Not everyone who believes in the future of green buildings can build one themselves, but investing in real estate companies that share this conviction is an increasingly viable option.

Real estate companies and real estate investment trusts have been boosting the environmentally friendly credentials of their buildings, often turning to the U.S. Green Building Council’s Leadership in Energy and Environmental Design rating system.

Out of 135 REITs, 52, or about 38%, have some space that they disclose as having a LEED certification of some type. This accounts for about 9% of the total space owned by public REITs, according to Uniplan Investment Counsel Inc., an investment advisory firm.

“One thing that’s interesting is even despite the downturn, real estate investors have remained focused on energy efficiency” said David Wood, Director of the Initiative for Responsible Investment at Harvard University. “In part that is because it is something they can focus on. You can work on benchmarking their performance even while the market is fairly frozen.”

Some REITs say that over the last few years they have constructed all-new buildings to a LEED standard and are looking to renovate existing buildings to make them greener. Since buildings are a long-term asset, these REITs say sustainability is a good long-term investment since the future looks green.

Jack Rizzo, chief sustainability officer for ProLogis (PLD), said building green increases the value of the property long-term and improves tenant retention rates. ProLogis is a REIT that owns warehouse facilities. It has 45 million square feet certified as green building out of a total portfolio of 475 million square feet worldwide.

The company made an official commitment in 2008 to build all new buildings in an environmentally friendly way. It has therefore obtained a listing on green indexes like the Dow Jones Sustainability Index, which has offered up a new set of investors, Rizzo said.

Publicly traded real estate company Thomas Properties Group Inc. (TPGI) Executive Vice President Randy Scott said green buildings mean lower operating cost and more efficient operation.

“Those savings end up being shared with the tenants who lease our building,” Scott said. “It becomes a competitive advantage for us. We believe LEED-rated buildings have an advantage in the marketplace.”

Thomas Properties has 15.4 million square feet under management and 13.4 million feet are buildings considered Energy Star-rated, which is an Environmental Protection Agency energy efficiency standard. Also, 4 million square feet of its portfolio is LEED-certified and another 5.3 million square feet is in the process of obtaining LEED certification. Scott also said investors have responded well to the company’s green strategy.

Uniplan says that REITs that have a better Progressive Score–a rating system that the company uses that includes areas like sustainability, government relations and worker treatment–tend to have a higher return on invested capital over a complete real estate market cycle.

“This will normally result in share price outperformance relative to their lower-ranked peers,” said Uniplan President Richard Imperiale.

The National Association of Real Estate Investment Trusts realized green buildings were becoming an important part of the industry and created the Leader in the Light award program in 2005 to recognize companies that had outstanding energy efficiency.

“Even in the challenging market conditions of recent years, more and more REITs have shown that a consistent focus on sustainability and energy efficiency is not only a positive for the company and the environment, but also for shareholders,” said Sheldon Groner, executive vice president of finance and operations for NAREIT.

Steve Frankel, an analyst with Green Street Advisors, an independent research company that focuses on publicly traded real estate companies, said green buildings cost about 2% to 5% more to build, but the extra cost is made up through operational savings.

“Buildings in the future are going to have to have environmental elements and if you’re not building a building that’s environmentally friendly it might go obsolete quickly,” Frankel said. “Also, you’ll get a better net rent over time because it generates lower operating costs.”

-By Sari Krieger, Dow Jones Venturewire; 212-416-2016; sari.krieger@dowjones.com

1. Get – and stay – clear on what “bargain” actually means.  Learn the difference between the asking price and the fair market value of a home. Many buyers think a bargain is any sale price below the asking price.  But a home’s asking price is an indicator of the seller’s intention, and can be roughly the same as, greater than or less than the actual market value of the home. In fact, a bargain is a home that you buy at a discount from the fair market value, or one you get with some other perks.  If the list price is set high, a below-asking sale price could still be above-market, and if it’s set low, you could pay more than the asking price and still get a great deal!

Also, get clear on what “bargain” means to you.  Are you looking for the biggest home at the lowest price (i.e.,low price per square foot)?  The lowest price in the best neighborhood?  A home in move-in condition for the price of similar homes that need work?  A home with all the furniture and electronics thrown in? There are many ways to skin the “bargain” cat.

2. ‘Regular’ sales may present better bargain opportunities than foreclosures and short sales. Contrary to popular belief, individual home sellers have more leeway and, often, more motivation to accept a lower offer than bank negotiators do. (In a short sale, the bank is the ultimate arbiter of how low the seller can go.)  The banks often must adhere to guidelines, including that they may only accept an offer X below the fair market value – many banks have a policy of slightly reducing the list price and re-market the home before taking a lowball offer.

Individual sellers have no such limitations, and often take bargain-priced offers because they must move quickly, or are otherwise motivated.  Also, individual sellers have the ability to bargain on other transaction points, as well – you might pay the fair market value to an individual seller, but get them to agree to paint the place, complete the pest repairs and fix the furnace.  Chances you’ll get a bank to do that for you? Somewhere between slim and none.

