The Brian and Kindra Show: Recent Episodes

Brian Cook And Kindra Cox

Talking about the Woodward Oklahoma Real Estate Market and tips and tricks on buying and selling property.

In today’s episode, we welcome guest Alyssa Bowman from REI Oklahoma. We discuss the origins and mission of REI Oklahoma, focusing on economic development and financial stability through small business lending, women's and minority business centers, and housing programs. The episode highlights the challenges of saving for a down payment, especially given high rent prices, and how REI Oklahoma's programs aim to bridge this gap, offering various forms of assistance including gifts, amortizing second mortgages, and forgivable loans. Tune in to discover how to access REI Oklahoma's programs through lenders and the potential impacts on borrowers. This could be a game changer for some future homeowners!

In this episode, after overcoming a technical hiccup, we chat with Kevin Cansler from State Farm about a range of insurance topics, mainly focusing on roof claims and policies amid storm season in Northwest Oklahoma. We dive into practical advice on insurance claims, the importance of policy reviews, maintenance tips for homeowners, and how various factors like defective shingles and roof age impact claims. Tune in!

In this episode, we talk about the nuances of real estate negotiations. We share personal stories about the importance of presenting strong offers, the strategy behind choosing earnest money amounts, and the various negotiation tactics one might encounter in the buying or selling process. We also covers the significance of acting quickly in a market where properties can sell fast, the potential pitfalls of too many contingencies, and the art of knowing when to walk away from a deal. This episode is filled with practical advice for both buyers and sellers, so listen now!

In this episode of the Brian and Kindra show, we talk about the joys and unexpected aspects of homeownership, especially within the small market of Northwest Oklahoma. We cover the importance of community and getting along with neighbors, the perpetual nature of home maintenance, how property taxes and homeowner insurance can change, and the tax benefits of homeownership. And then there's the emotional attachment that grows with owning a home, and the stability and personal satisfaction it brings. This episode is packed with practical advice, so listen now!

In this episode, we have the pleasure of hosting Terry Bryan, the Director of Community Development for the City of Woodward, on the Brian and Kindra show. Terry shed light on his comprehensive role in the community, extending far beyond mere code enforcement. We delved into the functionalities of Woodward's new app, changes in zoning laws, Woodward's approach to animal care, including spay and neuter programs and animal control efforts, and more. We also talk about potential developments for Woodward's airport and the inclusive provisions for building permits, and tiny homes. You won’t want to miss this episode!

In todays episode, we dive into essential spring maintenance tips for homeowners. We talk about the importance of cleaning gutters, sealing woodwork and driveways, checking for termites, inspecting the roof, controlling mosquitoes, and more. This episode is a thorough guide on how to maintain and prepare your home during the spring season with easy, yet effective practices to ensure property preservation and maintenance. Listen now!

Join hosts Brian and Kindra in their engaging and informative discussions on a variety of topics. In this episode, they welcome Jake Persall from JCP Services to delve into the intriguing world of termites. It's not just a repeat; this time, it's The Brian and Jake Show!

In their lively conversation, they reminisce about a previous termite adventure on Cheyenne Street, sharing insights that will make you wish you could see what they saw. From termite science to the celebration of National Termite Week, the hosts explore it all. Termites, much like ants, are part of our ecosystem, and Jake provides valuable information on colony sizes, types, and potential risks.

Tune in to discover the fascinating details about termite inspections, their biology, and the effectiveness of bait systems. Don't miss out on the science and stories that make The Brian and Kindra Show an entertaining and educational podcast!

In today’s episode, we talk home inspections with Jake Persall, owner of JCP Services. He brings his expertise to the table, covering various areas such as pest and weed control, irrigation, lawn services, maintenance, and of course, home inspections.

Throughout our conversation, Jake sheds light on buyer concerns like mold and radon gas, emphasizing the significance of having professionals conduct thorough inspections. He walks us through the process he follows during home inspections and advocates for buyers to participate in the final stage to gain a better understanding of their potential homes.

Here's a glimpse of the key points in our discussion:

00:00 Introduction and Spotify Discussion
01:17 Introducing the Guest: Jake Persall
02:30 Services Provided by JCP
03:59 Discussion on Home Inspections
04:24 Interactions with Real Estate Agents
06:20 The Importance of Home Inspections
07:57 Mold and Radon Gas Testing
11:59 Requirements to be a Home Inspector
12:56 The Importance of Being Licensed for Home Inspections
14:16 The Value of Professional Home Inspections
16:07 The Process of a Home Inspection
18:01 The Role of Real Estate Agents in Home Inspections
20:59 The Challenges and Benefits of Having Buyers Present During Inspections
25:25 Tips for Buyers on Reading Home Inspection Reports
26:37 The Importance of Getting a Home Inspection
28:01 Contact Information and Closing Remarks

Tune in to gain insights into the intricacies of home inspections and learn valuable tips for prospective homebuyers.

In this episode, we share insightful tips on what buyers should look for when trying to buy a home in a small market real estate. We discuss details to look for including practical storage space, the right floor plan, understanding bedroom sizes and locations, and taking into account external factors such as neighborhood noise and light. We emphasize on the importance of getting to know the buyer's unique needs and preferences to provide effective services. We also talk about how, in some instances, buyers end up choosing houses completely different from what they initially described. So tune in and let us help you navigate the real estate market effectively.

00:00 Introduction to the Show

00:29 Reflecting on Previous Episodes

00:43 Preparing for Today's Topic

01:05 Understanding Home Buyers' Needs

03:02 The Importance of Home Layout

04:06 Exploring the Kitchen

06:35 The Role of Home Inspectors

11:36 The Importance of Closets and Storage

13:48 The Art of Traveling Light

14:27 Understanding Storage Space in a New Home

15:40 Kitchen Space: Drawers, Cabinets, and Counters

18:21 The Importance of Bedroom and Bathroom Layout

21:29 Considering Windows and Lighting in Your New Home

25:32 The Impact of Floor Plan on Family Life

27:34 Wrapping Up: The Home Buying Journey

In today’s episode, we delve into the current trend and future predictions of the real estate market. We'll be discussing topics such as waiting for the perfect house or interest rate before making a purchase, the possibility of property values rising due to low supply and high demand, the significance of patience in both buying and selling, the influence of inflation on market prices, and our encouragement for anyone thinking about buying or selling to seek guidance and reach out.

00:00 Introduction

00:53 Reflecting on Previous Shows and Guest Insights

01:35 Discussing Foreclosure and Bankruptcy

02:01 The Power of Starting Over and Learning from Mistakes

03:21 Offering Help and Confidentiality to Those in Need

04:56 Transition to Real Estate Market Discussion

05:43 Northwest Oklahoma Real Estate Outlook

08:16 The Impact of Market Changes on Remodeling Costs

11:06 Predicting Future Market Trends

13:06 The Challenge of Limited Inventory

14:48 The Art of House Hunting

15:39 Understanding Inventory and Market Dynamics

16:22 The Impact of Limited Inventory on Buyers

17:07 Predicting Market Trends and Buyer Behavior

17:50 The Role of Interest Rates in Home Buying

18:42 The Future of the Housing Market

19:41 The Importance of Timing in Home Buying

20:59 The Relationship Between Interest Rates and House Prices

24:31 The Sweet Spot in Home Buying and Selling

27:04 The Importance of Patience in Real Estate

28:01 Closing Thoughts and Contact Information

Embarking on the second part of our credit score journey, we're thrilled to reconnect with Connie Rolen, a seasoned banking professional and credit expert. Join us as we take a stroll down memory lane, reminiscing about amusing office moments that underscore the vital link between lenders and clients. Connie generously shares tools to unravel the mysteries of credit, emphasizing the importance of establishing credit in your own name and holding onto those trusty old credit cards.

We dive into the repercussions of late payments, bankruptcy, and collections on credit scores, with Connie providing invaluable strategies for rebuilding credit after facing such challenges. Throughout our discussion, we stress the pivotal role of personal relationships with lenders, urging you, our listeners, to actively manage and comprehend your credit, regardless of your age or current financial situation. Stay tuned for insights that could reshape your credit journey!

00:00 Introduction and Welcome

00:08 Reminiscing Snowball Fights and Office Fun

01:12 The Human Side of Banking

02:21 Appreciating Colleague Relationships

02:43 Understanding Credit Building and Repair

04:04 The Intricacies of Collections and Credit Scores

06:21 The Importance of Regular Payments and Disputing Errors

06:56 Personal Experiences with Credit Issues

10:05 The Power of Relationships in Financial Institutions

13:19 Further Steps in Credit Repair

13:52 Debunking Homeownership Myths After Foreclosure

14:00 Understanding the Impact of Bankruptcy and Foreclosure on Credit Score

14:44 Strategies to Rebuild Credit After Financial Setbacks

15:20 The Importance of Timely Payments and Credit Utilization

15:37 Dealing with Collections and Medical Debts

16:43 The Lifespan of Foreclosure and Bankruptcy on Your Credit

18:04 Understanding Short Sales and Their Impact

19:13 The Importance of Individual Credit in Marriage

19:21 The Long-Term Benefits of Maintaining Credit Cards

20:33 The Importance of Building and Maintaining Your Own Credit

26:15 Final Thoughts on Credit Management

Join us on the Brian and Kindra show as we delve deep into understanding the difference between FICO scores and general credit scores. We share valuable insights from our guest, retired bank employee Connie Rolen who built the mortgage department at Bank7 in 2010. We discuss credit inquiries, soft pulls versus hard pulls, and how much they can affect your credit score. We also explore strategies for building a strong credit profile. The main takeaways include the importance of having at least three lines of trade, making 12 consecutive payments, maintaining old credit cards, and saving money. Finally, we warn against refinancing early and impulsively closing credit lines, as these actions can negatively impact your credit score. Listen in to get tips on how to navigate your credit journey successfully.

In this episode of The Brian and Kindra Show, we delve into part two of our discussions around foreclosures, touching on their link to short sales. We clarify that short sales can serve as a precursor to foreclosures, and how it can potentially prevent homeowners from foreclosure. We discuss specifics like sheriff sales, risk factors to consider while buying a foreclosed property, and how best to make competitive offers. We share a lot of tips, insights, and experiences to help you prepare for the sometimes complex and challenging journey of buying foreclosed properties.

In this episode of the Brian and Kindra Show, we delve deep into the topic of foreclosures and short sales in the real estate market. We discuss the different types of foreclosure situations and how to navigate them, including short sales where homeowners try to avoid foreclosure. We also offer advice on how to protect your interests as a buyer with title insurance, especially in foreclosures. Furthermore, we highlight the need for potential homeowners to get help before foreclosure becomes inevitable. Join us as we unpack this complex topic and offer solutions to some of the challenges posed by foreclosures and short sales in real estate!

In this episode of the Brian and Kindra show, we dive into the practical aspects of small market real estate with a special focus on 'For Sale By Owner' properties. From legal mistakes to lower sale prices, we discuss how these issues could be sidestepped by involving a real estate agent. Tune in to learn why 93% of homeowners choose to sell their homes using an agent and why dealing with us could make your real estate journey less stressful!

In this episode, we discuss New Year's resolutions, budgeting, managing debt, and achieving financial freedom.

In this first episode of the year, we welcome guest Doug Haines, Regional President of Bank 7. Doug shares his insights on current real estate trends and also narrates his own encounter with high-interest rates during his first home purchase in the ’80s. We discuss the effects of changing interest rates on the housing market and predictions for the future.

Today, we dive into the world of creative financing—rent to own, lease to own, and owner financing. Navigating the complexities, we share experiences and cautionary tales. Join us for a conversation that demystifies these options and sheds light on the risks and rewards. Have questions? Call Brian at 580-334-2303 or Kindra at 580-216-0090. Let's talk real estate! 🏡💡 #RealEstateTalk #CreativeFinancing #BrianAndKindraShow

🏡 Join The Brian and Kindra Show as they delve into the intricacies of real estate contingencies. Discover essential tips for buyers and sellers, from handling property inspections to understanding unique contingencies like zoning and surveys. Don't miss this insightful discussion on making informed decisions in the ever-evolving real estate market. 🚀 #RealEstate #Contingencies101 #HomeBuying #PropertyInspections

Brian and Kindra drop some truth bombs on the real estate market! 🏡 From valuable insights to practical tips, they spill the beans on why your home might not be selling. Emotional attachments, unrealistic prices, and tricky showings—they cover it all. Ready for a reality check? Dive into the podcast for the full scoop and share your thoughts below! 💬 #RealEstateWisdom #TheBrianAndKindraShow"

Selling your home? Join us on The Brian and Kindra Show for valuable insights and practical tips to get your home sold fast! Today, we're talking about the importance of pricing strategically, the four key factors you can control in your transaction, the impact of time and price on selling your property, and more!

Join us as we share valuable insights and practical tips on selling your home during this festive season. From creating a cozy atmosphere to highlighting key features, we've got you covered. Tune in to make your home stand out and attract serious buyers.

