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Fall 2018 eNewsletter

by Kijner & Sons International Realty


   




OPEN HOUSE

6501 Drewrys Blf, Bradenton, FL

On August 23rd, our South Florida team held an open house to welcome potential buyers and investors to a beautiful 3 bed, 2 bath property with garage and swimming pool. The house is in driving distance to Interstate I-75 and the Beaches and ideally located close to the beautiful cities of Sarasota and Saint Petersburg, on the famous Gulf of Mexico. 



Learn more about this unique property by clicking here. 

For your own private tour and additional information, contact us today at info@kijner.com or call Daniel Kijner at +1 (941) 928 2084.

Looking to relocate to South Florida or invest in an income producing property in the Sunshine State? If you have a home buying or home selling project in the Miami Dade or Sarasota counties visit us at www.MiamiHousesForSale.net.



LATEST BLOG POSTS

We love to share tips and knowledge on everything real estate. Whether you are a tenant, a landlord, a homeowner or an investor, there is always something new to learn.

Read some of our latest entries below.

 

August 2018 - Puppy guide to NYC rental

    July 2018 - 
Tips to get your home ready for a showing   
      


Find more articles at http://www.kijner.com/blog and http://www.nyc2buy.com/blog.



HOT! HOT! HOT!


We are excited to present you some of our latest residential and commercial properties for rent or sale in New York City, and Bangkok, Thailand.




We feature new listings weekly. Start perusing our newest deals today!

New York                   
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Looking to sell, buy or rent a property? In NYC, contact our dynamic Manhattan team at nyc@kijner.comIn Bangkok, contact our seasoned Thai and English-speaking team at thailand@kijner.com.


EXPERIENCE THE BEST OF FRANCE WITH OUR EXCLUSIVE PARTNERS

Looking to sell or purchase a property in Paris or in the South of France? Contact our dedicated teams of local French real estate experts at france@kijner.com.




NEW! We now offer short to long term luxury leases, property management and concierge services for both tenants and landlords in the South of France. We got you covered for your next vacation or R&R in gorgeous Provence or on the famous French Riviera with your perfect home away from home!


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Tips to get your home ready for a showing

by Kijner & Sons International Realty

Making some small improvements to your home prior to showing it to potential buyers can give a great first impression and could make a difference on how quickly you get an offer and how much you may obtain from the sale of your property. Here are 4 tips to get your home ready for your next showing:

Curb appeal

Does the outside of the home makes the prospective buyer want to see the inside? Make your home more inviting with:
- a well-kept lawn
- an inviting porch
- a clean driveway
- flower pots on the backyard
- touch-up on the exterior paints
- a clean roof
- clean trash bins
- a fresh coat of paint for the front door
- clean windows

Simplify

What about a deep cleaning of the interior by hiring a cleaning crew if necessary?
- Beds should be made
- Remove extra furniture and nick-knacks
- Get rid of clutter, old magazines, toys, etc.
- Add new side-cushions to the sofa
- Make room in closets to give the appearance of a more spacious storage area
- Make sure all light bulbs work
- Display new towels, shower curtains and soap in bathroom and kitchen
- Remove excessive personal photos
- Remove small appliances from kitchen counters
- Declutter and clear the garage

Update

New coat of paint inside may increase the value. You may consider replacing non- working items.
- Replace non-working appliances
- Get new hardware on the kitchen cabinets
- Get new kitchen sink faucet
- Have a professional cleaning of carpets or tiled floors

Foresee

It is likely the buyer will have inspections done. Avoid surprises and complications. Know the condition and the repairs that would be essential to the home and use them on the negotiations. Be honest and upfront.

Looking to buy a new home or investment property in Miami, Florida, contact us today at info@kijner.com or visit www.miamihouseforsale.net

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* Tips courtesy of Mrs. Terry Alvarez, Broker at Fortune International Realty in Miami Florida
** KSI Realty's team members (Daniel, Laura and Marc Kijner) are all licensed 
Realtors® in Florida and real estate agents with Fortune International Realty in Miami, Florida

5 pros to buying pre-construction

by Kijner & Sons International Realty

If you have ever wondered between buying a resell property versus a brand new pre-construction unit, here are 5 pros to the latter:

1. Buyers will have ample time to come up with the purchase price. Instead of having to pay all of the required purchase price at once to close, buyers can spread out the deposits, and save for the balance to close usually for the term of 2 years or longer.