3. Look for sellers who have demonstrated their flexibility on price.  When you house hunt online, don’t limit your search criteria to beds, baths and square feet.  Search for price-reduced homes or, at the very least, sort and prioritize your search results by the dollar amount or percentage by which the price has already been cut.
   
These discounted digs might already be a bargain, and in some cases, the sellers might be willing to deal even more!

4. Find a motivated seller – look for homes with longer-than-average Days on Market (DOM).  Talk with your broker or agent and have them educate you about the average number of days a home in your area stays on the market. Homes that are lingering on the market for much longer than that may hold the potential for negotiating an even deeper discount, as their sellers might be very, very antsy and ready to take even a below-asking offer.

5. Don’t insult the seller. It might feel like you’re an ace wheeler and dealer when you make a lowball offer on a home for sale. Buyers can get bravado, like, “Ha, Seller, you want X?  Well, I’m only paying X minus 40% – deal with it.” Or, you might think, “I’ll offer you 40% less, then we’ll go back and forth 7 or 8 times, and I’ll be happy with a 20% discount off the asking price.”

But when those bottom of the barrel offers come in, both agents often detect a novice buyer at work. What they know – that you may not – is these two things.  First, many sellers on today’s market don’t even have that much room to negotiate – they’re already selling at a loss or very, very close to what they owe on the place.  If they have to write a check to sell it to you, they’d simply rather not sell.

And, second, many a seller will simply refuse to sell to someone who they feel has insulted or disrespected them.  That insult can be inferred from a lowball, below-market-value offer, or from a buyer’s running commentary on all the things they would change about the place if it was their house. (Note – you already know not to rave and gush to the sellers when you see a house you like. Neither should you trash it.)

And it’s not any different when it comes to institutional sellers, like banks selling foreclosed homes or approving short sales. They don’t take lowball offers either – most lenders say a 10% discount off the market value – not the list price! – is about as low as they’ll go.

6. Give to get.  Have your agent interview the seller’s agent to glean as much detail as possible about why they are selling, what their priority is (e.g., fast close or most cash?), and what the motivating facts are surrounding their sale (e.g., are they upside down, relocating for work, getting divorced, or any other facts that may be relevant)?

Then – especially if you’re going to ask for a big chunk off the asking price – give them what they want!  Try to close when they want, if possible (trust your real estate pro for a reality check on this – short escrows are nearly impossible for all but cash buyers these days). Go as-is, if it makes sense, without waiving the right and the time to obtain inspections. Decide what is most important to you, and if it’s a discount, give the seller what they want on the rest of your the transaction’s terms.

7.  Sell yourself.  Even when they have multiple offers, today’s sellers will take a lower offer that looks certain to close over a higher offer that has no chance of closing.  No seller wants to waste their time on a buyer/offer who can’t close and then have to put their home back on the market 30 or 40 days later.

If you want a bargain, sell yourself and your offer – make a convincing case that you are likely and able to close the deal! Make sure your agent presents a polished, computer-prepared offer (if that’s the standard in your area) – this demonstrates that they have the professionalism and up-to-date market knowledge it takes to get a sale closed these days.  Make sure the offer package presented to the seller includes a polished, thorough loan approval letter, which confirms that your credit, employment, income and down payment funds have all been verified and approved for a home loan.

Also, make sure that your agent and loan broker emphasize features of your qualifications and your offer that render it more likely than average to close. Some sellers frown on FHA and VA loans, because they have a reputation of being tough to close.  If you are approved for a conventional (i.e., non FHA) loan, your offer should say that.  If you have a large down payment, or are paying cash, your offer and your agent should bring that to the listing agent’s attention, too.

See the original post here: http://www.trulia.com/blog/taranelson/2010/08/7_insider_secrets_for_bargain-seeking_house_hunters_1 

By Tara-Nicholle Nelson, from Trulia.com-originally posted August 9, 2010.

There will come a time during your home buying process when you’ll need to do a final walk-through of the home before closing.

Around a week before you close, take the time to visit your “new” home again. When you’re there, check to be sure that the terms of your contract have been met, and that the condition of the property has not changed significantly since talks began. As your reference guide, be sure to bring your purchase contract with you for this walk-through. This will help you look for little details, without having to remember each item. What are things you should be on the lookout for?

1. Major appliances: Be sure that any items that were to remain in the home are still there, and that they are in good working order.

2. Major systems: Do the air conditioning, heat, and plumbing still function?

3. Walls and floors: Has any damage occurred to the floors or walls during the sellers move? Were rugs, artwork, or carpets covering water damage that was not disclosed?

4. Repairs: As part of your purchase contract, the seller may have been required to make specific repairs. Be sure that these have been completed, or that the seller has a written timeline for when the repairs will be done.