Hey, friends! On today's episode, we're diving into winterization tips to keep your home cozy and safe during the chilly season. From disconnecting water hoses to insulating doors and windows, we've got you covered! Tune in as we share our favorite stories, discuss the do's and don'ts, and offer valuable advice to make your winter hassle-free. 🏡❤️ Don't miss out – grab a cup of cocoa and join the conversation! 🚀 #Winterization #HomeTips #TheBrianAndKindraShow

In todays show, we delve into the world of real estate scams. From loan modification scams to impersonation scams, they expose the tactics scammers use to target vulnerable homeowners. Learn how to protect yourself by verifying offers, consulting local professionals, and reading the fine print. Don't fall victim to deceptive schemes; arm yourself with knowledge and safeguard your home and finances. Tune in for valuable insights and practical tips on navigating the real estate landscape.

Join us on The Brian and Kindra Show as we dive into crucial tips for staying safe at home. In this episode, we're joined by Mike Wickware, Woodward's Fire Chief. We discuss the importance of fire safety, the dangers of grilling too close to your house, and the potential risks of space heaters. From escape plans to landscaping, we cover it all to help you protect your home and loved ones. Don't miss this valuable episode filled with practical insights to keep you safe and secure!

Join us on The Brian and Kindra Show as we explore the world of real estate and dive into the key things you need to know before becoming a real estate agent. We'll discuss the initial expenses, income uncertainties, and irregular hours that come with the territory. Discover practical tips and invaluable insights to help you chart your course to success in this dynamic industry. Whether you're just starting or a seasoned pro, this episode will provide you with the guidance and knowledge necessary to thrive as a real estate agent.

Join Brian and Kindra as they dive into the world of new construction homes. They discuss essential questions to ask when buying new construction, from termite treatments to homeowner association rules. Learn how to make informed decisions and ensure your new home meets your expectations. Don't miss out on valuable insights and practical tips for a smooth home-buying experience in this episode of The Brian and Kindra Show!

Join us on the Brian and Kindra Show as we discuss the ins and outs of investing in rental properties with special guest Casi Nichols from Stark Horse Property Group. Learn about the key factors to consider when entering the rental market, the importance of property condition and amenities, and the benefits of having a property manager to streamline the process. Whether you're a seasoned investor or just getting started, this episode has valuable insights to help you make informed decisions in the world of real estate investments.

On today's episode, we welcome Kammie McAbee of Elizabeth Real Estate Appraisal Company. We discuss various aspects of real estate appraisals, including the challenges appraisers face, the impact of changing markets, and the importance of understanding the difference between appraisals and home inspections. We'll also share anecdotes from the field, such as encounters with unexpected obstacles like protective pets, and address common questions and misconceptions about appraisals. Join us as we provide valuable insights into the world of real estate appraisals!

Hey there, it's Brian and Kindra! Today, we've got Nathan Holliday with us to share some experiences with real estate photography in our small town of Woodward, Oklahoma. We'll dive into the importance of lighting, decluttering, and depersonalizing your home to make it camera-ready. Join us as we explore how professional photography can make a significant difference in attracting potential buyers to your property!

Welcome! On today's episode of The Brian and Kindra Show, we take you on a valuable journey to debunk common myths about home inspections and provide practical tips for navigating the home inspection process. Discover the importance of home inspections, what questions to ask your inspector, and why we believe re-inspections are a smart idea. Gain insights into the world of home inspections and make informed decisions when buying or selling a property.

Let's talk about how to stage your home for a successful sale. On today's episode, we're going to discuss the importance of enhancing curb appeal, using neutral colors, minimizing clutter, and arranging furniture to create an inviting and clean atmosphere. Whether it's depersonalizing spaces or capturing the right lighting for appealing photographs, this valuable advice aims to help homeowners make their property stand out in the market. Tune in to learn how small changes can make a big impact on your home's selling potential!

On today's episode, we are navigating the complex process of real estate closings. From understanding closing costs and documents to managing emotions and expectations, we're going to cover everything you need to know to ensure a smooth and stress-free closing experience. Tune in to get expert advice on final walkthroughs, transferring utilities, possession, funding, and more. Whether you're a buyer or a seller, this episode provides valuable guidance to make your real estate closing a success.

In the Brian and Kindra show, we are discussing small market real estate in Woodward, a small town in the USA. Our aim is to provide practical tips and valuable insights about real estate. Today, we are focusing on a real problem that many people face: how to keep their houses clean while selling them. We will discuss cleaning routines, involve the family, declutter, and strategically use weekends for cleaning. We will also emphasize prioritizing high-traffic areas and investing in storage solutions.

In this episode, Brian and Kindra talk about their recent changes to the show format, allowing them more time with their families and enjoying their favorite activities. We're discussing the challenges of buying and selling real estate in a small market with limited inventory and sharing practical tips for success. We also talk through emphasize the importance of prequalifying for a loan, shopping for the perfect home, and accurately pricing and preparing the house for sale. We also discuss the different types of contingencies involved in the buying and selling process, providing valuable insights for both buyers and sellers in a small market.

In today's episode, we welcome Chris Castor on the show! Chris is an international award-winning drone cinematographer, visual effects artist, and the Co-Founder of Thunderbird Drone Festival. We discuss how he and his wife, Callie, creatively turn houses into dream homes. They reveal their vision, design inspiration, and practical insights to balance personal style with market appeal. Get ready for valuable lessons in transforming homes and building meaningful relationships with trusted professionals in the industry.

In this episode, we will be discussing the challenges we face as homeowners. We'll cover various topics, including maintenance and repairs, financial responsibility, property value fluctuations, homeowner association restrictions, mortgage rates, and natural disasters. Our aim is to offer you practical tips and solutions, helping you navigate these challenges successfully and enjoy all the wonderful benefits of homeownership. So, join us for this insightful discussion!

In this episode, we delve into all things real estate, discussing the complexities of location selection, mortgage options, and credit scores for buyers. We've got some funny stories about animals in houses and talk through some valuable insights on budgeting for homeownership and dealing with home inspections. We'll also touch on the importance of selecting the right real estate agent and how to make the best choice. Tune in for expert advice and a few laughs along the way!

Brian and Kindra talk through the process of pricing homes, including the use of online estimates and comparative market analysis. They highlight the challenges of determining accurate prices due to varying factors such as location, condition, amenities, and market trends. They also emphasize the importance of setting a realistic price to attract potential buyers and facilitate successful negotiations.

In today's episode, Brian and Kindra discuss the importance of working with a realtor, highlighting their role as guides through the real estate process, providers of objective information, search experts, negotiators, emotional support, and fair and ethical professionals.

In today's episode, Brian and Kindra address the unique challenges of small market real estate, including low inventory and the impact of mortgage rates. They emphasize the importance of building relationships, understanding needs versus wants, and making informed decisions based on individual circumstances rather than solely focusing on interest rates.

On today's episode, we have special guest Bryan Baker, aka The Pumpkin King! We discuss various landscaping ideas, including rock gardens, native plants, and the benefits of planting for bees. He also shares insights on growing pumpkins and the importance of maintaining a balanced ecosystem in gardens.

In this episode of the Brian and Kindra Show, the hosts discuss various aspects of real estate contracts, including the importance of written agreements, legal considerations, property descriptions, earnest money, and closing procedures. They emphasize the need for clarity, documentation, and professional advice when dealing with contracts in real estate transactions.

In this episode of the Brian and Kindra Show, the hosts discuss various aspects of real estate contracts, including the importance of written agreements, legal considerations, property descriptions, earnest money, and closing procedures. They emphasize the need for clarity, documentation, and professional advice when dealing with contracts in real estate transactions.

In this episode of the Brian and Kindra Show, the hosts discuss various aspects of real estate contracts, including the importance of written agreements, legal considerations, property descriptions, earnest money, and closing procedures. They emphasize the need for clarity, documentation, and professional advice when dealing with contracts in real estate transactions.

In this episode, we are talking through various real estate terms and concepts such as earnest money, offers, closing costs, appraisals, and mortgages, providing valuable insights and practical tips for buyers and sellers in the small market real estate industry.

On today's episode, we welcome Luuis Baeza of Cavco Homes on the show! We discuss the advantages of manufactured homes, including their cost-effectiveness, customization options, energy efficiency, quick construction time, and the availability of desirable locations. They also mention the opportunity for trade-ins and warranties provided by reputable manufacturers.

Brian and Kendra discuss the importance of finding a real estate agent with whom you have a personal connection and compatibility. They emphasize the agent's competency in understanding documents and processes, and the need for effective communication. They also provide tips on interviewing agents, asking about their experience, work schedule, and references, while cautioning against poor responsiveness as a red flag.

On today's episode, Brian and Kindra discuss the unique character and charm of older homes, focusing on the benefits and compromises of original wood floors versus carpets in terms of maintenance, aesthetics, and allergen control.

Join Brian and Kindra as they discuss the advantages and difficulties of multi-generational living, sharing personal experiences and insights into this growing trend in real estate. From financial savings and enhanced family bonds to privacy concerns and conflicts, they explore the various aspects of living together as different generations.

On today's episode, we delve into storm preparedness, sharing personal experiences during a tornado drill, emphasizing the significance of insurance coverage, discussing the importance of a family plan, and outlining essential items for an emergency kit. We also explore the need to reinforce windows and doors, consider pet preparedness, and highlight the importance of maintaining a clean exterior to prevent storm damage.

Join Brian Cook and Kindra Brown of Advanced Real Estate Advisors as they share 38 years of real estate experience and provide valuable tips and advice on buying and selling homes in Woodward, with a focus on staging and showcasing important rooms.

Join Brian Cook and Kindra Brown of Advanced Real Estate Advisors as they share their 38 years of real estate experience and provide tips and advice for refreshing your home this spring. From cleaning and organizing to outdoor maintenance, they cover a variety of topics to help homeowners create a fresh and inviting living space.

On today's episode, we are talking about important things to focus on before listing your house, including kitchen updates, bathroom improvements, and exterior maintenance. Stay tuned for valuable insights!

On today's episode, we are discussing topics such as credit scores, down payments, interest rates, inspections, appraisals, affordability, and equity, providing valuable insights for potential homebuyers.

#Woodward, #OK, #RealEstate, #Buyers, #Sellers, #ForSale, #BrianCook, #KindraCox, #KellerWilliamsRealtyElite, #Mortgage, #Home, #Loan, #FHA, #VA, #USDA, #Conventional, #FirstTimeHomeBuyer, #Home, #Agent, #Realtor, #NorthwestOK, #NorthwestOkHomes.com

#Woodward, #OK, #RealEstate, #Buyers, #Sellers, #ForSale, #BrianCook, #KindraCox, #KellerWilliamsRealtyElite, #Mortgage, #Home, #Loan, #FHA, #VA, #USDA, #Conventional, #FirstTimeHomeBuyer, #Home, #Agent, #Realtor, #NorthwestOK, #NorthwestOkHomes.com

Woodward, #OK, #RealEstate, #Buyers, #Sellers, #ForSale, #BrianCook, #KindraCox, #KellerWilliamsRealtyElite, #Mortgage, #Home, #Loan, #FHA, #VA, #USDA, #Conventional, #FirstTimeHomeBuyer, #Home, #Agent, #Realtor, #NorthwestOK, #NorthwestOkHomes.com #Manufactured

On Season 2 Episode 36 of The Brian & Kindra Show, they discuss condition standards for real estate appraisals.

For government secured loans, such as USDA, VA, and FHA, and occasionally even for conventional loans, the appraiser conducts an inspection of sorts at the time of appraisal. This inspection is not the same as a general inspection; the goal of the appraisal inspection is to ensure that the home is “safe, secure, and sanitary.” Using that guideline, some issues can be very obvious, but, in reality, some issues are not.

Repairs that are listed as “appraisal required repairs” are not optional; if the repairs are not completed, the buyer cannot secure the financing to purchase the home. Since the bank is loaning a very high loan to value amount on the home, secured by a government program, they want to ensure that the home is in good, serviceable condition at the time of purchase to help prevent the possibility of quick deterioration or of issues that would cause a person/family to abandon the home. Deterioration would lower the home’s value and therefore the bank’s ability to recoup its funds in the event of the buyer defaulting, and a major issue that made the buyer simply abandon the home would put the loan in default; both are scenarios that the bank would like very much to avoid.

Exterior issues are particularly prevalent. Repainting where paint is cracked & peeling is an appraisal required repair that is seen quite often. This is seen often on siding, particularly “masonite” siding and wood trim. These also have to be free of rot and excessive splits.

Other items that Brian & Kindra have commonly seen that require repairs include: smoke detectors must be present & functional; flooring cannot be heavily worn, damaged, or stained; GFCI (ground fault circuit interrupter) outlets are required for any outlets within 6 feet of water and for garages & exteriors; hot water heaters must be raised if they are natural gas and located in the garage; hot water heaters must have proper venting; and hot water heaters must have a properly installed pressure relief valve and outlet. Your real estate professional should be able to point out some repair issues that may come up during an appraisal so you can get a jump-start on repairs, but the final opinion that matters is that of the appraiser, so simply be prepared that some items may need repaired, and look to your agent to help facilitate those repairs!

To listen to the full episode of The Brian & Kindra Show, search for them on your favorite podcast service or check out the video on YouTube by searching “The Brian and Kindra Show”.

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 35 of The Brian & Kindra Show, they discuss some pitfalls of do-it-yourself projects.

Some people are handy, and some think they are handy. When it comes to DIY, it’s important to know your limits & your comfort level. Be sure you are really capable of correctly completing that project before you start!

