Jeannie Kontis, Lancaster PA Real Estate & Lancaster County Homes for Sale

Lancaster City landlords -- listen up! Realtors need cooperative tenants and cooperative landlords in order to sell your listed Lancaster City investment properties.

I was showing some multi-unit investment properties today in Lancaster City. Some were kept in fairly good condition considering these properties are well over a century old. Others are clearly in need of some maintenance. These were mid-priced investment properties in popular areas of downtown Lancaster City.

Landlords, my question to some of you is: Do you do anything to maintain these homes?

I know that Lancaster City is stomping down on "slumlords" and Mayor Gray has a hard-at-work rental taskforce, that we are all going to be very appreciative of. I have to admit that the properties I viewed today are not ones that I would consider slums, but some are just missing some basic components of proper property maintenance (now there's a tongue twister!)

It appears that many landlords think that their investment property will sell based solely on "the numbers" and without any regard to property maintenance issues -- how about that leaky roof and missing shingles? How about that loose railing? What would happen if a tenant fell because the railing gave way?

One of the properties viewed today didn't look half bad until we got to one of the apartments, where the tenant began immediately to complain about the leak and flood that happened from the apartment above him. There has been a 2x3 foot hole in his ceiling for the past 4 months because of this leak. It fell and leaked all over his bedroom: his dresser and clothes were soaked from the water and filthy from the plaster. So he now has plastic sheeting covering up his stuff in his bedroom to keep the plaster dust from settling on his belongings -- for 4 months. Granted, his was far from the most "clutter free" apartment we've seen, but still, don't tenants deserve to live without a 3 foot long hole in their bedroom ceiling?

Speaking with the tenant in the upstairs apartment prior to viewing the apartment with the hole in the ceiling, we were told that they have no water pressure in their bathroom sink. Well, now I know how well this 'leak' was repaired. "Let's just shut off the water. There, it's fixed now."

I think we'll be passing on submitting an offer on that particular place. If something so obvious hasn't been fixed prior to putting the home on the market for sale, imagine what lurks elsewhere?

Other rental investment properties that we've seen were in surprisingly good condition. The apartments were clean and well kept, thanks to those quality tenants. Clearly, some were long-term tenants and took pride in their little piece of the world. And the fact that they were not at home when we viewed the properties was an unexpected surprise, as many tenants cause a problem by not answering the door and not cooperating with showings.

Lancaster landlords, I know how you can make your tenants cooperate: Offer them a small monthly refund on their rent if they cooperate and promise to vacate the apartment during showings and keep their premesis neat and orderly. I promise you it will make a world of difference, and your investment property will sell quicker than a similar property with messy, difficult to deal with tenants. In the long run, you win. Try it!

Visit www.JeannieSellsLancaster.com for
Investment Properties in Lancaster City,
Homes for Sale in Downtown Lancaster, or any Lancaster County Real Estate.
Contact Jeannie Kontis directly at 717-330-5137
Email Jeannie@JeannieSellsLancaster.com

I've spent the afternoon raking leaves at my Manheim Township home. Yes, I realize that it is January... but these darn leaves didn't finally fall off of the tree until sometime between Christmas and New Years. The leaf collection organized by the township has come and gone, so now I'm left with all these leaves!

While I was out there toiling away, I was busying myself thinking about how much I hate these pin oak trees that grace my yard. Everyone else's trees drop their leaves on time, but no - not my stately pin oaks. They hold on to them, even while the wind whistles around their branches and limbs. Those leaves, brown and dry, hold on.

I walk the dogs past the neighbor's homes in my Manheim Township neighborhood, Milton Estates, who all have their piles of leaves neatly arranged on the edge of their property, waiting for the leaf collectors to come, and I am envious of their neatly kept piles of leaves. Not my yard, for I haven't had any leaves fall until Christmas eve, or so it seemed.

At our previous home on Amity Drive, also in Manheim Township, we had a huge pin oak tree right in front of the house. How many nights I stayed up hearing the wind howl and thinking that tree will one night fall right on our house. It never did, luckily although other treas fell very close to the house! I hated that tree. I hated the squirrels it beckoned. I hated the acorns all over the lawn. I hated the tiny oak trees that those forgotten acorns spewed forth. I also hated to cut it down, so there it stayed, because I loved the tree swing and the bird houses and the shade that it offered for us.

When we first looked at the Manheim Township home we live in now, we fell in love with it instantly. The only downside to the home were the two pin oak trees that the previous owners had planted. Not just one tree, like my previous home -- but two. "What where they thinking?" was my own first thought. I almost refrained from putting in an offer on this home because of those trees, but I figured that was pretty ridiculous as the home had everything else we wanted and the rest of the landscaping was absolutely beautiful. It was just those two darned trees...