5. Screens and Storm Windows: If it is the season for these items to be in storage, be sure they have been left behind and that they are in good shape.

6. Remotes: Garage doors, alarms, sound systems, and the like all use remotes, some of which can be very expensive. If any of these components were part of your agreement, be sure they have been kept with the house.

7. Cleanliness: The home should have been cleaned and all debris removed. You don’t want to spend the first week living in your new home cleaning up other people’s junk.

8. Landscaping: It may seem ridiculous, but yes, some sellers may try to run off with your shrubs and plants. Refer back to your contract to see what should have stayed. If plants were taken, let your agent handle the situation.

9. Fixtures: Light fixtures, curtains, and other items that were agreed upon should still be in the home. If they are not, let your agent address the conflict.

10. Exterior: Has there been any damage to the home since your inspection or first visit? If there have been storm with high winds or hail, be sure to visually inspect the exterior of the house for damage.

Once you have signed on that dotted line, the house is yours. Hail damage and all. Closing time can be very hectic. Be sure to make time for your final walk-through. It’s a smart way to bring to completion a long, but joyous, process.

-Carla Hill

See original article at http://realtytimes.com/rtpages/20100727_walkthrough.htm 

Published: July 27, 2010

Carla Hill, M.A., works on the Realty Times staff as Managing Editor for our online publication. She also is Producer for the real estate news channel, seen daily on RealtyTimes.com and on video newsletters nationwide. She currently works out of the Realty Times corporate office and studio in Dallas, TX. Any questions can be sent to Carla at // <![CDATA[
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By Rachael Recker with the Grand Rapids Press

GRAND RAPIDS — Traffic signals along Lyon Street NE at Ransom and Bostwick avenues won’t be able to stop westbound traffic next month, when the downtown hill is closed and transformed into a 500-foot, inflated-vinyl waterslide.

The normally busy downtown hill will become a mini urban water park Aug. 21-22, thanks to Grand Rapids event coordinator Rob Bliss.

The two-lane waterslide will be open to everyone 48 inches or taller and will be free to ride from 8 a.m. to 10 p.m. that weekend.

Bliss, 21 — whose Rob Bliss Events became a nonprofit entity in mid-July — was to announce the $40,000 project featuring “the world’s largest waterslide” at a press conference today on the Grand Rapids Community College campus, which includes part of Lyon Street.

As a thank-you to the college for its cooperation, the former GRCC student, who also lives on Lyon, cast the waterslide in the college’s colors: yellow and blue.

“I think this will be the most talked-about, exciting event to happen here besides ArtPrize. It’s really large,” said Bliss, laughing in disbelief. “Like I don’t think anyone’s really going to understand how big of a deal this is until the event actually comes. I mean, if you walk or drive (500 feet), it’s really long.”

Bliss came up with the idea last year during his many walks up and down the hill to and from his classes at GRCC. It also seemed like a fun summertime event.

“Turning a street into an enormous water slide just initially struck me and seemed like the safest thing I could do involving a hill, as well as (provide) the most dramatic change to an area,” he said.

The slide, estimated to cost about $28,000 and manufactured in California, will be composed of 11 sections and lined with 2- to 3-foot-tall sides. Byron Center-based ACP Entertainment, a party rentals and entertainment production company, worked on the design.

With at least a half-foot lift above the cement, the waterslide weighs about four tons and was custom built for the Lyon Street hill, APC General Manager Ryan Strayhorn said.

Water will constantly run down the slide on both sides and drain off into the street. He said a filtration system would have been too expensive and nearly impossible for the slide. A series of 10 speed bumps or cushioned “waves” at the end of the slide will act as a braking system. A 10-foot-high ramp, encased in netting will catch participants after the waves.

The slide also will feature a 10-foot-high incline with a built-in ladder at its start to give riders an initial “oomph.” Strayhorn also said 52 holes will be drilled into the asphalt to secure the slide to the road.

“It is extremely important that people do not think it’s a Slip ‘n’ Slide just put on a bunch of concrete,” Bliss added, noting that many test runs will be done before it’s opened to the public.

Bliss also hired Elite Security to make sure nobody interferes with sliders’ safety. Like any water park, participants will slide on their backs and at their own risk. He also is considering selling skip-the-line tickets.

“It’s a miracle,” said Bliss, who was able to secure numerous local sponsors, including title sponsor Wolverine Worldwide ($5,000) and ArtVan, Riverhouse Condos and Design 1 (all $3,000 apiece).

Bliss plans to make the slide an annual event for the next 20 or so years — the projected life span of the slide.

“This is like the one event that I hope I’m remembered for after my time here is done,” Bliss said. “It pretty much sums up everything that I do.”

His Grand Rapids Electronic Music Night, featuring local deejays and headlined by Chicago’s DJ Kalendr, will be at 7 p.m. Friday at Calder Plaza. Other Bliss events have included a zombie walk, pillow fight and sidewalk chalk flood.

