to have a discussion with the buyers agent. The agent claimed that he was getting together with his clients Saturday late afternoon and would be submitting an offer on one of my listings. I asked him what response time he was giving us and he replied Monday at 11 am. I presume he thought this short time frame would alter the outcome of the offer. Well since the seller will be at work Monday morning that would mean he assumed that we would be presenting the offer on Sunday. My seller has personal convictions that include not calling them with business on Sunday their chosen day of worship.

So this situation prompted this post. Do you respect your clients enough to ask if there are certain days and times that they prefer to not be interrupted with business? Many people feel that their religion does not find it appropriate to conduct business on their worship days. With a bit of research and observation you will notice that not all of your clients observe their religious events on the same day or at the same times.

Beyond the days of worship, some religions do not celebrate the holidays the same way as others. Indeed, I have clients of a faith that do not celebrate Birthdays, Halloween, Christmas etc. So would they be offended if you sent out greeting cards or even your monthly newsletter that referenced these events?

While Fair Housing is a sensitive area of real estate law, how do you approach this situation? My solution has been to ask when I take the listing if there are days or times that they prefer to not be contacted for business matters. If they choose to elaborate then perhaps I may learn something about respecting them. It does not matter what my own religious preference is and I will never discuss with clients. However your clients may appreciate your consideration for their desires.

Image courtesy of PhillipC @flickr

Being a native of Brigham City, Utah I have a lifetime of appreciation for this quiet community nestled along the mountain front of northern Utah. I have now joined with Coldwell Banker-Tugaw Realtors based out of Brigham City to put my real estate experience to use. Brigham City is one of the best kep secrets in Utah. The small town feel, the Andy Griffeth style "Mayberry" all keep this isolated town a place people love. They have great community and sports programs, excellent schools, clean city walks, great parks, and everything you would want to call home. There are many options for homes here--older remodels, acreage, and new builder inventory. My husband and our famly will call Brigham City home forever.