Real Estate and Reston, VA: September 2008

We have friends who hold an almost annual adult costume party. It is a pretty clever bunch of folks, so the pressure is always on to be creative.  Aside from the obvious political fodder, I would love to get some of your ideas.

Okay, I will get the obvious out of the way...Sarah Palin, Barack O'Bama, Joe Biden, Hillary Clinton and John McCain.I am sure Laura and George Bush will still be a popular choice. Bill Clinton is always an easy one

But who/what else are you thinking this year? My husband and I need to come up with a fun idea.

In the past we have gone as Brittany and Kevin (Spears and Federline), Grey Water and Black Water (following an RV trip that a number of the party attendees also went on--totally an inside joke!),and Dracula and his victim.

The couples costumes are always fun, but we are not stuck in that rut.

What are some of your better costume ideas...or those of your friends?

If you are a Realtor® or  homeowner in Loudoun County, you should know about a proposal before the Board of Supervisors related to non-conventional septic systems.  It could affect your land values. The following Call to Action  was prepared by Christine Windle of the Dulles Area Association of Realtors®. I think this is an important issue and offered to post it on my ActiveRain blog for additional exposure.

BACKGROUND On Tuesday, October 7^th, the Loudoun County Board of Supervisors will vote on a proposed ordinance to restrict the use of new non-conventional septic systems for five years, with few exceptions. Rural businesses, churches and homes are subjected to the ban.  Public buildings, such as schools, and historic landmarks are exempt.   The ordinance also includes widely-supported maintenance requirements on approved non-conventional septic systems.

Despite public comments provided by hundreds of Loudoun residents, rural businesses, soil engineers and industry experts over a one year period before stakeholder meetings, a public hearing and public input sessions, it is believed that the LCBOS will approve the prohibition on the installation of new non-conventional onsite septic systems on undeveloped property.

CALL TO ACTION: REALTORS, homeowners concerned with the potential stigma on their property, land owners with undeveloped lots, rural businesses, service providers and anyone who believes that the County is turning back the clock on environmentally-sound technologies are urged to attend the Board of Supervisors public input session on Monday, October 6^th, 1 Harrison Street, S.E., Leesburg, VA to express their views on the proposed ban.

When you attend the public input session, you will need to sign in at the clerk’s desk in order to speak.  Citizens get 2-3 minutes to speak.  You are invited to use the following format and talking points to relay your concern over the proposed ban:

When Speaking:

1. State your name, address.
2. Start your comments by addressing Supervisor York as Mr. Chairman and mention the rest of the Board. 

For example:

1.    My name is …. And I live at ….

2.      Mr. Chairman, members of the Board, I am here today to express concern over the proposed ban on non-conventional septic systems.  The proposal…. (select from talking points below:)….

3.      Conclude by thanking the Board of Supervisors for the opportunity to speak. 

TALKING POINTS:

Lowers Property Values on Existing Homes Served by Non-Conventional Septic Systems The ban on non-conventional septic systems may impact the salability of existing homes served by these environmentally superior systems.  A potential homebuyer's knowledge, perception, and interpretation of the ban may have a profound effect of the value of properties served by these systems.

Fails to Prove that a Public Health Concern Exists for Banning Non-Conventional Systems  According to statistics presented during a LCBOS Public Safety Committee meeting in April 2007, only 18 out of 1,565 non-conventional septic systems in the county failed over a five-year period, a 1 percent failure rate.  In a report to the same committee in July 2008, county health staff stated that a mandatory maintenance program would have prevented many of the reported failures. The fact that the proposal permits the use of non-conventional septic systems in public buildings, such as the system to be installed for the Supervisor Burton-supported Woodgrove High School in Western Loudoun, indicates that the motivation behind the ordinance is not a real concern over the so-called failure rate or public health threat of non-conventional onsite systems.

Runs Counter to State Regulations and Best Practices in Other Areas that Support Non-Conventional Systems Although health department staff recommends the adoption of the maintenance requirements, they do not recommend the adoption of an ordinance to limit the future use of nonconventional septic systems because they are state-approved and better for the environment.  According to the July 18th, LCBOS Public Safety and Human Services Committee Action Item report, "...When operated properly non-conventional onsite sewage disposal systems produce a higher quality sewage effluent than conventional onsite sewage disposal systems. "  Other areas of the country have long recognized non-conventional septic systems as performing as well as, or better than, conventional systems.  The Massachusetts Department of Environmental Protection states that non-conventional onsite systems have the following advantages: 1) They are generally better than conventional septic systems at removing solids and other pollutants from wastewater before it goes to the soil absorption system (SAS); 2) The SAS following a non-conventional system can be expected to have a longer life and; 3) a nonconventional system can also provide advanced treatment to reduce the wastewater's nitrogen content.  Oregon, a leader in smart growth and environmentally-friendly land use policies, states that non-conventional systems or Alternative Treatment Technologies (ATTs) "...take wastewater generated from a home or business and improve its quality before sending it to a drainfield for further treatment and dispersal. Typically ATT systems are designed to perform as well as a sand filter or provide additional treatment capabilities.