The first thing I had planned on doing was having those trees taken down right after we settled on the purchase. "I'll plant anything else in their place, I don't care." I thought to myself. I don't "dislike" trees. I just dislike these trees. Years have gone by since then, and other home improvement projects nudged their way into our lives. We never got around to taking these trees down. "Oh, we have time," I thought to myself. Even though the squirrels that gather in the yard because of those trees eventually made their way into our attic, I still didn't get around to taking those trees down.

So, here I was today, in January, raking leaves. At least the weather was beautiful and it felt like an autumn day. And the dogs had fun jumping in the piles, so the day wasn't totally lost.

And all the while as I was raking, I was thinking of the poem below by Joyce Kilmer.
Then, I'd feel guilty for wanting to cut them down.
So, I guess I'll keep them for now.
But, they'd better stop throwing acorns at me, or they're mulch.

Whether you would like a home with trees, or one without, contact your Lancaster Real Estate professional, Jeannie Kontis, at 717-330-5137 or visit Lancaster Real Estate .

C. Emlen Urban was a well-known and well-respected Lancaster native architect from the late 1800s to the early 1900s. Not only did Urban work in the Lancaster area, but he was also commissioned to work in the surrounding areas. No mention of Lancaster architecture would be complete without reviewing the importance of what C. Emlen Urban has achieved with regard to shaping the look of Lancaster City.

His designs were not only varied, but touched on every aspect of Lancaster city life, from commercial buildings and banks, to schools and churches, industrial and hospitals, as well as apartment houses and private residences. His work bridged the gap between the Victorian Era and Modern Design.

At the time, his work would have been considered "cosmopolitan". Today, his work is considered "timeless".

Born in Conestoga Township in 1863, Urban's earliest design was of the Queen-Anne style Lancaster City Southern Market at the age of 25. He died in 1939, leaving behind a rich history in his 50+ year career.

Urban was also commissioned in 1903 to redesign the interior of the Fulton Theatre into a neo-classical style. This was one of many transformation the Fulton has undergone during it's more than 150 year history.

Southern Market, courtesy City of Lancaster

One of the other local areas where C. Emlen Urban's works are found is Hershey, PA; where Urban was hired by Milton Hershey to build his personal home, High Point. He was also responsible for other Milton Hershey construction, including the new Hershey factory, offices and other community buildings. Milton Hershey hired Urban to build the Hershey Theater. Still very popular today, the Hershey Theater was built between 1929 and 1933 with opulent materials such as lava rock and several types of marble, in addition to detailed mosaic work -- very common for C. Emlen Urban.
photo courtesy of Hershey Entertainment

C. Emlen Urban was also commissioned by Franklin & Marshall College to build what is now known as Stager Hall, formerly the Science Building, Administration Building and Stahr Hall. Construction on this stately Colonial building began in 1900, and it was dedicated in 1902. Features include cornice and dentil detail, a vertical string course supported by limestone, and two large Palladian windows with keystone accents and recessed arches, a Doric post and lintel with pilasters.

photo courtesy of Franklin & Marshall College

As a bit of an ironic twist, I found out that the new building-salvage store, BUiLDiNG CHARACTER located at 342 N. Queen Street in Lancaster City, is operating out of a C. Emlen Urban building. How ironic that a haven for Lancaster City architectural gems such as beautiful glass doorknobs, entry doors and full entry facades, vintage windows and hardware, door knockers and intricate heating grates, can all be salvaged from the wrecking ball and re-used for generations to come. A true haven for history and architecture lovers, alike. I haven't personally been to this establishment yet, but am hoping to visit them soon!

According to the City of Lancaster , below is a list of the buildings C.Emlen Urban designed in Lancaster during his 50 year career:

Commercial and Office Buildings

• Southern Market, 106 South Queen Street (1888)
• Watt & Shand, 2 East King Street (1898)
• Bausman Building (Place Marie), 12-16 West Orange Street (1906)
• Fulton Market, 607 North Plum Street (1907)
• Fulton Hotel, 637 North Plum Street (1907)
• Beyer Store, 35-37 North Queen Street (1910)
• Reilly Brothers & Raub Building, 44-46 North Queen Street (1910-11)
• Hager Building, 25 West King Street (1910-11)
• Lancaster Trust Company Building, 37-41 North Market Street (1911)
• Kirk Johnson Building, 16-18 West King Street (1911-12)
• DeMuth's Tobacco Shop, 144-116 East King Street (1917 remodeling of 1771 storefront)
• Harold's, 4-6 West King Street (1921)
• Griest Building, 8 North Queen Street (1924-25)