Whether it’s a religious calling, a golfing itch or Disney-developed serenity, millions have found a way of life in communities that amount to mini worlds.

There’s no place like your centrally planned home

For a citizenry obsessed with personal freedoms, it’s amazing how many of us live in manufactured environments. But just as art and culture draws urbanites to America’s major cities, suburbanites flock to some of the largest planned communities in search of that special something. It’s not just for the space, the pace, or the pool, either. Whether it be a religious calling, a golfing itch or Disney-inspired serenity, millions have found a way of life in communities that amount to miniature worlds. Here’s a glimpse of some of them, highlighting the quirks that make them worthwhile places to live.

The Villages: Children not optional

Location: Central Florida

Think of the hit television sitcom, “Leave it to Beaver.” Only there’s no Beaver. And Ward Cleaver is at least 56 years old and cruises around in something that looks like a cross between a golf cart and a Bentley. At The Villages, there can be no permanent residents under 19 years old. At least one person must be over age 55 in every household. Children who visit can’t stay longer than three weeks at a time.

Gary Morse, the developer, has truly designed a utopia of sorts for so-called active retirees: The type who no longer work but eager to go dancing, play a round of golf and squeeze in a game of mah-jongg before dining out with neighbors. Morse owns just about everything at The Villages, including the local radio station that pipes oldies music out of lamp posts and fake rocks at the two downtowns. The developer also owns a full-sized newspaper called The Villages Daily Sun.

At one and half times the size of Manhattan with about 80,000 residents, the community was designed so that golf carts trump automobiles as the preferred mode of transportation. At prices ranging under $150,000 to more than $1 million, all this has made the massive community the it place for leisurely retirement.

Twin Lakes: Martha Stewart’s Living (Really)

Location: Cary, NC

For the style conscious, Twin Lakes attempts to bring to life the domestic fantasies peddled in Martha Stewart’s Living magazine.

In this 650-home neighborhood, Stewart brings inspiration from her own homes in New York state, Connecticut and Maine to this affluent southern suburb aptly nicknamed “Concentrated Area of Relocated Yankees.” Shortly following Stewart’s 5-month prison stay for lying to authorities about a stock sale, KB Home (KBH) partnered with Martha Stewart Living Omnimedia Inc. (MSO) in 2005 to build Twin Lakes: New Homes Created with Martha Stewart.

The timing was awkward, but hardly surprising for this iconic homemaker known for simplicity and style in everything from sheets to gardening tools. Twin Lakes features townhomes and single-family dwellings based on inspirations of Stewart’s design team — everything from wainscoting to light fixtures to paint colors and flooring. Stewart advised on the homes’ floor plans, which include larger laundry rooms, well organized closets as space for indoor and outdoor entertaining. Stewart’s homes have caught on in developments in Florida, Illinois, California and Colorado.

So if you’re looking for something that looks almost too perfect to live in, then Twin Lake might just be that too perfect a place.

Celebrate good times. Every day.

Location: Celebration, FL

With its candy-colored town center and a touch of Walt Disney magic, the master-planned community of Celebration tries to live up to its name. The town was inspired by Walt Disney’s 1966 dream for an experimental prototype community of tomorrow, also known as EPCOT. While EPCOT became just another theme park within the Mickey Mouse empire, Walt Disney’s dream for a pedestrian-friendly utopia became a reality — complete with schools, hospitals, and businesses — in the mid-90s under then-Disney CEO Michael Eisner.

But perfection, at least the appearance of, comes with a price and lots of rules. The development has strict town-wide policies in place for its 3,500 residences — such as limitations on political signage during elections and rules regarding lawn plants as stipulated in a “Declaration of Covenants,” a lengthy agreement that requires the signature of every Celebration homeowner.

The town really is a “celebration of all the best aspects of American urbanism and architecture,” insists Jacquelin T. Robertson, a principle at Cooper, Robertson & Partners, a firm which undertook a joint venture with prestigious Robert A.M. Stern Architects to design and oversee the construction of the estimated $2.5 billion plan in 1994.

Ave Maria: Holy planned community

Location: Naples, FL

Ave Maria was born out of the mind of an unlikely developer and even less likely concept.

In 2003, Domino’s Pizza (DPZ) founder Tom Monaghan sought to build the first Catholic university in the United States in decades to “produce the future faithful educators, leaders, and mentors that our challenged society needs.” It was his idea that sparked the interest of Barron Collier Companies to build a mega community that would eventually include 11,000 households spanning more than 5,000 acres.

Like most mega communities that encourage residents to “live, work and play,” Ave Maria includes a grocery store, gas station, bank and post office. But the centerpiece and what appears to be the big draw is Ave Maria University, which offers theology, sacred music and other courses committed to Catholic principles. While a private Catholic K-12 school accompanies the University, the community insists it is non-denominational and “open to every religion, ethnicity and age.”