Adversely Impacts Home Renovations and Rural Economy The effect of this ban on non-conventional septic systems will prevent renovations and additions to homes, if they are required to expand an already-approved alternative system.  Additionally, existing lots of record that have not yet been built on may altogether lose the ability to build a marketable home on the property, and vested lots that are subject to an approved preliminary subdivision plat but did not identify the lot as being served by an alternative system may also be prevented from building a marketable home.  Rural businesses, including bed & breakfasts, wineries, kennels, and churches may similarly lose their ability to expand or build.

IF YOU CANNOT ATTEND THE PUBLIC INPUT SESSION, YOU ARE WELCOME TO CUT AND PASTE THE MESSAGE BELOW TO BOS@LOUDOUN.GOV:

Dear Supervisor:

I urge you to oppose the proposed ordinance to ban non-conventional (aka "alternative) septic systems. While Loudoun County's effort to regulate onsite septic systems to improve maintenance and public health and safety is commendable, I do not support a ban on non-conventional systems as it will lower property values on existing homes and businesses served by non-conventional septic systems, eliminates an environmentally-friendly technology used in other areas, restricts systems that perform as well as, if not better than, conventional systems and imposes an unnecessary restriction on non-conventional systems before the maintenance regulations designed to ensure acceptable performance of these systems takes effect.  Thank you for this opportunity to express my views on the proposed ordinance.

Sincerely,

[Your Name]

FOR MORE INFORMATION  If you have any questions, contact Christine Windle, Government Affairs and Communications Director, 703/727-2144, cwindle@dullesarea.com or visit www.savemyloudounhome.org

The Reston Home Tour, Celebrating a New Perspective, is coming up on Saturday, October 18 from 10 am to 5 pm. Unlike many home tours, this one features homes that people live in! I know we all love to get in and see how other people live, so here is your chance.

The tour, which includes a stop at the Linden Springs Manor House, built in 1896, will feature a cooking demonstration by  Chef Jacques Haeringer of L’Auberge Chez Francois. For anyone who has ever dinned at L'Auberge, you know that this will be a real treat!

This self-directed tour allows you to go to the houses that most interest you at the time that is most convenient. Buy your ticket ahead of time and then join the tour whenever you are available on Saturday the 18th of October.

Just a little plug...my husband's company, Ardent Homes, has one of their recent projects in the tour.  This home, formerly a nice colonial in a nice neighborhood is now a spectacular colonial in a nice neighborhood! It has been enlarged on all 3 levels and now includes an endless pool and an elevator and more. 

You can save money by buying your tickets ahead of time (before October 11). Before the 11th the will be $25 and after then they will be available for $30.  Groups of 10 or more are also eligible for a discount ($20 each). The tickets are available at Lake Anne Village Center at the Reston Museum, at the Reston Towncenter at either GRACE or Appalachian Spring or at North Point Village Center at the Wine Cabinet at North Point.  You can also by them on-line at  www.restonmuseum.org  for $30.

This home tour is presented by and benefits the Reston Museum. If you need more information about the tour, the direct link to the Reston Home Tour website is: http://65.254.95.76/rht_site/rht_Tour/rht_homeTour.html

 This weekend on the National mall in Washington D.C. is The National Book Festival. This full day festival runs from 10 a.m. to 5:30 pm and features 72 writers and illustrators who will be available to discuss their works and sign books.  This event, which is in its 8^th year, is hosted by First Lady Laura Bush and Librarian of Congress James Billington.

 There was a great guide for participants published this past weekend in the Washington Post Book World (September 21-27, 2008). In this guide you will find a list of the authors and illustrators, a short description of their background and a map that will help you to find your way around the event.

 The list of authors and illustrators is amazing, but some of those that caught my eye include: Jan Brett (Did anyone read “The Mitten”  to their kids?), Geraldine Brooks (“March” won the 2006 Pulitzer Prize), Philippa Gregory, author of many books including one of my favorites, ‘The Other Boleyn Girl,’ Cokie Roberts will be speaking in the history section having written numerous books including,’ Founding Mothers: The Women Who Raised Our Nation (incidentally, I have seen her speak and she is a wonderful speaker), Salman Rushdie, author of the controversial “The Satanic Verses,” Alexander McCall Smith, author of the beloved, “No. 1 Ladies Detective Agency” series, R.L. Stine, well known for his “Goosebumps” series. These are just the first couple that my eye was drawn to. The organizers have done an amazing job of putting together this program.