2. Buyers will be part, along with all other new buyers/neighbors, of making the history for this brand new community. There will be more flexibility in implementing the rules and customs for that particular community. When buying a condominium, a buyer may contribute in forming the Homeowners Association and participating on the forming of the Board.

3. The property, as well as the common areas, will be all brand new and sparkling. Life expectancy for all appliances and equipment will be longer and usually, cost for repair and replacement of appliances are less for the first 5 years.

4. Buyers get to pick exactly the décor they want without having to compromise for what is already existing. Picking up the details of a brand new home could be the most fun and exhilarating of the home-owning experience.

5. There is a big chance that if a calculated, well-guided investment was made, the % opportunity of price increase is greater than on an existing property.

Looking to buy a new home or investment property in Miami, Florida, contact us today at info@kijner.com or visit www.miamihouseforsale.net

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* Tips courtesy of Mrs. Terry Alvarez, Broker at Fortune International Realty in Miami Florida
** KSI Realty's team members (Daniel, Laura and Marc Kijner) are all licensed
Realtors® in Florida and real estate agents with Fortune International Realty in Miami, Florida

The right of first refusal

by Kijner & Sons International Realty

The right of first refusal to purchase clause on a lease may seem clear at the time a lease is negotiated and it is usually viewed as an incentive to the tenant since it does not cost anything. However, a right of first refusal, unless it is very clearly stated on the lease, might complicate matters.

The right of first refusal gives the option to the tenant that before the landlord/seller can sell the property, the tenant must be given the opportunity to purchase it for the same price, terms, and conditions as the offer received from an outside third party.

1. The lease shall state a specific amount of days for the tenant to respond as to whether he accepts or rejects his right to purchase the property.

2. The lease must give certain amount of days for the tenant to have the purchase contract drawn and executed after he/she is notified of an outside offer has been received

3. The provision should state if this is a one-time right or if it continues during the term of the lease for every offer the landlord receives.

4. The third party offer must be in writing and signed by the prospective buyer before it is presented to the tenant for his consideration.

5. One of the complications that it may occur is that if the tenant declines to meet the price being offered by the outside third party, and later on the property closes a a lower price, after the initial agreed price is reduced due to defects found during inspection period, the tenant may claim he was not given the opportunity to buy at the lower price.

6. All communications must be transmitted in writing and are time sensitive.

7. The lease shall define very clearly if any sale to a third party is going to be subject to the existing lease or if tenant or landlord may have the right to terminate the lease at the time of the sale.

Any Realtor® taking a listing with a lease in place should be made aware by the owner if a right of first refusal is in effect. The Realtor® should review these provisions and clearly understands whether or not the listing Realtor® would be entitled to a commission in case such right of first refusal is exercised by the exiting tenant. The Realtor® should be prepared to assist owner/landlord navigate these troubled waters.

Do you have questions about purchasing or selling a property with a tenant in place in Miami or Sarasota Florida ? Contact our Florida agents today at info@kijner.com. You'll be glad you did :)

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Courtesy of Mrs. Terri Alvarez, Broker at Fortune International Realty, Miami FL

 

 

What to look for in a good property manager?

by Kijner & Sons International Realty




Many KSI Realty’s clients inquire about the best property management tips out there. Since ringing in the New Year, we thought we would share some of the best resolutions and common advices we provide our clients day in and day out.

As a dependable real estate broker, we always strive to cultivate a strong working bond with our clients and customers, so in turn, we advise landlords to develop rapport with their property manager, creating a positive and lasting relationship with the person that will balance their tenants’ wellbeing as well as maximize the bottom end. We encourage you as a landlord to look for the following attributes:

  • A property manager that build trust. Someone who does what they say they are going to do, when they say they are going to do it. 
  • Someone who is communicative. Keeping you informed of pertinent issues, and doing so in a timely manner. Likewise, always responding to tenants’ calls as promptly as possible as well as yours. Look for someone who over communicates and establishes expectations upfront that he or she will stick to. Training you on what to expect from them.
  • A professional who over delivers. Making your objectives known, and then…do better. 
  • Someone who is realistic. Someone who is grounded, firm and who follows through and follows up.  Someone who accomplishes the mission you have hired him or her for.
  • Someone who suggests improvements. Welcome suggestions that will improve the property value or income generation. Trust the professional.
  • They listen and know what the owner wants. He or she won’t base their actions on assumptions. A good property manager will know what your expectations are, and have a clear plan in place to meet them.