Sienna Plantation: Green acres

Location: Missouri City, TX

Who knew that former plantations were apparently good places to set up master-planned communities? And perhaps even to name after?

For starters, Sienna Plantation in Missouri City, Texas, a project of The Johnson Development Corp. The plantation was first settled in 1824. Over time, it became Waters Plantation, growing into a 6,500-acre area growing sugar cane and cotton crops.

But sugar and cotton no longer sprout in this mega-community, which hopes to one day have 20,000 homes and 70,000 people. The Greater Fort Bend Economic Development Council estimates about 20,000 people currently living in the community. Now sprawling over 10,500 acres, the land is seeded with parks, golf courses, nature reserves, and water parks, among other amenities. To help take care of the massive area and keep the parks and trails alive and well, the Texas Parks and Wildlife Department invested $1.2 million in grants.

For $100 per ticket, participants will be entered to win a two bedroom condo valued at $189,000- or $100,000 in cash. To purchase a raffle ticket, please go to: mackenziesfoundation.org

For a discount on tickets, they can be purchased in groups of 3 for $275 or 10 for $800. The grand prize drawing will be held on October 7,  but there will also be an early bird cash drawing on the 28th of August.

Below is the official press release from MacKenzie’s:

LAKE ODESSA, Mich.–Mackenzie’s Animal Sanctuary (MAS), the Midwest’s largest sheltered no-kill sanctuary, announced today that they are organizing a home raffle to directly benefit dogs in need and to promote current and future financial stability. Partnering with Parkland Properties of Michigan, a real estate company in Grand Rapids, MI that offers unique and modern properties, Mackenzie’s will give away a new Boardwalk Condominium (valued at $189,000) or $100,000 cash to the grand-prize winner.

“Our mission is to provide neglected dogs the love, care and home that they deserve”

The condo, located at Boardwalk Condominiums in downtown Grand Rapids, is a second-floor corner unit with a timeless view of the Grand River. The space includes two bedrooms, one bathroom, one covered parking space and full access amenities including an outdoor pool, fitness center, beautiful courtyards, theatre and game rooms, tanning salons and twenty-four hour security staff, to name a few. For more information on Boardwalk Condominiums and to view the floor plan, please visit boardwalkgr.com.

Relying solely on private donations, Mackenzie’s is very grateful and proud to have the support of the local community and, specifically, a partnership with Parkland Properties of Michigan. “Our mission is to provide neglected dogs the love, care and home that they deserve,” said Amanda Parrish, Marketing and PR Coordinator of MAS. “The community relies on us to protect and provide shelter and care to helpless and abused dogs, and with the support of Parkland Properties of Michigan, we are able to fulfill Mackenzie’s mission.”

The grand prize drawing to win either a new Boardwalk condo or $100,000 cash will be on October 7^th. Other early-bird cash prizes will be offered with drawings on July 8^th and August 28^th for a chance to win cash or prize equivalents of $250 to $2,500. Tickets must be purchased by 5:00 p.m. ET on September 30^th with all drawings taking place at The B.O.B. in downtown Grand Rapids on the specified days. Ticket prices are $100 for a single ticket, $275 for three tickets or $800 for ten tickets. Interested parties should visit mackenziesfoundation.org to purchase tickets or for more information.

This raffle is licensed by the State of Michigan Charitable Gaming Division. License #C24909

About Mackenzie’s Animal Sanctuary

Founded in 1999, Mackenzie’s is dedicated to finding homes for abused, abandoned and neglected dogs. MAS maintains the highest standards of care for animals, including veterinary care, housing, love, tenderness and compassion. The organization has the capacity to house up to 115 dogs and, as space allows, assists other animal welfare organizations by taking in dogs that may otherwise be euthanized

Official press release: (Grand Rapids, MI) The 2010 “Taste of Grand Rapids & BBQ Competition” kicks off Friday, July 23rd and Saturday, July 24th for two days of food tasting, live music, and a sanctioned barbecue tournament, at John Ball Park, 1300 West Fulton Street, Grand Rapids, Michigan. Hours for the “Taste of Grand Rapids and BBQ Competition” are 3pm to 10pm on Friday, July 23rd and 11am to10pm on Saturday, July 24th.

Admission and parking to the “Taste of Grand Rapids” is free. Patrons may purchase tastes and samples of food from 25 participating Grand Rapids area restaurants.

Live non-stop entertainment will be featured by 17 different bands including Echoes of Pink Floyd and Zooropa, two nationally renowned tribute bands.

Along with a wide variety of food and entertainment, the “Taste of Grand Rapids” will feature a Kansas City Barbecue Society (KCBS) sanctioned contest during the two days of the “Taste of Grand Rapids”. Approximately 50 teams from half a dozen states are expected to compete to determine the State Barbecue Champion of Michigan.