Residential Buildings

• David Rose Mansion, 535 West Chestnut Street (1891)
• Rowhouses, 122-144 College Avenue (1892-93)
• 238 and 240 North Duke Street (1890-96)
• William Wohlsen Mansion, 537 West Chestnut Street (1893-84)
• John B. Oblinger Mansion, 342 North Duke Street (1894) and the
• Oblinger Carriage House, 339 North Christian Street (1894)
• Menno M. Fry House, 624 West Chestnut Street (1894-96)
• Apartment House, 212-212& ½ East King Street (remodeled 1896)
• 623-625 West Chestnut Street (1898)
• Elmer E. Stiegerwalt House, 632 West Chestnut Street (1894-96)
• Davidson Building, 11-17 West Chestnut Street (1898)
• Gunzenhauser Residence, 250 West Orange Street (1909)
• Apartment House, 129 East Lemon Street (1914-15)
• A.B. Rote House, 936 Buchanan Avenue (1926)

Churches

• St. James House (parish house), 119 North Duke Street (1903)
• Grace Lutheran Church, North Queen at East James Street (1906 remodeling)
• Unitarian Universalist Church of Lancaster, 538 West Chestnut Street (1908)
• St. Paul's United Methodist Church, 14 East Farnum Street (1914)

Industrial Buildings

• S.R. Moss Cigar Factory, 401 North Prince at West Lemon Streets (1896)
• Keppel's Wholesale Confectionery, 323-325 North Queen Street (1913)

Schools

• Strawberry Street School (Reigart School), East Strawberry Street (1895)
• Buehrle School, 426 East Clay Street (1895)
• Wharton School, North Mary at New Streets (1899)
• Stevens High School, North Charlotte at West Chestnut Streets (1904)
• Fulton School, 225 West Orange Street (1916-18)
• Reynolds Junior High School, West Walnut at Nevin Streets (1927-29)

Civic Buildings

• Lancaster Municipal Building (former Post Office), 120 North Duke Street (1891-92)
• Lancaster County Courthouse, East King at North Duke Streets (low front wings added 1923-26)

Lancaster history, Lancaster Historical Properties, and Lancaster's special architect, C. Emlen Urban, can also be researched at the Lancaster Historical Society .

Real Estate and Historic Properties in Lancaster can be found at
Homes in Lancaster - Real Estate in Lancaster County.
Jeanie Kontis is a Lancaster Real Estate Agent assisting Buyers and Sellers of Lancaster City and Lancaster County and can be reached at 717-330-5137 or email at Jeannie@JeannieSellsLancaster.com .

If your listing is "under agreement" -- do you continue showings for "back-up offers"?

If so, do you disclose that little tidbit of information ahead of time to a Realtor who is setting up a showing for your listing?

Saturday was spent with buyer clients of mine, who drove from their home 1.5 hours away in order to look for their new home here in Lancaster where they are relocating. Since it ends up being an all day thing, they usually bring their kids along too. They are qualified for a nicely priced home, and they feel comfortable moving forward without the sale of their home. A win-win situation for all (or so you'd think!)

After viewing a few homes that were on our list for Saturday, we end up at a home that they fell in love with immediately. We knew that this was the one before we even finished looking through the home. This is it! What do we do now....they asked excitedly. What is our next step?....We want this house!

They decided they can be flexible with the settlement date to whatever the seller needed. They decided they would offer full price -- imagine that! In today's market! They did not want to lose this home!

On our way back to the office to write up the Agreement of Sale, I put a call in to the listing agent. No answer, so I left a voicemail. When we got to the office, I told them to go and get a late lunch before the kids passed out, and that I would start putting together their offer to purchase. We agreed that they would come back in an hour.

Imagine my surprise, then, when I received the call back from the listing agent, who happened to be on vacation. I'm so sorry...he says. That home is under agreement. You should have been told -- we are only accepting back-up offers at this time.

What???? Is this for real??

No where on the MLS information does it state that they have an accepted offer and are only accepting back-up offers. Oh, we don't do that...I'm told when I question as to why it wasn't stated so on the MLS. Um...yes, we do...I answer. The showing coordinator should have told you ... was his response. Um... no, it's not the showing coordinator's job to tell me which property is under agreement with what terms ...I reply.