Know that no one will do a better job than you - the owner - who has a vested financial interest in the property. Absentee owners often expect to delegate all and every task to a property manager. This is the first mistake. You must be realistic and handle certain delicate aspects of your investment yourself to ensure that your interests are best served but that your liability is minimized. Mitigate risk by:

  • Setting up and maintaining a reserve fund that the property manager can use for maintenance issues, emergencies, and daily matters.
  • Obtaining and maintaining proper insurance that also covers the property manager. Make sure to renegotiate every year premiums and get 5-10 quotes to ensure you are getting the best rate.
  • Having a direct communication channel with the property manager in the event you miss a payment associated with the property (property taxes, mortgages, HOA fees or insurance) so that your tenants are not impacted. Be proactive and not reactive.
  • Reimbursing the property manager for any expenses and by setting up a clear budget. Don’t run short on cash flow and don’t expect tenants to pay the bill on your behalf. High turnover signifies a problem of customer service or bad maintenance. Good tenants attract good tenants and long-term stay.
  • No renting the property without notifying the property manager or worst not putting the property for sale without informing your property manager. Fear can propagate fast among good standing tenants and jeopardize your cash flow.

Typically, the property manager addresses repair issues, either by doing the repairs him/herself, or more commonly, by hiring someone else to do the work. Before you sign the agreement with a property manage, take time to evaluate the property you have and the expected maintenance. Take note of any repairs that need to happen right away, as well as ones that can be deferred. Prioritize the repairs and discuss your list with your property manager to ensure he or she has a realistic picture of the task at hand.

If your property manager is not increasing your rental income, he or she should be building customer rapport and client retention with your tenants. Satisfied tenants tend to pay on time and look after your property as theirs. Keep in mind that your tenants might be your best buyers the day you may sell your unit. Most people take pride in their home and may consider buying the place they rent.

In addition to outlining needed repairs, you should be clear on whether the property manager needs your approval for all repairs. Or perhaps, just those repairs exceeding a certain cost that you set. Setting up a “rainy fund” or “emergency fund” is a good idea. Don’t use security deposit to handle emergencies. Instead, a good property manager should help you set aside reserves. 7% of your income is usually a good starting point. The more amenities or luxuries you offer, the more reserve you should set aside as you are dealing with more discerning customers that will have higher expectation. Remember, the owner of a Lexus will have higher expectations and needs than the owner of a Yugo.

Accounting responsibilities should also be addressed but shared.

Every State has its own laws regarding the accounting procedures that property managers need to follow. Ensures that your legal counsel assesses the risk and liability that you are exposed to. Any agreements you sign should support those laws, so make sure you are well versed on your State requirements, but over all, that your property manager is dully licensed and able.

The agreement should also specify the date by which you can expect to receive your money. The 15th of each month? The 30th? Be as specific as possible, so that everyone is on the same page from the start. This will help to limit complications later. A happy owner is one that gets paid on time systematically.

Avoid cash system and try to automate payments with direct deposits. Keeping a clear paper trail of monies ensures a clear accountability and limits risk of loss or theft. Monies should be handled by the fewest amount of hands and financials should be shared on a need-to-know basis.

Lastly, spell out responsibilities for evictions and terminations of tenancy. 

Most States outline specific guidelines regarding evictions and terminations of tenancy in their landlord/tenant laws, so you will want to be sure to abide by those. Your agreement should outline, though, the extent to which the property owner wants to be notified about and/or directly involved with such matters. Have your Real Estate attorney have a master lease drafted with eviction procedures in mind and have all papers handy so the process is timely and efficient.

As usual, don’t hesitate to contact us for all your real estate needs. Come and sit down at our KSI Realty’s Manhattan Midtown office to discuss your income producing or investment property needs. 

The Art of Doing a 1031 Exchange

by Kijner & Sons International Realty

 

Many clients of KSI Realty NY Inc. are savvy investors and one of our favorite topics of discussion is the 1031 exchange. Those 4 mysterious numbers are simply an IRS tax code identification that allows owners of a business or investment property to defer the recognition of the capital gain tax normally due upon the sale of the property as long as it is re-invested in a "like-kind" property of equal or greater value through the use of a qualified intermediary.