“The food is the real star every year at the Taste of Grand Rapids,” said Rich Berry, Events Coordinator for the event. “We have a number of new restaurants, so people will be pleasantly surprised. We want to give people the opportunity to try a number of different types of food inexpensively in one setting.

“The Taste of Grand Rapids is also an excellent opportunity for us to showcase a number of terrific local bands.”

A Pink Floyd tribute band Echos of Pink Floyd will be headlining the “Taste of Grand Rapids” on Friday, July 23rd and a U2 tribute band Zooropa will headline on Saturday, July 24th.

“Both of these bands perform nationally and we are honored that they have chosen the Taste of Grand Rapids to showcase their talents. They are extremely talented and you actually think you are hearing the real bands,” said Berry.

Hours for the “Taste of Grand Rapids” at John Ball Park are from 3pm to10pm on Friday, July 23rd and from 11am to10 pm on Saturday, July 24th. Admission and parking are free. John Ball Park is in northwest Grand Rapids, located at 1300 West Fulton Street.

Live Entertainment inlcudes…

Friday:

Don Bidell
Jim and Adam
Cities and Saints
Left Hand Daisy
Sam Parks Project
The Narrative
Echoes of Pink Floyd – Pink Floyd Tribute Band

Saturday:

Don Bidell
Sidetrack
Nine Mile Smile
Lefty Malone
Silversmith
Waverland
Just Jake
Righteous
The Narrative
Zooropa – U2 Tribute Band

Admission Rates: Free
Samples range from 1-7 tickets

The Grand Rapids Association of Realtors, or GRAR,  is now part of the South and West Michigan Regional Information Center, or SWMRIC.

The biggest change will involve the MLS, the Multiple Listing System, which is how all the homes currently on the market can be viewed by Realtors, Clients and the general public. GRAR was using Solid Earth for their MLS, but to join with SWMRIC, converted over to that system, using Rapattoni instead. And while for the most part, all the listings transferred over, there are still a few gliches being worked on. In addition, the number of characters for property descriptions is also limited to 1000, so many Realtors will need to downsize their comments.

SWMRIC covers available Real Estate in the South and West Michigan counties of Allegan, Barry, Berrien, Branch, Calhoun, Cass, Hillsdale, Ionia, Kalamazoo, Kent, Lake, Manistee, Mason, Mecosta, Montcalm, Muskegon, Newaygo, Oceana, Osceola, Ottawa, St. Joseph, Van Buren and beyond.

Serving the following Realtor Associations: Battle Creek Area, Branch County, Grand Rapids, Greater Kalamazoo, Hillsdale County, Mason-Oceana-Manistee, Montcalm County, Southwestern Michigan, St. Joseph, West Central Michigan and West Michigan Lakeshore.

FHA Pros, LLC, a national FHA condo approval service, has developed a list of facts speaking to the top misconceptions associated with FHA loans in order to help home buyers better navigate an already confusing market. FHA loans are mortgages issued by qualified lenders and insured by the Federal Housing Administration (FHA).

“We have seen home buyer interest in FHA loans go from practically zero three years ago to upwards of 87 percent today,” said Christopher Gardner, founder and president of FHA Pros, LLC. “Despite this rapid rise in popularity, many buyers still do not fully understand the benefits of these loans, and we believe it’s time to change that.”

1. FHA Loans Are Not Only For Lower-Income Borrowers. FHA loans are available to everyone. In fact, even Bill Gates can get one. There is no maximum income restriction associated with FHA loans. Borrowers do need to substantiate income and assets by submitting proper documentation. This requirement ensures that borrowers are well-vetted and truly able to afford their future homes.

2. FHA Loans Are Not Only For First-Time Buyers. Many people believe FHA loans are available only to first-time homebuyers. This is not the case. Whether borrowers are making their first home purchase or their fifth, they can look to FHA loans as a home financing option.

3. FHA Loans Are Not Just Small Loans; In Fact, Loan Amounts Can Be As High As Almost $800,000. The government recently raised the maximum loan amount from its original cap of $362,790 to $793,750 as a way to help stabilize the housing market. The amount a buyer can borrow varies from county to county. Later this summer, condo buyers interested in FHA loans can visit www.checkfhaapproval.com to instantly identify FHA-approved condo associations and review maximum loan amounts for a given location.

4. FHA Loans Are Not Affiliated With The Section 8 Housing Program. While both programs are administered by the U.S. Department of Housing and Urban Development (HUD), FHA loans have nothing to do with low-income subsidized housing. FHA loans are simply mortgages insured by FHA. This insurance provided by the federal government allows lenders to lend more freely by assuring them that they will be repaid in the event of default. Most traditional lenders, including Wells Fargo & Co., JP Morgan Chase and Citigroup are able to provide FHA loans to their customers.

5. FHA Loans Are Often More Affordable Than Conventional Loans. While FHA loans typically offer the same interest rates as other loans, borrowers benefit from a much lower down payment of as low as 3.5 percent.