Here are some areas where Brian & Kindra consistently see issues when looking at homes that have had some DIY projects done:

Flooring tiles - the tiles are either not consistently spaced, are laid in an incorrect pattern, or are unlevel (sometimes to the point of being dangerous to walk on)
Showers - the shower pan leaks, the shower pan is holding water, the drain leaks in/under the floor, the faucet leaks behind the wall, the grout is coming out, or the tile is not consistently laid/spaced. We’ve seen lots of houses that had to have the shower replaced when it came time to sell because the previous DIY shower installation was done incorrectly.
Thresholds - mismatched, unlevel, improperly installed, or just plain missing thresholds between flooring changes
Incompletition - when we live in the home while doing projects, it’s easy to get used to a piece of your home being incomplete, and you simply never finish the final details.

Usually, a DIY project is aimed at saving money, and while everyone wants to save money, sometimes a professional can do the job cheaper than you can buy the tools & materials! Go ahead & get a professional to take a look at the project before you assume it will be drastically cheaper for you to do it yourself. Additionally, what is your time worth? A professional can perform a task incredibly faster than a DIYer, saving you time, energy, and frustrations. Finally, a professional will back up their work! If there’s an issue found after a job is completed, a pro will come back & fix it!

However, if you’re going to DIY, do it correctly! Be a finisher, use good products, be detailed, know the right tools for the job, be educated, and, more importantly, use a professional when you need to, even for just a portion of the job!

Additionally, sometimes doing it yourself isn’t totally by yourself, but finding the right teacher to help you - such as having a professional work alongside you or, for simpler jobs, watching several videos on YouTube/the internet, making sure you’ve found several videos that teach the same method to ensure that it’s the correct method.

To listen to the full episode of The Brian & Kindra Show, search for them on your favorite podcast service or check out the video on YouTube by searching “The Brian and Kindra Show”.

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 34 of The Brian & Kindra Show, they discuss 7 things that first time homebuyers with they knew.

You cannot put a price on a great Realtor®. [And Realtors® cannot put a price on good education.] Part of being a great real estate agent is great education & lots of experience. Because real estate agents work on commission, many try to negotiate their fees, but in real estate agents, as in everything else, you get what you pay for, and real estate agents work hard for their paychecks.
Set financial limits on yourself. Often, after speaking with your lender, you will end up preapproved for a larger purchase price, with larger monthly payments, than you will be comfortable repaying. Be sure to have your budget completed and know what you want your monthly payment to be, then your lender can tell you what purchase prices fit within your limits.
You can get a home warranty. A home warranty is really a type of insurance to help pay for the major systems in home to be repaired or replaced should they fail. (Think heat & a/c, water heater, dishwasher, etc.) You can buy a home warranty at the time that you purchase your home, you can negotiate the purchase of one into your offer to purchase a home, or you can buy one at any time if you are an existing homeowner. Consult your local real estate agent for their recommendations on a home warranty company.
Be prepared to move fast. Homes that are desirable go under contract quickly! This is why it’s important to be preapproved, so when you find the home you want, you can make an offer immediately. Additionally, the contract states that “time is of the essence”, and a lot happens quickly once under contract. Just know, once under contract, the work doesn’t stop, and you need to be prepared to be responsive to your lender & real estate agent.
If you see something, say something. There are no dumb questions! Don’t be shy when looking through a house about asking any questions or pointing out any issues that you see. If there is something on the contract that confuses you, just ask.
You have to be ready to walk away. You need to know what you are comfortable with as a purchase price for a given home, and you need to be prepared to walk away if you cannot make the deal fit your requirements or if you get a bad feeling.
You have to listen to your opinion above all others. Buyers, especially first time home buyers, love to bring others along when house-hunting. This results in a variety of opinions and “helpful” advice. While two heads are better than one and experienced opinions are super valuable, you have to make sure that you listen to your opinion above all others. Deal breakers for some are not deal breakers for others. Know what you want and what you can handle.

To listen to the full episode of The Brian & Kindra Show, search for them on your favorite podcast service or check out the video on YouTube by searching “The Brian and Kindra Show”.

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 32 of The Brian & Kindra Show, they are joined by Branson Brewer to discuss essential maintenance tasks for homeowners.

Shutting off the water: It’s important to know where to shut off the water for the various fixtures in your home in case a leak springs up or to replace fixtures. Some homes have a main shut off valve that will cut the water to the entire home. If you don’t have a main shut off, you can call the water municipality to shut off your water at the meter. If you need to only have the water off for one fixture, you should be able to find a single shut off valve just for that fixture.

Circuit breakers: Know where your breaker box is located, and it’s a good idea to have it clearly labeled. If a circuit breaker trips often, make sure you’re not running too many items on the same breaker. If the problem persists, call a licensed electrician to repair the breaker. This is not an inconvenience to simply live with, but an important issue to have properly corrected.

Air filters: Depending on your air conditioner, you may need to change your air filters monthly, semi-annually, or annually. Be sure to know what filters you need to change & when. Additionally, some units have filters outside the unit and another in the unit itself. Be sure to keep these changed/clean in order to keep your unit efficient, to extend its working life, and to keep it from getting so clogged that the unit freezes up. A good tip is to put your air filter on automatic delivery and its arrival at your doorstep will remind you to change it on schedule!

Dryer vents: A commonly missed maintenance item is the dryer vent! To keep your dryer functioning efficiently and to prevent the build-up of lint from catching fire, it’s important to clean out your dryer vent at least annually. Clean the entire length of the vent - from the dryer to the exterior of your home.

Unclogging a drain: The best way to address drains is to have a proper cover on them to prevent hair & soap from clogging them up. If you do encounter a clog, try tools made to grab the hair clog before you turn to chemicals. Pouring boiling water down your drains monthly to help prevent build up before it becomes an issue.

Essential tools for Homeowners: The most used tools for many homeowners are a shop vac & an electric drill! Otherwise, it’s a good idea to have a toolbox outfitted with: a hammer, screwdrivers, a measuring tape, a flashlight, pliers, a utility knife, a putty knife, an adjustable wrench, duct tape, a level, and a stud finder. You’ll also want to have a plunger handy!

To listen to the full episode of The Brian & Kindra Show, search for them on your favorite podcast service or check out the video on YouTube by searching “The Brian and Kindra Show”.

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 31 of The Brian & Kindra Show, they are joined by Mike Gossett of On Point Land Survey to talk about his recent home purchase experience from the buyer’s perspective.

The first piece of advice that Mike has for home buyers is to get a preapproval! You hear real estate agents say this all of the time, but often buyers wait until they have an accepted offer to go talk to the bank. Mike waited until he had a contract to go to the bank, and he said it caused him lots of stress waiting for the approval because he knew other buyers were waiting for his contract to fall through to scoop up the property. Having a pre-approval also gives the seller more confidence in your offer. When competing with another offer, a pre-approval gives you a stronger position.

Next, Brian, Kindra, and Mike discuss that there are two types of buyers: buyers that can wait to find a home that suits them really well and buyers who need to move very quickly. If you have the luxury of having a place to live while you shop, Mike’s advice is to be very patient. Make sure you don’t get in a hurry because you are excited, but wait to find the right home. However, if you are in a hurry, sometimes you simply have to buy the house that you hate the least. Regardless of which type of buyer you are, try to look at multiple properties, save as much money as you can for the down payment and expenses, and don’t judge a book by its cover - sometimes a photograph just can’t do a home justice!

Finally, they discuss the idea of value. To an appraiser and a bank, value is a number on paper, and that value is the appraiser's opinion on the day they performed the appraisal. Unfortunately, appraisers can’t give value to emotion or personal preference, but these things can make a home much more valuable to a buyer. When talking about these large purchases, many people fixate on price or “getting a good deal.” While, of course, you want a good deal, don’t let the good deal get you into a home that doesn’t really suit you. It’s okay to pay top dollar for a home that is perfect for you if you plan to live there for a long time! In some instances, such as super-hot markets like OKC, buyers are even willing to pay over the appraised value to gain the home that they really want. In the end, the value of the home is what the buyer is willing to pay for it!

To listen to the full episode of The Brian & Kindra Show, search for them on your favorite podcast service or check out the video on YouTube by searching “The Brian and Kindra Show”.

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 30 of The Brian and Kindra Show, they talk about ways to spruce up your outside spaces.

First they talk about pavers. Pavers can be a pretty, low-cost option for adding space to your patio or walkway. However, they can be labor-intensive to install & can become tripping hazards if installed improperly, so be sure to do your research! For anyone considering adding pavers, it might be a good idea to go ahead and get a quote for concrete as well. Often, the cost of concrete is not significantly higher, and that may be the better option. Be sure to pay attention to the grade of the area to ensure that water will still flow appropriately once you’ve added your pavers or concrete. If you are unsure about the proper grading, you can call a surveyor, such as On Point Land Survey, who can give you a comprehensive elevation map of your yard.

The next improvement you can consider for your patio is upgrading/updating your patio furniture & cushions. Often these easy additions can really dress a space up. The cushions, while adding comfort, are also a great way to add design or pops of color to your space. We often consider these things when decorating our indoor living spaces, but they are just as impactful outside!

Another item that is very nice to add outside is a fire pit or chiminea. These add warmth to your outdoor space and a focal point for your patio. They create ambiance and, with good wood choices, can smell amazing! Be sure to consider smoke, safety, and local fire regulations when making your choice.

Finally, consider adding some lighting to your space. Lighting can be direct, for help seeing work spaces such as grilling areas, or it can be ambient, for adding calm lighting to a whole area. LED lights are very popular because they use less power, do not create heat, and the bulbs last a very long time. LED lights often come with solar options as well - these charge by day & illuminate by night which eliminates the need to have an outlet nearby and the need to physically turn them on and off. You can choose lights to illuminate a specific area, such as a table, or you can try the very popular option of string lights strug back and forth over your whole patio area.

Updating your patio area can really extend your living space to the outdoors, brighten up your exterior, and add value to your time at home.

To listen to the full episode of The Brian & Kindra Show, search for them on your favorite podcast service or check out the video on YouTube by searching “The Brian and Kindra Show”.

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 28 of The Brian and Kindra Show, they are joined by State Farm agent Kevin Cansler to talk about insurance items to pay attention to and how to reduce the amount that you pay for your insurance.

First, they discuss with Kevin actual cash value vs. replacement cost insurance. Replacement cost insures your home for the estimated cost of totally rebuilding or replacing your home in the event of a total loss whereas actual cash value will consider the depreciation of your home in determining how much it will pay out. Additionally, pay attention to your policy to see if your roof coverage is actual cash value or replacement value because it is not necessarily the same as the rest of the coverage on your home. It is wise to meet with your insurance agent annually to review the replacement cost estimate in order to make sure that your insurance coverage is increasing at the same rate that the value of your home is increasing.

Next they discuss personal property insurance; this coverage is for your possessions inside of your home. There are different kinds of claims for personal property -for example, if your home suffers a total loss such as fire or a tornado, you can use the full limit of your contents coverage, but if were to have some possessions stolen, you can only claim those that are missing up to the policy limits for that type of possession (make sure your limits on specific types of possessions match what you would need to replace them).

Do you need flood insurance? With the amount of rain in our area lately, it’s important to know that water coming from outside the home from flooding is not covered under a standard policy, you need to add flood coverage to your policy for this! Often, if your home is in a flood zone, the mortgage company will require you to purchase flood insurance. If your home is not in a flood zone, flood insurance is optional and much less expensive.

So, how do you save on insurance costs? The best way to get a low premium is to reduce the risk. Consider adding a security system or an impact resistant roof covering. Another way to reduce your premium is to increase your deductible.

Talk with your insurance agent about the level of risk you are comfortable with and the types of insurance you need - whether car, home, liability, or life insurance, you need to make sure you have coverage in place to protect yourself & your family.

To listen to the full episode of The Brian & Kindra Show, search for them on your favorite podcast service or check out the video on YouTube by searching “The Brian and Kindra Show”.

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 25 of The Brian and Kindra Show, they discussed what to expect when you are getting ready to close.

As a buyer, especially a first time home buyer, the inexperience of the process can be daunting. When obtaining a loan, there are many steps that must be taken to get to closing. The contract specifies a closing date and all parties work toward that closing date. However, the lender needs to have their loan approved before they can give “clear to close” and this typically happens just 3-5 days prior to closing. In fact, a buyer must sign their closing disclosures 3 days prior to closing. This is the document that tells the buyer the amount of funds they need to bring to closing. Funds should be a certified or cashier’s check or a wire transfer. Personal checks are not accepted and many closing companies will not allow funds to be paid in cash.

At this point, a buyer should also schedule the utilities to be transferred at closing. Generally, this is a quick and simple process as many utility companies accommodate online transfers. Occasionally, with rural utilities in person forms and a longer princess might be required. The City of Woodward needs a copy of the deed to transfer utilities, which is something not accessible until the seller signs at closing. However, your realtor can be prompted to email the City and advise them on the closing so there is no cut-off of utilities.

The final walkthrough of the property is something the buyer does towards the end of the seller moving out. This can be a mess if the seller is still moving out and there are boxes around. However, your realtor can be communicative with both parties to avoid a crossover as much as possible. The final walk through generally takes place the day before closing or the day of closing if necessary. Brian and Kindra love to take a “SOLD” picture of you in front of your new home at the final walk through. A home purchase is a reason to celebrate and they want to help you commemorate the experience!