We often start our conversations with our sellers and prospective buyers by including their attorneys, wealth managers, bankers and accountants around one table to ensure that their short, mid and long term objectives are well understood. We start with a snapshot of their current state and open the discussion on their goals in 7, 15 and 30 years from now. It is crucial that all professionals have a clear understanding of what is happening first as many fields overlap and all professionals around the table will ultimately shape the final real estate deal decision making process. This is a pluridisciplinary effort.

Many misconceptions and issues can arise from the lack of communication between key professionals. Clients may sometime fail to realize that legal objectives may come in opposition with fiscal, or real estate ones. Having a clear overview and a dashboard of all mechanisms gives you the ability to take informed decisions. Multiple test scenarios are often studied in order to come up with the final approach. On a daily basis, we speak to our clients' attorneys, insurance brokers, accountants and other key financial actors to facilitate the deals. We never give financial advises, practice law or overstep in regulated and licensed industries but we talk, exchange and facilitate the flow of real estate related information to ensure that our client's end goals are achieved.

1031 exchanges are often looked as mysterious, difficult, lengthy and potentially cumbersome. To the contrary, they are actually very easy, reasonably fast and very transparent if you use the right professional. The cost is very minimal, most qualified intermediaries get a small service fee plus a percentage of the interest of the funds they hold.  This is often far less than the potential capital gain that may be paid especially for investments that have been kept for a long time. The likelihood of heightened capital gains is stronger over long periods as market prices often rise. A good business practice is to identify your qualified intermediary via your trusted professionals such as your licensed real estate broker, accountant, banker or attorney. A solid track record and years of experience in serving as a qualified intermediary is key. We advise our clients to research the nature of the guaranties offered by the qualified intermediary. Making sure their money will be safe and limiting the risk to see lifelong savings vanishing into the "wild".

Many clients forfeit the idea of a 1031 exchange thinking they have to find someone who is willing to swap, or worst that they have to buy the exact same type of property they are selling. Another classic misconception we see, is that the exchange must be simultaneous or that the entirety of the proceeds must be used for the replacement property(ies). This is all false. Even very complexed real estate deals such as REITS or other trust funds can have adequate solutions such as using DST's (Delaware Statutory Trusts) which are recognized 1031 exchanges. One of the main advantages of DST's is the ability to exchange immediately without delay on the day of closing ensuring the continuity of passive income as it is often one of the determining factors for many of our investors that are looking at ensuring the perennity of their flow of income. 

As licensed real estate brokers, we do not financially benefit from the 1031 exchange, we do not perceive a commission and at KSI Realty NY Inc. we are not qualified intermediaries. The benefit goes 100% to our clients. We share our vast knowledge of commercial and investment real estate as good business practices to allow our clients to maximize their reinvestment. Allowing them to use the deferment of the capital gain portion, which is in essence free leverage that can be used towards a new purchase until it is sold again and/or reinvested. Currently, there are no limitation to the number of 1031 exchanges one investor can undertake as long as the replacement property is kept for at least 2 years, although certain exceptions may apply. As with everything, nothing is static and clients should always seek the assistance of their attorney, accountant as well as wealth and estate planners to anticipate new regulations that are in discussion. For instance, the new tax plan law that President Trump is pushing may have repercutions to 1031 exchanges as well as state and local deductions that would be eliminated (SALT tax) or standard loan interest deductions that many homeowners and investors are relying on. This could put a serious damper to the vivacity that the real estate market has seen lately especially since the slow but steady recovery from the subprime crisis of 2008.

We advise our clients to constantly scan the fiscal and legal environment to make the best investment decisions. Also keep in mind that even failed 1031 exchanges can have benefits. If you are not able to identify a like-kind property or meet any of the restrictions rules imposed by the IRS in the allotted time, you simply defer the payment of your capital gain up to 6 months.

For more information on how to purchase income producing or investment properties, please contact us for your complimentary session.