I was promised that if anything happens with the other offer causing it to fall apart, I would be the first one they'd call. Yeah, right. I knew that my folks would not want to put in an offer and wait, hoping that the other offer falls apart. These are serious, qualified buyers, looking to move as soon as possible. The husband is already driving 1.5 hours each way while commuting to the new job -- every day! They'd like to find a home and get settled.

After seeing this home, we ended up canceling the rest of our showings for the day, so that we can get right back to the office as soon as possible to write the offer-that-was-not-meant-to-be. So, we wasted our entire afternoon.

So, Mr. Vacationing Realtor, why did you waste my time? Why did you waste the time of my clients? Why did you even waste the time of your sellers in having them prepare their home for another showing, when their home is already under agreement? Especially after you disclosed to me that it seems to be a strong deal and you don't expect it to fall apart. So, why not let people know ahead of time that you are only accepting back-up offers?

I packed up my briefcase, went outside of the office to smoke a very much needed cigarette, and then waited in my office lobby for my clients to return from lunch, dreading how I was going to break the news to them. I imagined them enjoying their lunch, talking about the new house and where their furniture would go and which kid would get which room. And I was right.

When they walked in the door and saw my face, they guessed that there was another offer "coming in". What they didn't expect was to hear me tell them that not only was there already another offer, but it has already been accepted a few days ago. Their hearts sank. I was right, not only had they already planned on the furniture and the kids' rooms, they had already discussed where to house the dogs' crates! We decided that we would finish up the other homes on their list another day before they make up their minds as to whether or not to put in a back-up offer. They don't want to be heartbroken twice, so will take their chances and continue looking first.

So, as a plea to my fellow professional Realtors -- if you have a home that is already "under agreement" and is only accepting back-up offers, please do us all the courtesy of clearly stating that in the appropriate place on the MLS listing information.

My time is valuable, as is yours.

My client's time is valuable, as is that of your own client.

Please don't assume that an assistant or a showing coordinator or receptionist will tell me important information such as that the listing is already under agreement and is only being shown for back-up offers when I call to set up a showing -- that is not their job. That is your job.

I have been saving this special post
for my 100th post -- because it's big news and I've just about been busting trying to be patient about writing about this.

A few days ago, I became an official member of The CORE. The CORE is a network of Lancaster County women who are working together to empower women with real estate. The brainstorm of Trish Kimmel of Arlington Capital, and her assistance Jacqui Howard, The CORE will be working together to assist women, and empower them, through their purchase of real estate.

If you are a single woman, a single mother, a woman who is making a very important decision about either the purchase or the sale of real estate -- whether it is a home or a commercial property to start or expand your own business -- you now have a group of professional Lancaster women who can stand by you -- guide you -- provide you with information -- and most importantly, support you.

The CORE will grow to incorporate more than just buying and selling real estate in Lancaster County.

• We will be doing networking fundraisers to assist Lancaster County area women's non-profit organizations.
• We will feature women-owned businesses on The CORE website.
• We will feature articles about local women and how they have become empowered through the purchase of their own home.

Ever since my meeting with these women a week ago, I have been so excited about the prospect of being a member. I have assisted so many women buyers and sellers, single mothers, divorcees -- and now I, too, will have a network of other women professionals that I can refer new clients to.

An excerpt from The CORE website:

We Are The CORE, a new organization based in Lancaster County dedicated to empowering women in Real Estate. Our goal is to provide women with respect and compassion while they achieve their dream of home-ownership.

It is crucial that you feel comfortable and confident when beginning the home ownership process, and as fellow women we understand the importance of feeling respected.

It is of no surprise that there are more and more women who are acquiring homes without the help of a male figure, and it is about time that there is a group in our area dedicated to catering to the women.

WE ARE THE CORE, It's All About Respect.
At this time the CORE is dedicated to helping women in real estate. The long term goal of the CORE is to expand to all aspects of a woman's life...we will work as a women's referral network.

The CORE ads, including the graphics that you see on this post and the "work in progress" CORE website (www.ThinkTheCORE.com) is the work of graphic designer, Anthony Smolenski (antaesthetic.com). My personal website, www.JeannieSellsLancaster.com , is not yet listed on The CORE site, but it's in the works! I just couldn't wait to post about it though!

As Helen Reddy said ~ I am STRONG. I am INVINCIBLE. I am WOMAN!

WE ARE THE CORE, It's All About Respect.

Helping Women Like YOU Purchase Real Estate!

Visit Jeannie Kontis at Homes in Lancaster PA - Real Estate in Lancaster County for your Lancaster Real Estate Needs.