At closing both buyers and sellers need two forms of identification. And get your signature hand ready! Buyer’s packets can be anywhere from 5 pages to half a ream of paper. After the buyer signs, the seller signs. You cannot obtain keys to your home until the lender approves documents and the purchase is funded.

The contract that Brian and Kindra use most often says that possession is to be taken upon closing and funding. That means sellers must be out of the house by closing. Sellers are often selling a home and buying another, so you might be booked for the day going to two closings!

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 24 of The Brian and Kindra Show, they discussed land with Hugh Lively, a realtor at Keller Williams Realty Elite in Woodward.

One of the beautiful traits found in Northwest Oklahoma is how quickly the terrain changes in this region also affecting the price of land. A lot of land in NWOK has been a part of the CRP program. CRP is a conservation program that limits the acres allotted to farming to lessen the usage of infertile soils. This program paid farmers to let their cropland grow grass instead of farming it, thus recuperating some of the nutrients. CRP was established that nothing could be on land for a 10 year period. However, when we get into situations where the farming population needs more hay or needs to run cattle, the government has come in and approved time frames in which the land can be used differently.

With land, fencing is very important. Property values can be negatively affected without proper fencing. There are some ‘old cowboy rules’ when it comes to who fences belong to, but ultimately, fencing can be tricky and it’s wise to work well with one’s neighbor. As far as crop fencing, a ranch may be divided by fences so that one can concentrate cattle or crops into different sections at different times. With the rotation of cattle and crops, land is better conserved.

Water rights, land rights, mineral rights, wind rights and surface rights are another part of land sales. In 2010 when the wind industry picked-up sellers tried to sever wind rights when the first contracts were signed. People wanted to sell land and keep wind rights, or sell the rights and keep the land which would cause a large problem. The State of Oklahoma came in and stopped wind rights from being severed from land rights. However, water rights can be severed, which can hurt the price/value of the land. There are several drawbacks to severing water rights, most commonly it happens in a rural water development if the county needs the water for their own use. Surface rights are down through the water table, including mining.

A lot of people in NWOK want to buy land and build a house. However, it can be challenging to find land to sustain that development. Water can vary from area to area. You would first want to make sure that there is water available, then after that get it tested to ensure it’s potable. The amount of water also varies. You can get some places that are 100-150 gallon a minute wells, or some that are 2-3 gallon a minute wells.

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 23 of The Brian and Kindra Show, they discussed surveys with Mike Gosset.

First, it’s important to establish what a survey is. A survey is an evidence based outline of a property's boundaries. A surveyor can establish existing boundaries on the ground, create new boundaries on the ground, or appear in court as an expert witness over boundary line disputes. A licensed surveyor must have a two-year degree with 30 or so hours of specific courses and 6 years of experience in a responsible position. Or, you can do 4 years of college with 4 years of experience.

The term evidence sounds odd to some when considering surveys. Evidence for surveys is based on original surveys from statehood. Geographical evidence can be the location of rivers and bodys of water. Occasionally, an error is found on a survey such as the written description of land doesn’t line up with the marker on the ground. That could be due to geographical changes or sometimes occurs when an unlicensed description of the land is written.

A licensed survey can also provide an elevation certificate that may help a homeowner decrease their flood insurance premium or even remove their property from a specific flood zone based on the surveyor's findings. Flood insurance can be very costly so this option may be a money saver in the long run. Flood zones are beneficial to planning and development on where a structure will be built. In Woodward the new detention ponds have significantly changed the flood zones in the city and is already assisting many homeowners to find decreased flood insurance rates. Mike explains the process to have a property removed from a specific flood zone is to first call a licensed surveyor who will look at the FEMA flood map and determine if the elevation certificate may be of value to the homeowner. Then, the surveyor looks to see if there is a base flood elevation for the location. Next, he decides if an engineer is needed for a drainage study. The surveyor must determine base flood elevation and drainage on how high the water could rise and compare it to how high the house is. Then, they can submit this to FEMA for their determination. Not all properties can be removed from the flood zones that require flood insurance for many mortgages, however, one may find the effort valuable if their insurance amount is lowered.

Surveyors are licensed by state and can survey anywhere they hold a license. However, due to the varying geography of each state and even in various regions of each state, many surveyors choose to survey only in areas they are familiar with in order to provide the best, most accurate work.

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 22 of The Brian and Kindra Show, they discussed rent to own and leasing properties versus purchasing with cash or a traditional mortgage.

A typical sales contract for most Realtors is between a seller and a buyer who will pay cash or obtain a loan. A typical closing will fully fund the seller with the full contract price less closing costs. However, there are situations where a seller might be agreeable to a lease to own or even an owner finance for their property.

For a seller, a rent to own situation can be a risk. A seller assumes a certain amount of risk to allow a purchaser or tenant to move into their property. Often in a lease to purchase contract, the purchase is expected to maintain general upkeep of the property. The contract should be very specific, laying out terms and conditions for the owner and purchaser. Things to look for include: Who pays county taxes, homeowner association dues, special assessments, etc. Who is responsible for repair of the property? Is any portion of the monthly payment to be applied toward the purchase price? These are just a sampling of things that may be included in a lease to purchase contract.

For buyers who have damaged or insufficient credit, a lease to purchase contract may be very attractive. This option may allow them to move into a home they want to purchase, but still have time to repair or build their credit to allow them to obtain a secondary market mortgage. These loans often have terms that are more enticing to a buyer although the process to obtain them may be more stringent than in an owner finance or lease to option situation.

A common misconception that Brian and Kindra noted is that buyer often believe they won’t need a deposit with a rent to own. Actually, the deposit may be even greater than in a traditional rent situation as the risk can be greater on the seller.

Brian stresses that it is very important to review any contract well prior to signing. This seems particularly true in the event of a lease to purchase contract as there are so many variables.

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional

On Season 2 Episode 21 of The Brian and Kindra Show, they discussed some myths of interior design.

One common myth is that small rooms should be painted white or very light colors. It is commonly thought that light colors will make rooms seem larger. However, one decorator says that dark paint makes it feel cozy and gives the impression that it’s pushing a wall out and therefore appears larger. Another common myth is that ceilings should be white. Brain and Kindra noted that some of their buyers have an aversion to dark ceilings. However, some interior designers suggest a colored or textured ceiling to create drama in the space.

It seems that many believe that wood panelling is only for country homes. With the Farmhouse trend of recent years, we have seen quite a bit of wood in the shiplap walls and decor. Designers also note that wood paneling can soften the sharp lines and edges found in more contemporary designs. Wood paneling has been seen as the natural wood color but really pops when painted in a neutral tone.

Do you remember being told not to mix different patterns in your wardrobe? Just as we have seen that trend change in clothing fashion (floral patterns and stripes), we also see different patterns in home decor mixed. We even see it frequently here in Woodward. This type of ‘out of the box’ decorating brings a unique flair to the home in addition to adding dimension and character. Things don’t have to match perfectly in order to look good. If you love a piece of furniture, an accessory, or even a color of paint - try it out! It may be just what’s been missing!

Another interesting myth is that wood or wallpaper shouldn’t be used in the bathroom. Brian and Kindra chuckle at this one as they frequently see wallpapered bathrooms! This myth must not be one recognized in our area! It’s nice to be affirmed! In fact, some designers suggest bathroom walls be half paneled and half patterned wallpaper. Of course, using the correct adhesive is imperative in order to avoid issues with moisture and these types of materials.

Often, homeowners stress about having the same metal finishes all throughout their home. This is not completely necessary! It’s important to stay in the same ‘family’, using all cool or all warm toned finishes, but it’s quite acceptable and may even provide an edge to a finished look if one mixes metals.

Last, one can argue that it is a myth that rugs don’t belong in the kitchen. It seems that most buyers are very negative about carpeted kitchens due to how difficult they can be to keep clean. A rug, however, can offer both style and function. The kitchen is often a hub of activity in our homes and rugs or even patterned, padded floor mats can soften the room and offer a bit more style.

We hope that by sharing these decorating truths that you will find yourself feeling even more at home! However, be prepared! When it’s time to sell, your Realtor may have some contrasting advice! Many of the same ideas that can leave our homes feeling cozier to us can be very distracting to a buyer. If your home includes elements of designs that aren’t common in the larger market, you will want to neutralize your home before selling. Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 20 of The Brian and Kindra Show, they discussed “Do It Yourself” (DIY) projects in the home.

Many DIY projects are spurred by an online video that gives you an idea. There are a few pitfalls to DIY Projects. Many homeowners find that they begin a project but don’t complete it. Others find that they may begin a project thinking it is manageable, but once they have begun, they realize they don’t have the skills, tools or time to complete the project well. Others may complete the project, but their skill set leaves the project less attractive than if they had hired a professional.

However, we have good news for you! There are some projects that many homeowners can complete without a massive undertaking. Painting is one of those. It’s a simple upgrade to your home is relatively inexpensive and doesn’t require a tremendous amount of skill. A tip to painting your home is to not buy cheap rollers. With paint you can easily refresh flooring, cabinets, decks, or even doors! Painting wood floors or resealing them isn’t something we often see here in NWOK, but it can truly freshen up a property. You can also repaint the garage floor if it needs. Painting your kitchen cabinets can completely transform the look of your kitchen. It is a quick, easy and relatively inexpensive DIY project. Decks provide you with so many DIY options, rather it’s painting it completely or just adding a new weather resistant stain. Refinishing wood doors is a newer DIY trend. You can repaint them or re-stain them and it’ll look brand new.The bottom line with paint is that it can almost fix anything up!

Crown Molding is another DIY project, but one that requires some more tools. They do make a foam crown molding that you can stick to your walls, but the overall look is not always as rich or elegant as one might desire. Crown Molding, even doing it the easy way, requires a 45 degree angle cut for the corners. If you have the proper tools to cut the angle, this could be a DIY project that will really enhance the look of your home.

In your bathrooms a DIY project can be new caulking. Often bathrooms are noted to have missing caulking around the tub/shower especially. Caulking is so important as it creates a seal that doesn't allow water to splash into areas that are challenging to dry, thus mildew risk. Caulking lines and grout lines can also be a challenge to keep clean and fresh! If you need to replace your caulking, start by either peeling out the old caulking and putting new on, or put new caulking in the areas it should be.

If you are thinking about a DIY project, don’t be afraid to speak to your local professionals. It’s never a bad idea to have feedback from someone who knows these DIYs in and out. Your Realtor may have some tips and tricks and may help you avoid some pitfalls. Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 19 of The Brian and Kindra Show, they discussed closing costs.

When buying or selling a home the term closing costs are often tossed about but sometimes there is confusion as to what that really means. Closing costs are the funds needed to close your transaction, not including your down payment. First, a quick look at down payments. Your loan type determines your down payment: FHA loans require 3.5% down payments, VA and USDA require 0% down. With these three loan types, the buyer can request the seller to pay up to 6% of the purchase price in closing costs. Conventional loans can be anywhere from 3% down payment up to whatever you want. With conventional loans a buyer is typically limited to only requesting the seller to pay up to 3% of the purchase price in closing costs.

The Oklahoma Real Estate Commission requires licensees to disclose closing costs to the buyer and seller. This can be a challenge to the licensee as each lender has different fees. Fees commonly seen on the settlement statement are: underwriting fees, origination fees, appraisal fees, etc. Kindra said her estimate of expense is generally a bit higher than at closing, though it is still pretty close. Brian and Kindra also noted that they have found that lenders either charge a loan origination fee, which is 1-1.5% of the loan price, or they have more itemized fees. All these fees are repetitive and Brian and Kindra know how to spot the differences if they don’t look right at closing.

One thing that gets tricky with closing costs are which ones are paid upfront and which are paid at closing. Earnest money has to be paid within three days of going under contract. In Woodward, home inspectors want payment at time of service and termite inspectors get their payment on the final settlement. Home inspectors do this because their report often makes or breaks the closing, so they need to be sure they are paid because sometimes they might not if they put it on the closing settlement. Another cost paid upfront is the first appraisal, usually around $550. There can also be a second appraisal or re-inspection and an appraisal management fee paid at closing. Some other fees at closing can be Insurance if you have a loan, escrow account fees, filing fees for the deed, pre paid interest and title opinion and insurance.

Sometimes the closing cost fees can be daunting. The main point is to be prepared. Start saving money if you know you want to buy. As the market heats up with more options sellers will be less likely to pay closing costs.

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2, Episode 18 of The Brian and Kindra Show they discussed the pros and cons of buying, building, or renting.

Brian and Kindra feel strongly about the right to own real estate and of course, encourage home ownership. However, they understand that home ownership is not for every person! Renting is a safer and wiser option for some. Renting can be very attractive for someone who doesn’t want to or is unable to do various types of home maintenance, lawn care, and upkeep. Maybe one is in a situation where they are facing life decisions of where to live and work, if so, buying in today’s market may not be the best option. In a competitive seller’s market, a buyer needing financial assistance with a down payment and closing costs may choose to rent and save until they are able to submit a more attractive offer.