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Article originally published on October 19th, 2017 on KSI Realty New York website at http://www.nyc2buy.com/blog/the-art-of-doing-a-1031-exchange

Is your Florida home ready for showings?

by Kijner & Sons International Realty

Your Florida home is hitting the market and you want to make sure your property looks in tip-top condition. As we say, a little goes a long way! Here are some tips that can help you sell faster by making your home more appealing to potential buyers:

CHECK THE ROOF – Doing a roof inspection prior to receiving a contract, may put you in a strong position to negotiate with full knowledge of one of the most important aspects when calculating a purchase price. You will also have the advantage of fixing any possible leaks before the rainy season starts and this will prevent possible damage to the interior ceiling of the home.

CHECK THE WINDOWS AND DOORS – Check the windows and doors for proper closure. Cracks will allow warm air entering the home during the hot months, which makes the air conditioning work harder and will increase the electricity bill. Many buyers ask for an estimate of the monthly electricity bill as reference of the air conditioning working capacity.

DRIVEWAY – Power-wash the driveway, get rid of grime and dead twigs. First impressions are powerful. The driveway would be the first thing a potential buyer sees when visiting the property.

FRONT DOOR – A fresh coat of paint to the front door does miracles for the “look” of the home. The front door is the face of the home, show always a smiling face.

GUTTERS – Have the gutters cleaned. Get rid of leaves and other dirt settled in the gutters. This debris may obstruct the flow of water and may clog the gutters. The excess water may overflow back onto the property or may create leaks.

TRIM AND PRUME – As temperatures start to rise is the best time to trim trees and invest in that landscaping project that is always put aside for the benefit of other updates to the inside of the home. Just a bit of trimming and planting of some flowering will give a majestic look to any home.

GARAGE – Unclutter the garage of all those “precious treasures” that have not been put to use for years. A clean, spacious garage increases the size of the home in the eyes of the viewer.

SMOKER DETECTORS – Most owners do forget to check smoke detectors. Ensuring that the smoke detectors are functional, will demonstrate your interest in all aspects of the family well-being.

Are you looking to buy or sell a property in Miami or Sarasota Florida? Contact KSI Realty today at info@kijner.com.

Search Miami Florida latest listings for sale and register to your daily email alerts at 
http://idx.miamihousesforsale.net/idx/search/advanced. It's easy as 1,2,3!

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Source: tips courtesy of our Miami Broker, Terry Alvarez at FIR

Electrical Know-How: GFCI and AFCI Devices

by Kijner & Sons International Realty

GFCI and AFCI are specialized electrical safety devices with very different purposes. Let’s take a look at how each is used in the home as well as how they work. 

A GFCI, or ground fault circuit interrupter, is an inexpensive device that is designed to protect people from electrical shock in the home. They should be installed in any area with potential risk for electrical shock with a direct path to the ground, especially areas with plumbing. GFCI receptacles are commonly installed in bathrooms, along kitchen counters, in garages, unfinished basements, outdoor outlets and near swimming pools and spas. A GFCI monitors the electrical current leaving from and returning to the receptacle, which should be the same. If there is a mismatch in the currents, the GFCI will shut off the receptacle immediately, protecting people from serious electrical shock.

GFCIs have various configurations, including the standard GFCI receptacle with “test” and “reset” buttons. Homeowners should test these monthly to ensure proper operation. If the GFCI fails to trip or can’t be reset, it should be replaced. There are also remote GFCIs, which protect standard receptacles in the circuit. These should always have a visible label indicating GFCI protection, because there is no way to tell otherwise that a receptacle is or isn’t protected. Another option is a GFCI breaker, which is installed at the electrical panel and protects the entire circuit. These can be identified by the presence of test and reset buttons on the panel.

An arc fault circuit interrupter, or AFCI, is designed to prevent electrical fires in the home. This is a relatively new type of circuit breaker that detects arcing in an electrical circuit, shutting down the affected circuit before it causes a fire. Arcing can be caused if an electrical cable is punctured or cut by something as simple as hammering a nail into a wall. Other potential causes of arcing include frayed extension cords, loose electrical connections, and old and/or cracked insulation on electrical wires and cables.

An AFCI breaker fits into the electrical panel in place of a standard circuit breaker. AFCI breakers are much larger than standard breakers and have a test button. They may not be available for older electrical panels, so retrofitting with AFCI breakers is not always possible. In addition, old wiring may have been subjected to years of poorly-executed modifications, which AFCIs may or may not compensate for. It is always best to check with a qualified electrician who can assess your panel and electrical components before making the decision to install AFCI breakers.

