J Philip Faranda

****Caution: Bragging Father Alert*******

One of the neat things about parenthood is seeing your son or daughter do well at something, especially if it is unexpected. This morning our oldest son had to put in a shift, in the rain, at the local grocery for a cub scout fundraiser. They had a table set up outside the Stop & Shop in Ossining, where they were selling popcorn to benefit Pack 49. Luke was part of the first shift, from 11-12am, and the first 10 minutes was punctuated by 2 other scouts sort of mumbling to passersby with limited success. 

Now, you have to sort of appreciate the setting; it is raining, people are in a hurry to get to their cars, and nobody really wants to part with more money after leaving the store, especially for popcorn at double what they just passed in aisle 7. Moreover, Luke was a little slow to get started this morning, a bit shy with strangers, and very sensitive. I sort of hoped he'd blend into the background to avoid rejection, frankly. 

However, I can't not sell. I knew the kids could do a better job with their pitch, so I stationed Luke right by the exit and had him get the line down cold:

"Would you like to buy some popcorn to support our pack?"

Then, yes, no or maybe, say "Thank you!" cheerfully. 

The first 2 or 3 people walked on by, but after about 5 minutes of practice, Luke was a natural. Every person who left the store got a faceful (and earful) of the little guy's well-articulated pitch, followed by that adorable tooth-deficient grin. Even many of the people who didn't want to buy anything would look right at him and say "wow, aren't you cute!" or something like it. The little bugger stole the show. 

As every parent will attest, our children do the cutest things right before or after we turn on the camera. However, I was able to capture on my cell phone, Luke turning around a "NO" with his cheerful attitude. As you can see, he is standing right at his little station, and the lady compliments him on his politeness and sweetness, and then heads over to the table to make a purchase. The quality is a bit Zapruder-like, and another scout puts his hand up in front of the camera to be a wise guy, but you can still make it all out. 

Whats the moral of the story? Attitude is everything. It could have been a rainy, boring hour but Luke's decision to give his all made my day. I am very proud of him. He might end up being a better salesman than his old man. 

I have a listing that is a "mystery." Nice house, aggressive price, well exposed location, and no deal. We've had two offers, but neither went together. One factoid: I get more lawn sign calls on this property than any other. What to do?

Hold an open house? Are you crazy? I HATE open houses.

An open house on a weekday afternoon? Are you nuts?

Well, I guess I'm nuts. Given the close proximity to a local school which dismisses at 3pm and the nice weather, mortgage broker Trevor Curran (who came up with the idea) and I held 180 Weyman Avenue, New Rochelle, open from 2:30-4pm yesterday. No print ads, just web-driven stuff.

The tally? 4 visitors, one of whom has already scheduled to meet with the mortgage broker for a formal pre approval. Every one of them told me they had been watching the house and waiting for an open. Every one of them complimented the house, as it is very nice

Go figure. So we'll do it again next week.

180 Weyman Avenue, New Rochelle, NY 10805. $449,900, 3 BR, 1.5 Baths

OPEN HOUSE Thursday, October 29, 2:30pm-4pm

"I don’t care to belong to any club that will have me as a member"- Groucho Marx

In either a sign of the Apocalypse, recognition from my peers or a little of both, it is official: the 2010 Westchester-Putnam MLS board of directors will include me as a Vice President.

Although the term does not begin until 2010, myself and the other new board members were at this past week's meeting, which was actually pretty good brain food about where our association is going and how it will adapt to the changing times.

Other newly-elected board members include:

President - Gary Leogrande, Keller Williams NY Realty

Vice President Southern Westchester- Vanessa Jones, Paddington Stone Realty, LLC

Vice President Northern Westchester- J. Philip Faranda, J. Philip Real Estate, LLC.

Vice President Putnam County- Edward Scrivani, Century 21 Anita Ferri Realty

Secretary- Kimberly Ware, Bronxville-Ley Real Estate LLC

Treasurer- Jason Wilson, Better Homes & Gardens Rand Realty

I'm hopeful I can make a meaningful contribution. All kidding aside, I appreciate the acknowledgement of both the nominating committee and my peers. I will give the position my best.

In 1955, Dwight Eisenhower was president, the Dodgers were in Brooklyn, and there were 48 states in the Union. My parents were married only 5 years, and just 2 of their 4 sons were born. I wasn't on the scene until 1967.

In 2009, Dwight Eisenhower is gone 40 years. The Dodgers have been out of Brooklyn for over 50. Ann and I just celebrated our 8th anniversary on what would have been my parents' 59th, and we've had 50 states in the USA for 51 years.

One of my listings pending sale had a closing delayed recently because the title report indicated an open permit...this does happen sometimes. But what us unique is that the open permit is from 1955. Yes, in 1955 the then-owner of this house had work done requiring a permit around the time my father was still trying to figure out Mom (he never really did).

The current owner bought the house in the 80's, so there was at least one transaction where this obscure, open permit slipped through the cracks. Until now. Evidently, in 1955, the then owner of this home had the heating system re-done, and even that furnace is long since gone. The process here is that the work on an open permit has to be reinspected by the building department so the permit can be closed and the title declared ship shape. My client wisely decided to have a heating specialist take a look at the heating system prior to the building inspector, and the contractor did see one small thing that needed to be done to close the issue.

It would have already been done and the deal closed by now, but there was one small delay, and you can't make this stuff up. He couldn't make the repair right away. It required a permit!

I recently closed on a co op purchase with a young couple that reminded me of the silliness that most co op board approvals really are. This couple had nothing to worry about- both were professionals and graduates of one of the most highly regarded universities in America, and believe me when I tell you that the co op needed them more than the other way around. Yet, several times a year I find myself on the sidelines watching a condo or co op board looking down its nose at anxious applicants and prospective purchasers who have to sweat out board approval before they can close and move in.

I fully understand the need for planned communities to make sure prospective members are financially able to participate in their corporations and homeowner association. The irony, of course, is that most boards aren't exactly models of competence themselves. I have a few modest, recent examples.

• Insurance. One closing is delayed because the condo is, shall we say, "in between" insurance companies. Not only is this blatantly contrary to the law governing condominiums, it places the condo owners at a severe risk.
• The same complex just assessed every owner $10,000 for a new roof. Assessments are controversial enough for the unforeseen, such as the 2007 spike in oil prices. But a roof? How could anyone not plan for a roof replacement in the general fund and monthly fees?
• The cherry on top for the same complex is that the pool was closed this past summer by the board of health. Gag me. Obviously, the management of this community is inept and should be sacked.

A different complex had a double whammy:

• The parking garage was condemned, relegating half the community to street parking in a crowded village.
• The management company they hired embezzled hundreds of thousands in fees, putting the HOA on the brink of insolvency. Kind of rough when you need to spend millions to fix the garage. This is poor due diligence.