If home ownership is definitely the choice for you, your next choice may be to buy or build a home. In Woodward, building is a long process. It’s further from suppliers, so getting the proper tools and equipment isn’t as easy as it would be in a metro area with greater choices for supplies and contractors. In Woodward you have to order ahead or go to multiple stores looking for what you need. The further from the metro areas, the more complicated the building will be. When it comes to contractors, there are a limited number of them in smaller communities and those tend to be very skilled and very busy! This could mean a long wait for a contractor to be able to take on and complete your building project.

Additionally, the idea of building is daunting for some people. It is often more expensive than intended. Financially, building a home requires a different level of financial commitment and loan availability. There is more at stake when you build because inflation of products will eb and flow depending on the supply at the time. This goes back to hiring a good contractor who can be preemptive on ordering supplies up front. When purchasing items for your new build, you might end up having to purchase the item you hate the least.

Most lenders will not allow you to serve as your own contractor when building your home. They will often require a licensed and bonded professional. To apply for a loan to build a home, you have to provide the ground plans of the property complete with finishes to the lender. They will have an appraiser appraise the home based on that information, determining your budget to build the home. Inflation of products can put people in a bind as it puts them over budget and the funding may not be available to finish other parts of the property.

When you talk to your lender, it might not be a bad idea to add 20% to your budget so you don’t have unexpected surprises.

If you decide renting is not for you and building is daunting, the next option is to buy. Buying is perfect if you are only interested in some remodeling or a move in ready property. Home ownership allows you to have equity in your home and offers security that you won’t be kicked out (as long as you pay your mortgage). Buying is secure if you don’t like moving and want stability. Home ownership also allows you to make a house your home with your own choice of paint color and finishes or even pets!

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2, Episode 17 of The Brian and Kindra Show, they met with team lead Judy Nelson-Bruley of Keller Williams Realty Elite Oklahoma City. She came to share some insight on how the OKC market is currently operating and to share some insight in a highly competitive sellers market.

The OKC market is operating at unprecedented levels. With any home of any price point, most (if not all) have multiple offers. Buyers are having to be creative with their bids to get a home. Judy mentions that it’s not always about money, it’s really about what the seller needs. A seller may need a very quick or a very long contract and closing date. Maybe a seller is more inclined to accept a lower priced cash offer than a higher priced offer that must go through the lending process. Oftentimes in aggressive markets as seen in OKC, buyers are paying the seller’s closing costs and their own broker fee to have a standing chance of buying the home. That’s almost unheard of in our area!

The process when Brian takes a listing, is to share the listing with the Multiple Listing Service (MLS) within 24 hours making it available to all the realtors in that MLS to show and sell. However, larger markets like OKC are using a different process and for the first 7 days can only be shown and seen by agents in that listing office. Then, if that house is still available after 7 days it goes to the MLS.

In these more aggressive sellers markets, agents are seeing 5-15 offers in 24 hours. The minimum offer one might see is the asking price, but it really depends on the resources of the buyer. Appraisers are doing their best to be fair, but some buyers are actually paying over the appraised value and bringing additional funds over their financed amount in order to purchase the home they desire.

One of the most humbling realities of the sellers market, is that buyers who need assistance in their closing costs are often unable to win in a multiple offer situation. These buyers would unlikely be able to offer over the asking price, would unlikely be able to pay any extra AND their offer asking for closing costs is likely to be a more challenging loan type and lesser net to the seller than other buyers. Judy says that although this is a sad situation, these buyers can take the opportunity to save for their future purchase and potentially end up with a better ‘bargain’ when they are ready to purchase.

As Realtors, Brian and Kindra questioned how one prepares sellers for 5-15 offers? This many offers can be very confusing and difficult to process, even for seasoned agents! Judy says, in part, this is why the agents are listing for the 7 days with an in office agreement, so that the sellers know they are working with professionals trusted by their Realtor. It is important for sellers to ask questions based on what their needs are for the offer they want to agree to. Some agents are reducing these multiple offers to a spreadsheet that is easier for the seller to read and understand.

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 16 of The Brian and Kindra Show, they discussed home buying in a tight market. A tight market means the housing inventory is low. Currently, in Woodward, OK, our readers may find this to be true for them! Unfortunately, this sometimes means purchasing the house you hate the least.

If you are looking to buy, the first and most important thing to do is get prequalified. Get a firm commitment from your mortgage company that you are prequalified to purchase a home. This will make the process so much easier. Hours, not days, are important in the game when you are buying a home that will have multiple offers.

Stay in close contact with your real estate agent. Even if you don’t know what type of home you want, a realtor will still want to meet you. Speaking with them, you can establish a list of wants and needs so they can show you homes that match that. At the realtor tour every week, Brian and Kindra see every new listing in the area so they know what is for sale. Find a Realtor that knows the market and knows what is available in the market!

There are many websites that can show you homes in the NWOK area. Feel free to scout out homes on your own. Also, don’t be afraid to text your realtor. If you have questions on ‘for sale by owner’ homes, your agent may be able to answer questions for you about those. Advisably, you should get a realtor to assist you in the purchase to make sure the transaction runs smoothly. They are busy people, but will always be able to respond to a message or give you a call when they are free.

Be ready to make a decision. As you go through the process of looking at homes, you need to be able to jump. Knowing inventory is low and knowing that other buyers might want the same house as you, you need to be prepared. There can be contingencies in the contract that will protect you for a portion of it if you decide after signing that the home isn’t for you.

Bid competitively in a tight market. Everyone wants to win, so you need to stand out. Keep contingencies to a minimum. Many buyers require a loan contingency. However, some contingencies, such as the sale of your current home can reduce your chances of having your offer accepted. However, if you are unable to avoid a contingency to sell your own house, be sure it’s under contract already.

Don’t get caught up in a buying frenzy! If you like a house but aren’t completely sold on it, it’s ok to wait! Don’t buy it! On the flip side, if you’re pretty sure about the home, but you’re worried about the roof, etc. go ahead. Condition issues can be discovered during the inspection period. It’s okay to wait for the house you want, just understand that in a tight market the wait could be a while.

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 15 of The Brian and Kindra Show, they discussed 10 home trends of 2021. Most of these trends are a reflection of the age of 2020 Covid 19 season of shut down and consequential quarantines.

Some have noted a trend of having 2 kitchens: a back kitchen to do the prep and messy work and a front kitchen more for presentation. Brian and Kindra aren’t sure this will become a trend in Woodward, but they do agree that more and more customers are saying that a home can have too much of an open concept. With an open concept house, people always see your dishes or what’s happening in the kitchen. Homeowners are beginning to close off their open concept to somewhat conceal the kitchen area. Some also note that with a more closed concept kitchen you are able to have more cabinets.

Outdoor spaces have really become popular allowing homeowners a space to entertain with social distance. Outdoor heaters and fire pits are very attractive now, helping to create a more comfortable and cozy space even when the temperatures turn a bit chilly. And who doesn’t love a nice deck? These spaces and a grill are a great way to provide outside, distanced fun.

Pre-fabricated flex sheds are a hot commodity. Homeowners are taking the garden shed to the next level to provide extra living space for visiting family or friends. Or, with working from home being so prominent, it can be an extra office space that isn’t in the home.

For people who are high-tech, a video conferencing living room is popular. This felt like a necessity when so many began working and schooling from home. However it has turned even more personal for some with family afar. A video conferencing space can provide a place to continue having shared experiences as a family. Kindra mentioned a family who had their child in college join them for game night via video conferencing.

Warmer palettes and design material have increased during quarantine. White and beige are the new colors schemes to provide a bright, refreshing feeling in your home. While we still see the gray color palette in Woodward, we anticipate homeowners trending back toward the warmer neutrals again. Texture is also important and it was noted that velvet is becoming a popular choice in decoration.

Over the past few years, we have seen the entryway of homes become a focal point. Mudrooms are a particularly loved entry for homeowners with organizational space for backpacks and shoes and even a nice sink to bathe fido or a mop sink. Some locations are noting a rise in grand staircases or home entrances that really provide a WOW factor.

A lot of city dwellers have been reflecting on needing more space during quarantine and moving to the suburbs. Brian and Kindra have or are currently helping city transplants buy homes in the area.

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2, Episode 14 of The Brian and Kindra Show they met with Matt and Jennifer Thompson of Modern Appliance. Modern Appliance is a family owned and operated business with over 50 years of experience in sales and service.

Trends in appliances ebb and flow. Stainless steel is currently the most popular, followed by black stainless. Stainless steel moved into the kitchen scene some years ago because of the sleek, modern look. It is also incredibly durable, fighting off rust, fire and heat. This makes it a great choice if one is looking for an appliance that will age well showing minimum wear and tear. Traditional black and white are still around, but are not as popular as previously. 80% of appliances now are coming out in stainless steel colors as a lot of manufacturers have stopped making white and black appliances to allow them to focus on the demand for stainless steel. Kindra is hoping for some fun colors to begin to trend, but that doesn’t seem to be on the horizon just yet.

Many buyers and sellers question which kitchen appliances should remain in the home when it is sold. The Oklahoma Real Estate contract used by Brian and Kindra says that the Free standing slide-in/drop-in kitchen stove and Built-in and under cabinet/counter appliance(s) are to remain with the property. However, the refrigerator, washer, dryer and even the wine fridge are not necessarily staying at the property. As a seller if you intend these non staying items to be negotiable, be sure to tell your Realtor. As a buyer, be sure to send a list of what you expect to stay when you share the terms of your offer so that your agent can be sure all items are documented for you.

Keep your manuals handy and in one location so that they are easily accessible to the buyer upon their occupancy. Additionally, Brian and Kindra promote shopping local for your appliances. As they learned from their show with Modern Appliance, the local businesses often carry a level of product that is superior to what you might find in a ‘big box store’. The local businesses are also very likely to provide service and maintenance to the appliances you purchase from them. This is a huge benefit to you and an added bonus of information that you can share with your buyer.

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2, Episode 13 of The Brian and Kindra Show, they discussed some lingo and terms in real estate.

Often buyers will hear terms like short sale and foreclosure. A foreclosure is when the mortgagee (Lender) has taken ownership of the property through a foreclosure process when a mortgagor (borrower) has defaulted on the payments. The term short sale is not as identifiable as foreclosure. A short sale is when a mortgagee is willing to accept less than what the mortgagor owes to release the mortgage. Each mortgage company has their own criteria, but usually, the mortgagor must be in default on their loan. This can happen BEFORE the foreclosure process has been completed and can be a little less damaging to the mortgagors credit score.

Buyer’s Market and seller’s market are very common terms, but even those get confused occasionally. A Buyer’s Market is a term used to describe a scenario where there are a surplus of homes for sale and few buyers, thus a benefit to buyers. This means the homes tend to sell at lower prices than one might expect AND offers the buyers more options. The Seller’s Market is the opposite. Many buyers and few homes for sale can increase home prices and become a benefit to the seller.

Many Realtors are a part of a Multiple Listing Service (MLS). This service is a cooperative the many real estate associates subscribe to agreeing to cooperate with other agencies. This gives realtors freedom to show properties that other agencies have listed and vice versa. This also means that a listing is being promoted to more real estate agents than in the office holding the listing, thus a greater marketing reach for the seller and more options for buyers!

Debt-to-income ratio - When you go in for a loan they will ask you for this. It is the ratio between your expenses per month and your income per month. If you make 10K a month and 8K of that goes out on expenses, you have an 80% debt-to-income ratio.

There are many terms and fees associated with a loan when purchasing a home. Two common terms that are often used interchangeably are pre-qualification and pre-approval. These two items are actually different in that a pre-qualification is a basic assessment of a buyer that says the buyer should likely be able to qualify for a loan. A pre-approval is more in depth, with the lender assessing the buyer’s income, assets and other information in order to determine the loan and price point in which they will qualify. One of the pieces of information the lender researches is the “debt to income ratio” which is a ratio comparing the home buyer’s expenses to their gross income.

Closing costs is a general term used to alert buyers and sellers both that there are costs associated with the sale or purchase of a home. These expenses can be quite costly and take a buyer by surprise.

Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2, Episode 12 of The Brian and Kindra Show, they discussed spring cleaning.

First and foremost, Brian and Kindra want to remind their readers of the importance of smoke detectors in homes. Recently, our community suffered a great loss due to a house fire. Be sure to check your smoke detectors twice a year. Oklahoma observes Daylight Savings time, so let those time changes be a reminder to change the batteries. Brian comments that some fire departments will even install smoke detectors. Please test yours immediately to verify it works and then schedule to remind yourself again in 6 months.

Let’s start spring cleaning in the kitchen. Condition or polish the front of your kitchen cabinets and wipe the tops of them down using an over the counter product designed for your cabinet type. Vinegar and water is another safe option for conditioning and cleaning cabinets. However, be sure not to use vinegar on any counter/cabinet surface that isn’t plastic. The acidic vinegar will dull the finish. Don’t forget to do cabinet knobs and drawer handles. In the refrigerator, wipe down the inside (drawers & shelves) and outside (handles, front, sides, top). Make sure to clean the inside and outside of the oven and underneath.

In the bathroom, take a few minutes to clean the vents from both your central heating and air unit as well as the exhaust fan. The shower liner and curtain can be washed and/or replaced. Everything else is probably a part of your normal bathroom cleaning, but this is a great time to pay a little extra attention to areas around the toilet and behind it.