Are you looking to sell or buy a house, a condo, a villa or an apartment in Miami Florida or New York City? Do not hesitate to contact us at info@kijner.com or visit us at www.kijner.com.

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Information courtesy of Pillar to Post: www.pillartopost.com.

The Estoppel Certificate

by Kijner & Sons International Realty

Congratulations to Florida Realtors® that recently scored a big legislative victory! Once signed into a law to take effect on July 1st 2017, Florida will be prohibiting associations to charge unreasonable fees for an Estoppel Certificate.

As many of you may know, a seller in a homeowner and condominium association is required to provide prior to closing, an Estoppel Certificate which is a statement of the homeowner’s financial status with the homeowners or condominium association.

The new law will cap the fees that associations are charging for this service. A maximum of $250 will be charged for unit owners who are current in their association. An additional $150 can be charged for those who are delinquent in their assessments. A $100 fee may be charged for expedited services. There will be a maximum of $500 for an expedited, delinquent estoppel certificate.

Finally, the bill will also require an Estoppel Certificate to be valid for a period of 30 days and the association to prepare and deliver the document within 10 days of the request.

For more information on the Florida home buying and home selling process, contact us today at info@kijner.com. Looking to buy a house, a condo or a villa in Miami or Sarasota Florida? We are just an email or phone call away! 

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Source: http://www.floridarealtors.org/NewsAndEvents/article.cfm?p=1&id=351440

The Inspection-Ready Home

by Kijner & Sons International Realty

As many of you are heading straight into your busiest time of year, it makes sense to revisit the importance of being prepared for the home inspection. By taking some important steps to prepare the property for inspection, your sellers can avoid some basic problems that might otherwise affect a clean inspection report.

  • Routine exterior maintenance is an easy way for homeowners to keep up with minor problems before they escalate. Even if the home has been well maintained overall, there are some common problems that should be addressed.
    • Prior to the inspection, repair any damaged masonry on steps and walkways, and seal cracks in the driveway. Not only will the home look better, but future problems can be prevented.
    • Recaulk around exterior doors, windows, check flashing, and replace any missing or damaged shingles.
  • Inside the home, relatively minor fixes can improve the home inspection results.
    • Repair leaky faucets and fixtures, and repair grout around tubs and sinks. An electrician should inspect receptacles and switches and make any needed replacements or repairs.
    • Replace any cracked or broken window glass, and loosen any windows that are painted shut.
      If there is a fireplace, have it and the chimney cleaned and checked by a professional.
    •  If the home inspector can’t see into the chimney because of soot buildup, they won’t be able to inspect it and may need to return after it has been cleaned.
  • Homeowners should arrange service appointments for the furnace and central air conditioning so that any issues can be addressed before the home inspection.
    • If the home has battery-operated smoke and carbon monoxide detectors, put in fresh batteries and install additional units if any are missing.

When the day of the home inspection arrives, a few easy steps will facilitate the inspection process.

  • First, the buyers should allow sufficient time for the inspection. A professional home inspection will take two and a half to three hours on average, longer if the home is very large. Most sellers choose not to be present for the inspection, though the potential buyer will usually want to be there. The homeowner will need to provide keys to any locked areas, and allow access to the attic, crawl space, garage, and yard.
  • Be sure that the home inspector has access to components such as electrical panels, the main water shutoff, and gas meter. Move objects from around the water heater, furnace, and central air conditioning unit so that the inspector can reach them unimpeded. In winter, clear walkways of snow and ice for safe access to the home.
  • Make arrangements for pets to be out of the home or contained in a crate for their own safety and that of the home inspector. Dogs in particular can be disruptive, and some may even be distressed by having an unfamiliar person in their “territory”.
  • It is always a good idea to store small valuables and medications out of sight and in a secure location for peace of mind. One option is for the homeowner to simply take them along when they leave during the inspection.

Taking these steps can go a long way in preventing or addressing problems that could negatively affect the inspection. An inspection-ready home presents itself best for evaluation and makes the entire process go more smoothly.

Are you looking to sell or buy a house, a condo, a villa or an apartment in Miami Florida or New York City? Do not hesitate to contact us at info@kijner.com or visit us at www.kijner.com.

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Information courtesy of Pillar to Post: www.pillartopost.com.

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