6. FHA-Approved Condo Developments Are More Desirable To Buyers. With 87 percent of home buyers indicating that they plan to use FHA loans, condo associations that are not FHA approved are missing out on a significant pool of prospective buyers. Under rules in place since February 2010, an entire condominium development must now apply to HUD and be granted FHA approval before a buyer can purchase a unit in an association with an FHA loan or before an existing unit owner can refinance into an FHA loan.

Due to the general unwillingness of today’s lenders to extend credit with respect to conventional loans, many borrowers find that FHA is their best bet. Lenders don’t mind lending when the federal government (FHA) assures them of repayment.

Homeowners associations (HOAs) should note that although FHA-insured mortgages might be easier to obtain, they are not “risky” loans, due in large part to the strict “full documentation” requirements placed on borrowers.

Individual buyers or sellers can initiate the approval process or current owners can encourage their HOA to apply. More information about the FHA- approval process is available at www.getfhaapproval.com.

7. FHA Loans Are Assumable. In addition to lower down-payment and credit-qualifying requirements as compared to conventional loans, FHA loans are assumable. This means that when a seller with an FHA loan sells his or her property, the loan and its financing terms (interest rate) can be transferred to the new buyer. This unique feature will certainly make a property more valuable in times of rising interest rates.

“Now, more than ever, buyers and sellers need to understand the options available to them when it comes time to buy a home,” continued Gardner. “At FHA Pros we have worked with countless HOAs, attorneys and individuals to easily and efficiently navigate the historically tricky FHA-approval process.”

The typical homeowner uses more water than they actually need. If you’re trying to save money in today’s tough economy, it makes financial sense to look at the way your house uses water and find ways to conserve.

We use an average of 100 gallons of water every day — 400 gallons, if we’re talking about two parents and kids in a house. At least 36 states are anticipating local, regional or statewide water shortages by 2013.

So if you’re wondering where to begin and what you should be looking at, check out these different ways you can reduce water use in your home.

1. Invest in WaterSense Certified Products The Environmental Protection Agency’s WaterSense program partners with water utilities, product manufacturers and retailers to encourage water conservation and development of water-efficient products. Any product that uses water – faucets, toilets, showerheads, appliances — can have the WaterSense label, which shows the product meets EPA criteria for efficiency and performance.Concerned about the effectiveness of low-flow products? Things have changed.

   “The low-flow flushing and shower heads have a pretty bad rap, in part because, well, I always think of that Seinfeld episode,” says Roto-Rooter spokesman Paul Abrams, referencing a plot where Jerry and Kramer aren’t pleased by the low-flow shower heads that the apartment building has installed, “and as was the case with a lot of first generation innovations, they were pretty awful. But that’s not the case anymore. These low-flow shower heads are fantastic. It comes down to, I think, better engineering. And if you look at the potential savings in water and energy, it’s a no-brainer.”

2. Retrofit Your Plumbing – Dual Flush for a Fraction of the PriceIf you’re serious about water conservation, a professional plumber can recommend ways you can make water flow in your home more efficient. National plumbing chain Roto-Rooter, for instance, recently unveiled a green program aimed at encouraging homeowners to retrofit their existing showers, sinks and toilets to make them more efficient in how they use water.”We decided if we really wanted to be green, we needed to come up with a plan for all levels of society,” Abrams says. “People might not have a lot of money to buy a new toilet–saying, ‘Hey, come into my house, and I’ll buy and have you install three $250 toilets, that adds up pretty fast. But having your existing toilets, sinks and showers more efficient by retrofitting them, that’s a little more manageable and can serve a much bigger slice of the population.”

   Abrams says that the price of doing that will vary depending where you live and what appliances you have, but he says the company is confident that their customers will recoup their costs within a year. For instance, they can install a HydroRight dual-flush converter, which should save the average family up to 8,050 gallons of water a year, or approximately $58. 

3. Go Tankless With Your Water HeaterTankless water heaters are two to three times more expensive than a conventional water heater, but there are federal, state and local tax breaks and rebates to help offset the costs. Plus, you can cut your water bill by 20 percent to 60 percent.How does it work? Unlike a traditional tank that heats a supply of water 24/7, a tankless heater only heats when you turn on the hot water faucet. Cold water zips through the tankless unit, and a gas burner quickly heats it to the preset temperature.
4. Install a Recirculation Pump The California Energy Commission estimates that homes waste five to 20 gallons of water every day waiting for hot water to come out of the faucet.If you’re one of those people who will run water until it gets hot, consider installing a recirculation pump. The pump has a thermostatically controlled sensor valve and timer and allows the hot water in the hot water supply line to constantly remain hot, so that the moment you turn on the shower, you’ll actually have hot water.Over the course of a year, a recirculation pump might save you 1,825 gallons or as much as 7,300 gallons a year.