In the bedroom and living area, vacuum under your furniture and dust behind it. Don’t forget to dust your ceiling fans taking care not to create an imbalance in the blades. In the living room, vacuum under couch cushions and wash throw blankets and pillow covers. The best way to clean carpet is hot water and no soap. If you do use soap, you have to clean with hot water 3-4 times per 1 time of using soap to get all the soap out. Soap residue in carpet will collect dust quicker. With rugs, you can take them to the car wash and power wash them. Fake plants you can spray outside with water and let them dry.

In the whole house, make sure you clean light switch plates. Wash the curtains and your blinds. Also, wash your garbage cans! You can use vinegar, bleach, or hot water to help get rid of the scum.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2, Episode 11 of The Brian and Kindra Show they discussed loan types with Melinda Russo of Bank7. Melinda has over 12 years of experience in the loan industry and offers valuable insight to low down payment loans.

Brian and Kindra have found that many buyers believe they need to have a large sum of money in their bank to buy a home, but there are quite a few options to purchase a home with a low down payment or even using a 100% loan. The USDA loan is a great choice for a first time home buyer if your location supports the loan type. Also called a Rural Development loan, it is a 100% loan so 0% down payment! Additionally, the buyer is able to have the seller pay up to 6% of the purchase price toward their closing costs. The USDA loan is one that is restricted for specific income criteria and may not work for all buyers.

Another low down payment loan is an FHA loan. FHA loans are 3.5% down and the buyer is again allowed up to 6% of the purchase price in seller concessions. Some buyers have the misconception that the FHA loan is for first time home buyers only, but that is incorrect. FHA loans are not based off of income thus being a more available loan product for the majority of people.

Other low down payment loans are available. The VA (Veterans Affairs) loans are 100% financing with the buyer able to use up to 6% of seller concessions just as with the USDA and FHA loans. There are also conventional loans that allow you to have as little as 3% down and the seller can provide 3% concessions.

Because closing costs associated with a home loan can be quite costly, these loan types that allow the seller to pay some closing costs for the buyer are very beneficial to those who have limited funds to close. Brian and Kindra commented that occasionally buyer will have the seller pay the maximum amount of their closing costs and be able to come to closing without any further funds! However, even in that circumstance, there are still some upfront costs when purchasing a home and they want buyers to be aware of these (ie. earnest money and home inspection costs).

A lot of buying a home is being educated about what you can and cannot do before you dive right in to the big stuff. A lot of people don't understand that cash is not a good sourceable fund for buying a home. A paper trail of funds is required for any funding. Tax returns and stimulus money are good sourceable funds when saving to buy a house. If you were to have a garage sale and earn $1,000 cash, those funds are not sourceable funds (they will have to sit for 60 days in an account to be sourceable). Money has to have a track record of where it came from.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2, Episode 10 of The Brian and Kindra Show they spoke with the man, the myth, the legend Gary Whitcomb! Gary Whitcomb has been in Real Estate since obtaining his broker license in 1968. He took some time away while he was in the air force, but then moved back to Woodward around 1974 and began to work in the real estate business in multiple ways. Because of his diverse real estate background, he is able to offer some great insight from home building to the cycles in real estate to commercial. Below are a few highlights from a recent interview that Brian and Kindra had with Gary.

Because of Gary’s longevity in the real estate industry, he is able to share valuable insight and information for this column. One of the things he shares is the fact that the real estate industry is cyclic. The Woodward real estate market closely follows the oil and gas industry. Gary says, “The thing about Boom-Bust cycles is that the more drastic the boom the harsher the bust and it always busts a lot faster than it booms. It’s like jumping off a cliff.” Brian and Kindra have seen this to some extent since 2002, but Gary reminds us that he has seen even greater lows compared to highs. The value of this information for consumers is the reminder that real estate is a long term investment. Be prepared to have your property value inflate and deflate over time. Brian describes the cycle as a roller coaster but says the tendency is for value to increase over time even with the dips.

Commercial real estate comes with some creative challenges. Gary mentions when you are purchasing a home, you want a nice place to live with bedrooms, bathrooms, kitchen, etc. However, when someone buys a commercial property they are buying it to suit their specific needs. These needs range from the power type to the size of overhead doors. There can be a sizable list of requirements to meet a buyer’s needs commercially. The National Association of Realtors says it is important for a Realtor to be competent in the market in which they work. Kindra shares how she is not as savvy or educated in commercial real estate and must depend on the expertise of others whereas Gary has this experience from years in the business. It is important for buyers and sellers to interview their agent to make sure they find someone who has the ability to assist them as they invest or sell commercial properties.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2, Episode 9 of The Brian and Kindra Show they discussed some tips on moving.

If you have read many of these columns or listened to even a few episodes of “The Brian and Kindra Show”, you’ll know that pre packing is strongly recommended! Pre packing not only creates a more positive showing experience for your buyers, it is also the first step to moving. Pack up personal effects first, to help neutralize your space for buyers as they look at your property. This also helps you to be one step ahead when you have a buyer and are counting down the days to closing!

The purchase contract used by most of our local agents states that possession is gained at closing and funding. This means when the paperwork is signed and the money is freed for disbursement, the buyer is declared the owner of the property and all that is on it! This can be chaotic and a huge challenge because most people are buying/selling on the same day! That’s a lot of moving happening fast!

In a recent office relocation, the agents with Keller Williams Realty Elite (Woodward Branch) used sturdy, plastic storage bins. Because they are uniform in size, they stack well, and one doesn't have to worry about the bottoms falling open. These bins don’t necessarily have to be purchased as some moving companies will rent them! Use while you need them and then, they can be returned post move. One must be cautious when using cardboard boxes in a move. They aren’t always uniformly sized, not stacking well and can be in compromised condition creating additional stress on your personal belongings.

Friends & family are also great moving resources. However, professional movers can alleviate a lot of stress when moving. Brian and Kindra often comment on the importance of using a professional. Just like hiring a professional to change the oil in your car, a professional mover/packer has the speed and resources to make the process smooth. Generally, they can pack an entire home in much less time than you as an owner. There is an advantage to using a professional mover/packer.

How do you find the right company? There are a lot of scams out there. The most important thing is to read reviews and assess feedback that the company has received. Also, never pay with a bank draft. Use a credit card so the charge can be disputed if the services aren’t completed. When you pay with cash/bank draft the money is gone regardless of services.

Don’t forget to change over utilities. You need to have them setup to transfer on the day of closing. Oftentimes, you don’t know the day of closing until a couple days before, which is tricky, so be prepared to be flexible.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2, Episode 8 of The Brian and Kindra Show they discussed the process of Abstracting and Title work with Todd McCue, owner of Woodward County Abstract.

Oklahoma is one of two states that still relies heavily on an abstract when researching the chain of title on a property. An abstract is the history of a property and the people who have owned it. In this case, when we refer to the history of a property, we are referring to what is filed at the courthouse: deeds, mortgages, and easements that affect the land. It is also the chain of title tracking the owners and any liens or judgements against them. The length of abstract goes back to the patent before statehood.

Once the abstract is finished, it is sent to an attorney to be read for validity. The attorney researches the history, verifying that previous mortgages are released, that deeds reflects the correct sellers who truly had ownership of the property, looking for any judgements or liens against the owners or the property. Once they have researched fully, the attorney will create a title opinion. This opinion is used to educate the purchaser about the marketability of the property. If the title attorney has found any concerns, he will note them and will advise the correction needed in order to convey the property with clear, marketable title.

The completed title opinion can then be used to obtain title insurance. Title insurance comes highly recommended. Todd comments that it’s the only insurance you can purchase with a one-time fee. It ensures that the property has clear, marketable title from the beginning of that abstract to the day you take ownership of the home. This sounds strange, but the title insurance company expects that the purchaser will keep the title clear during their ownership as well. The question often asked is why one would choose title insurance if the title attorney declared the title clear of defects. Perhaps the current title attorney missed something or perhaps another title attorney reads the title and has a different interpretation of the law. Title insurance can be used to protest against a failure in the title. For example, if a house is purchased and the title company missed a mortgage in the title, then a year later the new owner receives a foreclosure notice from a past owner, they not only lose their home but they also still owe their own mortgage! They are essentially homeless and still paying for a home loan! The title insurance will cover paying the owner for the amount covered (often the cost of the mortgage) and attorney fees and court costs if needed.

Soon, we will discuss the title insurance a little more in depth. Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2, Episode 7 of The Brian and Kindra Show, they shared that buying or selling a home can be stressful, but it can be especially overwhelming for a first time home buyer. Brian and Kindra share some good questions to ask during your home search.

There are a lot of items in the home that may surprise you when it comes to what stays with the property and what goes with the seller. The contract used by Brian and Kindra and many Realtors in our area includes a list of items considered fixtures of the property. Often, we generally say ‘anything attached stays’, but that is also confusing as some decorations are attached to the wall and would not stay!! Our contract states the following items would stay: Freestanding stoves, mirrors, window treatments (including curtains, rods, blinds, shades), fireplace equipment, garage door openers and remotes (if any), flag poles, landscaping, and exterior lighting. TV Mounts should stay with a home, but many sellers desire to take those with them. Should that be the case, the seller should remove it prior to listing the property and make appropriate repairs to the walls if damaged from the removal. If you are unsure what stays, make sure you ask your showing realtor to verify with the listing associate regarding questionable items. Items that may not stay with the home include storage sheds and refrigerators! If these ‘big ticket items’ are on your wish list, be sure to ask for them in your contract.

Next up, it is important to fully review the property condition disclosures about a property. This can still be somewhat confusing as the disclosures ask the seller to note if items are in ‘normal working order’. Throughout their years in real estate, Brian and Kindra have learned that people tend to have varying degrees of what they consider to be normal. If there are things on the disclosures that you have questions about, please be sure to ask for additional information.

Ask about any additions or major reservations. It’s one thing to paint or change light fixtures, but major renovations like knocking down walls, or major additions could have been done. Also ask about the age of the roof. It would also be a good idea to have your realtor verify if there are any transferable warranties that are included with the property. This could include appliances, windows, siding, heating and air systems, water heaters etc.

You may also be curious regarding the age of the various systems and appliances in the home. Certainly ask for all available information. While some sellers may have limited knowledge of the age of these items, some may have very valuable information of not only the age, but the service records and technicians used for installation, repair or maintenance.

The bottom line is to not be afraid of asking questions. Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2, Episode 6 of The Brian and Kindra Show, they discussed how to build equity in your home.

It’s important to keep in mind first and foremost that the main factor in the amount of equity found in your home is based on the market. If the market has decreased since your home purchase it may be a greater challenge to realize equity. Still, the following tips will help you to build equity in most cases.

This first recommendation seems almost like it’s too simple of an idea to even mention. A larger down payment typically helps you to begin having a little bit of equity already in your new home. It can help you to continue to build equity quicker, as you will have a lower monthly payment. Then, pay more each month toward your principal balance and build more equity and pay your home off early! Even small additions to your payments can take years off your mortgage. You can also refinance your mortgage to a shorter loan term. However, if you do a 30 year mortgage, you can pay extra on your mortgage and still have a 15 year payment, depending on how much extra you pay.

Another option for building equity is by renovating your home. Sometimes, this can be tricky. For example, new paint doesn’t particularly increase equity, but certainly can increase saleability. And saleability equals equity. There are certain home features that home buyers will view negatively and things you can do to have more desirability amongst the market. If you upgrade your house to be more appealing to the general population, it will be easier to sell. If you are wanting to sell and raise equity in your home, call Brian and Kindra and they will come look at it and give you free feedback based on the feedback they frequently hear from buyers and other agents.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2, Episode 5 of The Brian and Kindra Show they discussed the steps of preparing to sell your home.

If you are a pre-planner and know that your intended relocation is in 6 months, it is absolutely appropriate to find an agent at that time. The agent will do a comparative market analysis, comparing your home to what’s sold previously and what’s listed currently in similar style, location, condition, and size. This analysis gives two prices: one based on where your home fits in the current listed market and the second on how your home compares to previously sold homes. This number may change as the market can be very fluid, but it does give an idea in advance. The agent can also provide valuable feedback on the condition of the home and what should be repaired or replaced. Another idea Brian and Kindra recommend is to invite an honest friend over and ask for their feedback on the condition of your home so that you can use your time efficiently and have your house in tip top shape prior to listing.

If you are approximately 60 days out from selling, it’s time to get serious about your repairs. You want to get back in touch with your realtor and make sure you’re on track to get any repairs done. This is also a good time to ask your realtor how they will market your property. Depending on the home type, marketing can differentiate but most common are great pictures, virtual tours, newspaper, websites, and social media. The virtual tour system that Brian and Kindra use is high-definition and provides a feeling of being in the house without ever seeing it in person. The home is also posted on MLS (Multiple Listing Service) thus allowing other agents and other agent’s buyers to see homes. During this time you should find where your abstract is, where all the manuals are to your home appliances. Most importantly, now is the time to declutter and donate. Getting rid of your unneeded items before you start packing will help you when you move and will help your home to be more show ready.

One month out, you need to work hard on your curb appeal and deep cleaning. Curb appeal is important because buyers will see the outside of the home first and get their first impression there. Along with that, the deep cleaning is important because the realtor will want to take photos of the home before it’s on the market not to mention how appealing a clean home is to buyers.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2, Episode 4 of The Brian and Kindra Show, they discussed how to prepare to purchase a home.