 You can get a complete list of the authors and more information about the festival at:

 http://www.loc.gov/bookfest/

Also, for those of you with young children, Scholastic will be bringing their Magic School Bus exhibit and Mrs. Frizzle will be on hand to meet her young (and older) fans.

It sounds like there is something for everyone this year at The National Book Festival!

Today on NPR, I heard Michelle Singletary  talking about a recent settlement in which Trans Union Corp has agreed to provide one of three settlements for anyone who borrowed money between January 1, 1987 to May 28, 2008 (you can hear the discussion at http://www.npr.org/templates/story/story.php?storyId=94930803). Apparently they are accused of selling some of the personal information they collected to marketing companies. While not admitting guilt, they have agreed to the settlement.

The company will provide one of 3 settlements (you must choose):

1. Sign up for 9 months of free credit monitoring
2. Sign up for 6 months of free credit monitoring and any cash left after the claim has been settled
3. Sign up for a cash disbursement of any cash that is left after the claim has been settled

The catch is that you must register by September 24, 2008 (tomorrow). You can go to the site that has been set up for this purpose  (www.ListClassAction.com) and register (on the left side).

I hope that you find this information helpful! I just registered and it took about 30 seconds...

You have cleaned out the closets and painted the hallway.  You have planted some flowers and mulched the flower beds. The house looks perfect in every way.

But what about your Tax Record?

When I show a house to a prospective buyer, I am usually showing it from a listing.  The information in the listing is deemed to be accurate, but not guaranteed. It is usually based on the best information that the Listing Agent has available. For that reason, I always pull the Tax Record before I write a contract with my client.

There is a lot to be learned from the Tax Record.  The first thing I learn is who the legal owner is. I have had people tell me their house is owned jointly and I have found out that  it is not jointly owned. I can also find out if it has  been placed in a trust, which must then be party to the contract.  This is also where the information about a Bank Foreclosure might be revealed to me  for the first time.

I can confirm the square footage here, see the most recent assessment on the house, find out if there are any special assessments (extra local tax ) and let my client know what the current year taxes were.

Finally, I get information about the room count, number of bathrooms, finished decks, finished basements and more.  I compare this to the house that we toured. By doing this, I am able to determine if any of the work on the house was performed without proper permits.

When you apply to your local city or county for a permit, besides triggering compliance and safety inspections, it puts them on notice that you are materially changing the property.  Many people like to avoid this since it can result in increased taxes. I would strongly advise you against this; I find that Buyers are often unwilling to pay good money for something that they are not sure is safe. I am sure you trust that deck that you and your buddies built last summer, but the next owner may not be willing to run the risk that it was not properly installed.

I know that it can cost you both time and money to permit a job.  Believe me when I tell you that it can also cost you time and money not to permit it.

If you haven't had a chance to RSVP to our FREE Fall Home Buyer Seminar, please do not hesitate!  We need to get an accurate count of the number of folks attending so that we can have enough materials on-hand. The number to RSVP is 1-877-531-4636, ext. 430.

In addition to the information below, we will also be addressing different types of loans AND providing you with an understanding of what Short Sales and Foreclosures are and how the process of buying one of these properties can affect you as a buyer (what to expect since the process and timelines can be different than purchasing other homes).

Please mark your calendar to attend our Fall Home Buyer Seminar.

Where: The Cascades Library, Meeting Room A, 21030 Whitfield Place, Potomac Falls, VA 20165

When: Saturday, November 22 from 1:00 pm to 2:00 pm, with questions following.

        What will be covered?

• The basics of qualifying for a loan
• Customizing a mortgage loan to fit your financial needs
• How to get the best rates and terms on your mortgage
• How to find your new home
• Negotiating to get the best deal for your home
• Getting to closing...understanding the process

We will be holding a drawing for a Gift Certificate to Clyde's Restaurant and providing each attendee a copy of the Home-buyer's Tool Kit, a book designed to educate buyers. Home-buyers can use the easy-to-follow instructions and worksheets during the process of planning for and purchasing their new home.

We ask that you please RSVP so that we have enough materials on hand: 1-877-531-INFO (4636), ext. 430

Presented by:

Holly Weatherwax, Realtor and Broker

This morning I got the kids off to school and went out for a quick run.  Anyone who has read my blogs knows that one of the things I love about Reston are the many paths and trails here.  The Reston Association does a fantastic job of maintaining these paths and my family uses them frequently.