   How much are they? The price varies, of course. You could spend several hundred dollars, but there are some good models out there for approximately $200.

5. Recycle Your Water Greywater, sometimes spelled “gray water,” refers to the water that goes down the drain that is perfectly good water, like when you wash fruit or vegetables in the sink or when you shower, that could be used for something else. Blackwater is the disgusting water you’d never want to touch again, like the water from a toilet. Blackwater, bad. Greywater, good, though not something you’d want to drink.In many cases, you’ll want to consult with a professional plumber to design a greywater reuse system, especially since some states and communities have regulations governing the use of plumbing systems and greywater. Roto-Rooter’s Paul Abrams says some homes have pipes leading from the kitchen to a bathroom toilet, so that any wasted water flows not toward the sewer but into the tank.Some homeowners have created do-it-yourself greywater reuse systems. Marie Oaks, an American chef living in Bosque Village, a sustainable village in Mexico, outfitted her kitchen with a basic greywater system that cost her less than $100 to set up. She has a tube running from the kitchen sink to the outside, through a pit of sand and gravel for filtration, and leading to the gardens.

   “To re-plumb a kitchen or bathroom sounds daunting,” admits Oaks, “but keeping a bucket in your kitchen to save water that is used to rinse rice, beans, or fruits and vegetables is quite easy and powerful. A family of four could water a substantial vegetable garden using the greywater they harvest from their kitchen.”  

6. Consider Drip IrrigationMany households spend half of their water outside, on their lawn and garden, says Dr. Elizabeth Dougherty, director of Wholly H20, a San Francisco-based company that helps homeowners and businesses find better ways to manage water.”Turf is the most irrigated crop in the United States,” Dougherty says. “Aside from corn, grass is the thing we water the most, and let me tell you, grass is generally one or two species, and it doesn’t support a lot of biodiversity.”

   If you’re someone who loves a lush lawn and garden, consider using drip irrigation. Rather than a hose or a sprinkler system, you use flexible polyethylene tubing equipped with water-dripping emitters and low-volume micro-sprays. With this system, you’re still watering everything– you’re just doing it slowly and exactly where it needs to be done, minimizing not just water evaporation but the runoff, if you use chemicals on your lawn. 

7. Collect and Reuse RainwaterLike a lot of water conservation methods, you can go big here, or small. You can simply have a rain barrel placed anywhere in your yard — though at the end of rain gutter is a logical choice — and as it collects water, you can use that to water your plants. Or you can be a little more elaborate and not just have one barrel, but several, and have pipes running from them to your garden and then use a pump to spray your lawn or garden. One company, Rainwater HOGs, can professionally install modular tanks to catch and store your rainwater.Typically, a rain barrel holds about 55 to 80 gallons of rainwater and works best in areas that tend to get a lot of rain, like the Pacific Northwest or the Midwest.
8. Landscape to Prevent Overwatering Xeriscaping is landscaping and gardening in ways that reduce the need for additional irrigation. Here are some tips:

• Choose draught-resistant plants and plants that do well in arid regions (though keep in mind that you should stick with plants native to your area).
• Batch plants together so that flowers, bushes or trees that need a lot of water are all together, while those that don’t require too much are somewhere else in the yard. That way you aren’t giving one plant the ideal amount of water and overwatering its neighbor.

It may sound complicated, but you end up with a beautiful landscape. “Being waterwise doesn’t mean you have to suffer. You can still have a lush and yummy yard,” says Dougherty, whose Southern California home features a lot of bamboo and fruit trees. “You just have to be willing to adjust and see the beauty in other things, plants that you may not be used to.”

“Learn about the native plants around you and propagate the pretty or useful ones in your own dirt,” Fey encourages. “Mimic the best of the natural environment. It is easy to learn to propagate from seeds and cuttings for free plants. Visit a nursery and ask them what you can plant that won’t need to be watered. It seems pretty silly that people overwater their yards and then have to work hard clearing out the extra yard waste. Xeriscaping provides a yard which needs nearly no maintenance, looks good all year and attracts local birds.”

9. Be Sensible
If you’re feeling overwhelmed by the idea of transporting your kitchen water to your toilet or microspraying your plants through an irrigation drip, just remember that the most effective method of saving water doesn’t come from pipes, it comes from you.

For instance, if you have to run the shower until it gets hot but don’t want to buy a recirculation pump, stick a bucket in the shower and use what you collect to water your lawn or plants. One water conservation company actually has a bucket, Pour It Forward BUXX, especially designed for doing just that. Other practical tips: turn off the faucet if you’re not using the water, like when you brush your teeth or while preparing a meal.

“The best bang for anybody’s buck is use your head. It’s the least sexy of options,” Doughtery says, “but ask yourself, ‘Do I really need to turn on my kitchen sink full blast to wash that apple? Should I really walk away from the water filling the pot, so I can check on my kids, and then come back, and it’s overflowing into the sink? That’s a lot of water right there.”