When preparing to purchase your first home, you may find it helpful to set goals. These goals can help you from first getting pre-approved for a loan, all the way through moving in.

Finances should be the first goal you set. You need a good credit score. Check your credit score via an online resource or through a lender. Credit is how well one manages and pays off debt. Credit cards are a big factor in credit. The best practice is to keep credit cards under 30% of their limit. Your credit score affects the interest rate of your loan.

Down payments of a home can appear daunting. Most people think that you need 10-20% down payment. However, that’s not true. Most people can get a FHA home loan with 3.5% down payment. There are a lot of different options with down payments. A lender can help you find the best loan type for your purchase. The trickiest part of purchasing a home are the closing costs. It costs money to borrow money. Closing costs, outside of your down payment, can be $6,000 to $8,000. Closing costs cover approximately 15 months of insurance, your taxes, and other lender expenses. Down payments and closing costs are two seperate things!

Arguably, homes can/cannot be an investment. If you plan to be in a home long-term and pay off the mortgage, it is a financial investment. However, if you don’t plan to be somewhere long and like to hop around, you may not find it to be a financial investment. Regardless of how long you are in a home, owning a property is an investment for your family. The comfort of having a steady home is a comforting investment, even if it is not a financial one.

To summarize, finances are the biggest part of preparing to purchase a home. Speak with a lender before you even start looking at houses. Talk to a Realtor while you are planning and preparing. Their expertise will guide you on the necessary steps to purchase.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2, Episode 3 of The Brian and Kindra Show, they discussed cleaning methods & techniques for common household appliances.

A clean, fresh smelling home is very attractive to buyers! One of the areas our agents often notice odors is in the utility area. Your washing machine can start to smell sour and mildewy if you leave the lid shut when not in use. Allowing the washer to air out is an easy way to avoid this odor. On a front load machine the seal at the door can become built up with old water/residue. Simply wiping it off after use can help eliminate or avoid odors. It is even wise to periodically clean your washer. To clean a top-load washer, there are 4 cycles to run: 1, fill it up with hot water and pour a quart of bleach into the washer, let the cycle run and let it sit for an hour. 2, wash a cycle with NO bleach to clear all the bleach out. 3, run a cycle with vinegar. 4, run another water only cycle to clear out the vinegar. There are also special cleaning tablets that can be tossed into your machine periodically to freshen it.

Keeping the dryer clean is also important, particularly as a safety precaution. The lint trap should be cleaned after every use. Also, you should routinely check the dryer hose in the back and the dryer vents. There are tool kits available to help clean inside hoses to remove lint that is not caught in the trap and accumulates elsewhere.

Microwaves can get really gross! A great way to clean the microwave is to put a bowl of water into the microwave (add lemon for scent) and microwave it, letting the steam build up. After, you should be able to easily wipe the microwave clean. If you have a microwave that is above the stove, be sure to clean the grease filter too. This can be an easy job as you can throw it in the dishwasher and the job is done!

With the glass top electric stoves, a little extra TLC can keep your appliance looking new. A good quality cleaner can make a huge difference in your cleaning power! You can, with caution, use a sharp razor blade if necessary. With gas stove tops, cleaning is harder. The grates alone are hard to clean if residue gets on them. Degreaser and hot water is the easiest way to clean grates on the gas stove.

To clean a dishwasher, there are tablets you can throw into the dishwasher that will clean it and remove grime. There is also a filter in the bottom of the washer that should also be cleaned out. An easy way to remove additional grime is by adding a cup of white vinegar to the top rack and running a cycle. Additionally, the garbage disposal is connected to the drain of the dishwasher. You need to make sure you run the disposal before and after you run the dishwasher. To freshen up the disposal, throw some ice cubes and lemon peels in and run it.

Why are these cleaning tips important? When showing your house and these common household items are dirty, it’s a major turn-off to the buyers, even causing them to be concerned that the home has not been properly maintained. The stove, dishwasher, built-in microwaves, and central heat/air are household appliances that stay with a home when it’s sold. These are important to take care of because they are going to convey to a new buyer that the home was cared for.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2, Episode 2 of The Brian and Kindra Show, they discussed the touches and upgrades to make a home feel cozier.

Color and accents are a quick, easy way to bring warmth to a room. As crazy as it may sound to some, a dark wood paneling or wallpaper can envelop you and make you feel wrapped up in warmth. If you are opposed to paneling or wallpaper, try paint. Avoid your bright colors and stick with browns, grays, or even reds to make a room warmer.

Decor can add a nice touch to a space. Books and leather chairs make a room feel rich and warm. Metal decorations are also popular, especially in the kitchen. Copper pans or antiqued goods are simple ways to bring a cozy feel to the room. You can even use a copper colored spray paint to achieve a similar effect on items you already have.

A fireplace is definitely a way to go for a warm effect. Not every home includes a fireplace, but one can add a mantel with candles and vastly change the feel of a room. Electric fireplaces are also a safe, warm, and cozy option that provides a great ambiance.

Lighting is another important factor. Bright, cool fluorescent overhead lighting is not going to provide a warm sensation. However, accent lighting will provide a warm touch. This can be achieved with under cabinet lighting, lamps, or warm colored overhead lights. Edison bulbs are a great example of warm lighting.

Scents can take you to the next level of cozy for a room. Avoid florals and stick with woodsy scents (sage, pine, patchouli, etc). For the kitchen, coffee is an easy answer for a warm scent.

Your outdoor spaces can be equally as cozy as inside. Adding a pergola or firepit to any patio is a warm and rich option.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2, Episode 1 of The Brian and Kindra show, they discussed the benefits and challenges in downsizing your home.

There are multiple reasons why one would downsize. Often buyers choose to downsize due to changes in their family units. Maybe they have divorced or have an empty nest. Another reason can be the cost efficiency that comes with a smaller home as the taxes, heat/air, and utilities are often less expensive.

Living small means less debt and less risk. A smaller house will cost less and not require a large loan. Maybe this allows for travel or more entertainment opportunities. Owning a smaller house is mentally freeing. It provides you the time/money to do more. You have more time with less cleaning and you have more money from no high utilities. Between first time home buyers and people downsizing, smaller homes are often easier to sell. There are generally more purchase options when shopping for a smaller home. This means smaller homes may also be a wiser investment opportunity.

One of the biggest upsides to a smaller home is cleaning. There is less cleaning and maintenance to do with less square feet. Also, bigger space collects stuff. The more space you have, the more stuff that piles up or you purchase to fill the space. So, a tiny home helps reduce unnecessary clutter.

Smaller homes can also encourage family bonding. There is no room to hide. You see your family more often because of the shared spaces.

Sometimes, downsizing can be an emotional challenge. Often, when one has lived in one home for many years, they find they are attached to their house and in a sense, include it as part of their family. Don’t forget, when you move into a smaller home, you won’t lose memories of the old house. You’ll have those memories to cherish and get to create new ones in the new house.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 52 of The Brian and Kindra Show, they discussed countertops as a simple way to upgrade or update your kitchen.

Kitchens and bathrooms are often said to be the main items that will help to sell a home. Updating your kitchen counters is an easy way to freshen up your kitchen.

Quartz countertops are low maintenance and non-porous. Quartz doesn’t soak up moisture and nor hold bacteria. Adversely, granite looks similar but is porous and requires more maintenance including sealing, a simple process. These two types are popular amongst homeowners because of the variety of colors available. Quartz you can easily match-up pieces because of the natural variation in color/design. Granite is formed in a way that you would need one piece in order to stay away from seeing two visibly different pieces. Granite comes in all shapes, colors, and sizes. It’s heat and scratch resistant. It’s more cost efficient than quartz, but not by much. It also may be more affordable than you realize and provides a classic style.

Soapstone provides a nice aesthetic but is rare and costly. Brian and Kindra advise that before doing costly upgrades to a home you plan to sell, you may want to ask a professional to complete a comparative market analysis so you don’t waste money on a project that won’t show a return. However, even though you might not see a financial return on some upgrades, you can see a quick sell if it catches a buyer’s eye.

Solid surface countertops such as Corian and Laminate, are man-made. Corian is a slightly dated look that can be more uniform. Corian is an easily repairable countertop, that can be cost-efficient. Laminate countertops can last years and are easily perceived as granite. If you like change, laminate can be changed quickly and affordably

Eco-friendly countertops, like Butcher Blocks, provide a clean look. However, they can harbor bacteria if they aren’t used properly. However, it can be sealed to provide sanitation. Butcher block is said to have the same heat resistance as granite. An upside to Butcher Block counters is that if they are scratched, they can be sanded out and re-sealed.

When updating countertops, if you pick a dark countertop make sure you have enough lighting so it doesn’t bring down the ambiance of your kitchen. Also, if upgrading your countertops or cabinets is out of budget, you can always repaint your cabinets to freshen up the space.

If you’re updating to sell, give Brian and Kindra a call. They can offer tips on what is current and what might bring return in selling your home. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 50 of The Brian and Kindra Show, they discussed how to decorate for the holidays while your home is on the market.

Attempting to sell you home during the holidays is that you want it to still be festive, but not too festive!! Some of the best decorated homes Brian and Kindra see can actually be distracting to buyers. The buyers get distracted looking at all the decorations, rather than looking at home. The thing to remember is that you’re selling your house, not your christmas decor. If you have to move the couch to the garage for decorations, you should definitely downsize your festivity!!

When it comes to trees, they come in all shapes and sizes. You should display a tree that is sized appropriately to reasonably accommodate the space in your house. One idea to reduce tree size is half-trees. Essentially, it is a tree in half vertically and it goes against the wall, easily cutting down half the space. If you are attached to a real tree, put it in your backyard. The scent and its allergies of a real tree can be too overwhelming to some buyers.

With outdoor decorations, keep it simple. A holiday mat and/or a wreath is plenty. If you want to put lights up, consider keeping it neutral with white or clear lights.

Inside, minimal decorating is always a safe bet. You could go as simple as a decorated mantel and a tree. To aid in minimal decorating, having lit candles around the house in holiday scents can help make it feel festive. With mantel decorations, stockings can be that simple decoration.

Reducing clutter during the holidays can be hard. An easy way to do this is to not display your christmas cards and to put away all personal christmas decorations. You want your decor to relate to everyone, so the “Baby’s First Christmas” decor might not be the best. De-personalize the decorations. However, if the christmas cards are just too sentimental to not display, put them in a basket so that they are neat and tidy. If you like to decorate bathrooms, keep this to a holiday scented hand soap and decorative towel. It adds festivity, but it keeps it functional.

The big picture here is that the buyer might not like your decorating, so minimizing that will help ward off distraction. The key word is de-personalize. Of course it isn’t ideal to do that, but hopefully you’re selling your house just for one season and the next year you won’t have to worry about it. On the upside, this gives you an early start to packing the personal decorations for the move!

When selling your home around the holidays, the buyers are far and few between. However, they are serious buyers. If someone is buying a house during the holidays, it’s often that they have to buy a house and will do so quickly so you will want to keep your house as ready as possible for showings!

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 49 of The Brian and Kindra Show, they discussed the common home seller pitfalls.

First, Brian and Kindra understand you may want to feel you need to sell your home on your own, without a professional. If you do, make sure you research and know the commitment. “For sale by owner” is absolutely your right, but Brian and Kindra want to make sure you know that realtors exist to help, not hinder. Just like getting your car oil changed, you can research how and where to get the tools and do it… but often you find it is worth the ‘expense’ to have a professional complete the job. Realtors are professionals with selling houses.

Overpricing one's home seems to be a common pitfall. Often, a homeowner will make a statement that if they price it higher, they’ll get better offers. On the contrary, when a home is priced too high, it is often more difficult to get an offer. The buyer might think that selling a house is an emotionally charged event and they don’t want to hurt feelings by presenting too low of an offer. As a seller, don't be unwilling to negotiate. Listen to your agent about offers.

Cleaning is another seller's pitfall. Potential buyers will grade your home on how you maintain it. Reduce clutter and tidy up your house when showing it. If your home is dirty, they view the house as dirty. A well-cleaned house feels like a well-maintained house. Brian and Kindra frequently hear statements like, “If they don’t clean the bathroom better than this, how do I know if they have even changed the HVAC filter?!?” Brian and Kindra have also seen a “nice, neat and clean” older, lesser updated home has also ‘sold’ before a newer, dirty home! At the same time, Brian and Kindra know you live in your home and it’s hard to have it ready to show 100% of the time. They give you as much notice as possible when they have a viewing scheduled, but sometimes those appointments can come in rather short notice.

One thing to help get your home ready to sell is Brian and Kindra’s home ready program. The first thing you have to do is pull yourself outside of your home by depersonalizing it and look at it from a different perspective. This will help to eliminate clutter and also allow your buyers to picture themselves in the house.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 48 of The Brian and Kindra Show, they discussed what your realtor does behind the scenes.

One of the first things they do is market research. Market research is a comparative analysis of the market to see how the price of a home is measured vs. other properties and their size, square footage, etc. This helps realtors know if they need to do price-drops, painting, or other smaller renovations to make the price of the home comparable to the market.