There are a couple of places that the path connections could be improved. There is a link on the Reston Association website that allows the public to provide information about 'gaps' in the system, or improvements that they would like to see. This link is: /www.reston.org/parks_rec/p_reston_on_foot.html

I have used this link to provide ideas based on my experience on the paths. I have personally seen some of my suggestions implemented.  One involved a crosswalk at Reston Parkway and Lake Newport that did not have a pedestrian crossing signal.  I have also been told that the missing link on Wiehle between Baron Cameron and North Shore is scheduled to be put in (and funded).

I have received several personal contacts from people who are working on this project.  I want to thank those who contacted me for the care and passion that they demonstrated about this issue.  It is an issue that is close to my heart, and I am glad to see that others share my commitment.

Finally, thanks to Cathy Hudgins, Fairfax County Board of Supervisors,  and her wonderful staff who also called me personally to discuss my concerns and who have acted as an advocate for those of us in the Hunter Mill District.

If you are a Reston resident, or use the path system, I would encourage you to provide information through this link.  You will be pleasantly surprised at how much of a difference you can make in your community.

Again, thanks to everyone who has done so much to support the walkways and paths in Reston!

There is a little known secret about Reston; parts of it do not belong under the jurisdiction of the Reston Association and parts of it do.  Within the accepted boundaries of Reston, all homes use the Reston name and zip code, but all do not have to adhere to the Reston Association rules--nor do they all get to use the Reston Association amenities (which include their pools and tennis courts).

If you are considering a home in Reston, there is a very good chance it belongs in Reston 'proper.'  That means that it automatically has membership in the Reston Association and means that, as part of a Property Owners Association, the owner must make sure that the house complies with their rules. These rules include, but are not limited to maintenance, additions, parking rules, signage and improvements. For the price of the annual dues (in 2008 they were $475), the residents of each home have unlimited access to all of the Reston Pools and Tennis Courts and can take advantage of other benefits offered to the community.  The Association also maintains the beautiful common areas and paths.

The non-member portions of Reston are not so obvious. They can sometimes appear to be in Reston, but  they are not.  This means that the owners are not members of the  Reston Association and do not have access to the Pools and Tennis courts and additional amenities. Sometimes--but not always--the non-Association portions of Reston will have a private neighborhood pool. Many of those living in these 'non-member'  neighborhoods will opt to join the pools and tennis courts as non-Reston residents (the cost for the most expensive membership type was $595).

Often people who move to Reston chose to do so for these amenities. Make sure you confirm that the property is located within the Reston Association boundaries. There is a simple way to do that; all purchasers must receive a Reston Association Disclosure package. Have your agent ask the question and confirm that you should be getting this package.  If it is not required for the home you are purchasing, you will not be part of the Reston Association.

You can find out more information about the Reston community at: 

http://www.reston.org/

As an Accredited Buyers Representative, I often work with Buyers to find their new homes.  Sometimes these buyers come to me with a clearly defined set of requirements. More often, these requirements evolve as we get to know each other and as they learn more about the communities and neighborhoods that interest them.

Recently, I had a client come to me with a request to find him a 1 bedroom 1 bath condo in a new development.  As is my way of doing business, we sat down to discuss the process of finding a new home, reviewed paperwork, talked about objectives and, finally, went out to see some representative properties. These properties included a condo in a building with a parking garage and elevator, a garden-style condo and a condo in a 55 and older community. Touring each of these different types of condominiums gave both he and I a chance to see what he did, and did not, like about different units. 

We also threw in a 2 bedroom unit since it was vacant and close. My objective in doing this was NOT to make him spend more money.  From a sheer investment perspective, 2 bedroom units will often sell more quickly (more candidate buyers--small families, investors who can rent to two people, the ability for the owner to rent out a second room) and provide more flexibility to the owner. I simply wanted him to determine if he thought the price difference might be worth it for him.

As a buyer's agent my job is to not to simply  find a property, write a contract and collect a commission.  I see my job as facilitating my client's investment.  I have to match up his or her objectives with the current market conditions to find a property that is best suited for all of their needs.

We finished our day by discussing some other types of properties that he might now consider--having had the opportunity to see how what was on paper translates in to his lifestyle.

I consider this an on-going project.  I don't think we have finally established what will work best for him, but I am confident that we will be able to figure it out in time and get him in to a property that will be a great fit for him.

As you put together your list of 'wants' keep in mind that you should approach the purchase of a new home with an open mind and view this list as a starting point. Obviously, if you have a large family, you may not want to change the number of bedrooms on your list.  But what if you found a house on a small lot that opened to a community playground--wouldn't it be worth reconsidering your requirement for a 1/2 acre?

The process of buying a home does not have to be a lengthy one. But it should be a process where you work closely with an Realtor to find a property that works for you--not one that has been defined by the media, or your agent, as the right place.  Give yourself an opportunity to see what is out there and to 'try on' different ideas. You will find that by being flexible you will give yourself the best chance to find a property that meets both your personal and financial objectives!