They also gather relevant information for buyers. This entails speaking with code enforcement and sometimes contractors last minute if a home feature isn’t up to code. Additionally, they can gather prices for what it would cost to change a home feature that a potential buyer hates while loving other parts of the home. For example, maybe a buyer loves a house, but the flooring isn’t their favorite and that’s their deciding buying factor. Often, their Realtor will obtain an estimate so the buyer or seller can make an informed decision. On the flipside, they research costs showing the cost to upgrade a feature on a home. For example, maybe a buyer loves the property but they will only buy with a shop. Brian and Kindra have the resources to research the price of what that cost would be to build a shop and occasionally can even help to coordinate a project like this to be completed prior to closing.

Third is the amount of phone calls and scheduling. Kindra handles the ever-moving arrangements of showings, closings, and meetings. One upside to Brian and Kindra as a team is that they can be twice as productive day-to-day. While Brian is at a showing, Kindra can attend a closing. However, the scheduling doesn’t stop there. She handles scheduling for appraisers, inspections, title companies, etc.

One thing to know is that realtors are human and sometimes make mistakes. One area is communication. Kindra is great at communication as things happen, so with buyers she’s immediate when appraisals come back and other pertinent information to the process. For communication with sellers, sometimes communication can lack. Not that they aren’t selling your house, but they are busy looking for buyers for the house. So in that process, communication failure can happen if the seller wants to be updated frequently. Brain and Kindra recognize that they are fallible in that regard and are working on it. They know they are busy, but busy is what sells.

Brian and Kindra want to thank you for your continued loyalty and support. They hope these tips have been helpful to you in understanding what happens behind the scenes. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 47 of The Brian and Kindra Show, they discussed home tours and the pros & cons of each type.

A video tour is a pre-recorded video that someone shoots walking through the house, or a live video chat tour. A virtual tour is an in-depth tour that allows you to navigate through the property on your own. However, none of these options are to be confused with a slideshow, a set of photos that you scroll through.

The virtual tour system Brian and Kindra use is called a Matterport. The Matterport system is very detailed. The camera tech uses the highly sensitive camera to take scans every 6-8 feet around the perimeter of each room. These scans can take a while! If it is a large room, they may take shots from the center of the room, so you can view the room from better vantage points. Each scan takes approximately one minute to complete. Most virtual tours take a couple of hours, but larger homes can take four to five. Each scan point shows up on the virtual tour as a place you can view the room from. Virtual tours are very detailed. In the past, you could see the detail of the family portraits around the home, but now they are edited and blurred out so those personal details aren’t shared on the virtual tour.

Because the virtual tour system is so efficient and clear, what is the need for a video tour? Brian says a live video tour can be very beneficial. This gives you, the viewer, the power to direct the tour and request to look at the specifics you are interested in. Otherwise, on a pre-recorded video you have to either watch the full tour, waiting for what you want, or scroll through and find the rooms of interest.

Another benefit of the virtual tour system is that you can view the property from your home or wherever you have internet access. Especially in this time of COVID concerns, your home buying process doesn’t have to be delayed with quarantines.

It is as important to prepare for a virtual tour than it is a showing. This might sound crazy, but in person you have much more creativity in your mind to see things from another angle. In a virtual tour you see things as face value. First thing to keep in mind is lighting. Open blinds and lamps will make a room brighter and more inviting. Second, storage is an issue in virtual tours. Typically, your cabinets are closed in a virtual tour because you can easily imagine how much space there is based on the number of doors. However, a pantry door should be opened so the tour can showcase that storage. If you have a cluttered pantry, it’s a good idea to remove some of the items until the tour is complete - making the pantry look bigger. In virtual tours, ALL doors have to be open. If anything is moved during the tour, it can throw off the images.

Clutter is another issue with tours. You want to keep the home as minimalistic as possible, keeping the necessities and simple decorations. Brian and Kindra offer a “Home Ready” program that can help you get your house ready for showing. In person, tours give the seller opportunities to appeal to senses, like scent. However, in a virtual tour that isn’t an option. As a seller, you have to figure out how to make the home look homey through vision only.

Virtual tours can help a buyer to eliminate a lot of home inventory from their interest list. However, when you work with a Realtor, they are often able to learn what you like. Don’t be surprised if your agent suggests a house showing of a property that you previously rejected based solely on the virtual tour!

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 46 of The Brian and Kindra Show, they discussed different home insulation products and applications with Daniel of Pop & Sons Insulation, LLC.

There are different types of insulation. For example, if you are building a new structure, you have options on what type of material to use. Most commonly, fiberglass is used. The fiberglass insulation comes in two forms: Either a rolled out form or a short fiber material blown through 3 inch hoses. This is a much more modern method compared to the old days when they used newspapers to insulate walls!

If you are in an existing structure and want to increase your insulation, your options are limited just a bit. Frequently, a cellulose insulation is used which is actually still a newspaper product, but is treated with boric acid so that it doesn’t burn. This is commonly done in existing structures that didn’t get their walls insulated when the house was built. It’s a fine fiber that can maneuver around wires and boxes, whereas other materials are bulkier and don’t move as easily. The cellulose fiber is applied with a pressure blower, requiring drilled holes, 1 ¼ inches to 1 ½ inches wide, along the top and bottom of your walls. Holes are drilled at the top and bottom of your walls and between each stud. You might be thinking, WOW that’s a lot of holes to patch! Yes, it is. However, you can do the cellulose application from the exterior of the home if you don't have brick. If you have lapwood or vinyl siding, they can work behind it to help avoid requiring as much repair after the installation.

The quickest way to save your money and actually get your money back in insulation is to take care of your attic. The attic is where you lose most of your energy. You will know if you need to increase your insulation if you go to your attic and can see your ceiling joists. If you see insulation and are not able to see the joists, then there is at least 4-6 inches Of course, call a professional if you are worried. Fiberglass is used in attics because the product stacks well and doesn’t settle overtime. You don’t use cellulose in attics because it does settle. There is a disclaimer with cellulose products because the R factor does drop as it settles. If you have fiberglass insulation applied, you can go back 5 years later and it’s still 12-14 inches deep like it was when applied.

The federal government guideline for insulation is an R38, but Daniel recommends an R42 for our region. An R-value is the measurement of the insulation’s ability to resist heat flow. The higher the number, the better it allows for temperature stabilization.

There are a lot of varying factors that can play into the efficiency return of getting new insulation applied, but with good windows and a good HVAC unit you will very likely feel the difference of a well insulated home. If you walk into your house and turn the HVAC up/down, it should take 10-15 minutes to feel the difference, not an hour or more.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 45 of The Brian and Kindra Show, they discussed home security and Vivint Smart Homes with Jeramie Johnson.

First, Brian and Kindra discussed why a homeowner would want a security system. Research shows that every 13 seconds a home burglary takes place, which ends up being 6,000 a day. Of course, living in a community like Woodward, these stats may seem elevated, but there are still petty crimes locally. One example, when people get trusting they tend to leave their vehicles unlocked. Thieves tend to target nicer neighborhoods where the residents might feel exempt to theft.

More than just security systems, there are smart temperature detectors. They cover smoke, freezing temperatures, and heat. The freeze feature can notify you when your house drops below a certain temperature, so if you are on vacation and heating goes out you will know. Similarly, the heat feature can notice unusually hot temperatures from hot water heaters, fire, etc. There are also water sensors. These are set on/near the floor and will alert you that there is water flooding the room(s). The smoke detectors can be set to automatically call the fire department when they are set off, saving you time in that unexpected moment of panic.

Another upside to home automation is the ability to control lamps, plug-ins, thermostats, etc. You can set timers on automated plug-ins so lamps will turn off/on when you aren’t home, or maybe set them so they are on when you return home. Thermostats will help you save electricity/money. You can control them via smart device and turn them off/on for your schedule.

Home security systems can save you money on your insurance premium. A basic, bare bones Vivint system is $19.99. For Brian, who saves $12 a month on insurance for his system, the system practically pays for itself when he’s saving on insurance. Jeramie has seen insurance savings as high as 20%. It doesn’t hurt to shop and inquire with your insurance agent how much you could save with a home security/automation system. Although there is a tangible savings with insurance by having a system, the mental peace-of-mind to protect your family, fur babies, and self is more valuable.

With home automation, there is the option for panic pendants. These can provide a range of 300 foot circumference of the house. If an elderly or disabled family member lives alone and falls or gets injured, they can push the pendant and it automatically alerts authorities. Otherwise, they may lay in the cold for hours or lay injured in home. This not only gives them the safety of knowing they are protected, but is settling to the family.

One of newest add-ons that Jeramie likes is the Outdoor Camera Pro. It provides a crystal clear image with a wide view. Unlike other cameras, this one only detects people. Living in NW Oklahoma other cameras might detect tumbleweeds or stray animals, but with this one that isn’t the case. This minimizes the amount of clips it takes, reducing the storage consumption. It can also deter unwanted visitors with an alarm.

Brian and Kindra hope these tips have been helpful to you. If you have any questions about home security or home automation, talk to your local Smart Home Pro specialist or real estate professional.

On Episode 44 of The Brian and Kindra Show, they discussed the lifespan of various essential household items as well as some maintenance ideas for many of the items. (Of course these lifespans are approximate.)

Beginning with Window AC Unit, the lifespan is 10 years. However, central heat/air systems have a 15 year lifespan, but have lasted as long as 40 years and sometimes as low as 6. 15 years is average if you take care of the filters and provide proper maintenance. A good idea for filter maintenance is to get them automatically delivered from a subscription service, then you know when it’s time to change. The technology of newer central heating and air units is substantially different to older models. Speak with your local appliance dealer about what deals/offers they might have if you are needing a replacement

Garage Doors typically last about 12 years. They should be maintained by applying a lubricant on the rollers and hinges.

Brian and Kindra discussed that it’s tricky to look at an average lifespan of a roof (25 years) and rely on that information in our region. With the severe weather we encounter, the roof may be receiving more wear and tear than in another region. Regardless, but sure to repair roofing damage after inclement weather to prevent further damage. Always check for missing shingles and/or vent caps.

The average lifespan of siding depends on the material used. For, example, aluminum siding has a life expectancy of 15 years, but will need to be repainted as it fades. (about every 5 years) Wood siding should last decade with proper care and maintenance and vinyl siding can last up to 40 years. Vinyl siding in the Oklahoma heat may require more upkeep.

Pressure wash siding to prevent dirt build-up and mildew.

In other episodes, we have discussed the deck and how to maintain it by keeping it sealed and also keeping up with minor repairs. With proper maintenance your deck could last 35 years.

The average life expectancy for carpet is roughly ten years. Steam clean your carpet BEFORE it becomes visibly dirty. Dirt and sand are especially bad for carpet, because it cuts the fibers. Similar to air filters for AC, carpet collects dirt, dead skin cells, pet hair, etc. It’s just as important to clean the carpet routinely, because it can become an allergen. Vacuum, vacuum, vacuum.

Keeping your faucets and fixtures clean of hard water residue can help to prevent clogs. The aerator in the faucet can also be disassembled and cleaned. Faucets and fixtures may need to be replaced roughly every 15 years.

The technology on windows now vs 30 years ago is vastly different! Windows can last up to 30 years! Be sure to clean window tracks twice yearly to prevent build up.

Brian and Kindra hope these tips have been helpful to you. Having an idea of the life expectancy of some of the more costly home items can help a homeowner to save now and be more prepared when replacement time comes. Proper maintenance of existing items can help when it’s time to sell too! As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 43 of The Brian and Kindra Show, they discussed the undesirable home features that put off home buyers.

One of the greatest distractors when showing or viewing a home is clutter. When a home buyer is viewing a property, having clutter around detracts from the appeal of the property and draws the eye elsewhere. Simplify everything. Keep it clean and tidy.

Next up, is a damp, moldy smell. Oftentimes basements smell musty. Be sure to keep air circulating via dehumidifier or fans. When home buyers smell dampness, they immediately think mold. This is also a problem with bathrooms. Bathrooms can smell damp or like mildew, which isn’t pleasant. Ventilation is a must!

Dark rooms make a showing dreary. There are a variety of lightbulbs with different wattages and temperatures. In multi-bulb fixtures, make sure you have the same color of light throughout the fixture. Bright lights make a room warm and inviting. This is even more important in rooms that have minimal windows/exterior lighting.

Cracking in the walls can create a huge concern for buyers and keep them from moving forward with an offer on your property. Although cracks aren’t always structural, they are off-putting to buyers. It’s important to pay attention to any crack, big or small. If you have a way to fix the little cracks indoors or outside on brick, there are ways to seal and rectify the issue. If the problem is structural, you should fix it and make sure it’s disclosed.

Curb appeal is a term that is tossed about frequently because it is so important! When buyers pull-up to a house, the first thing they see is the home exterior and yard. If the paint doesn’t match or it’s a strong color, it might detour buyers for no reason other than that. Plant shrubs and make the exterior of the property look good. Overgrown gardens can be a negative to buyers as well. Keep everything nice and trimmed so that it doesn’t look like a daunting task to maintain to the buyer. Landscaping can be very overwhelming to buyers! Also check to make sure your fencing is in good condition.

Garish (bright & showy) decorations can be a distraction to buyers in the same way that clutter can. It can be a challenge for a buyer to visualize the items that they find ‘homey’ in your property if the decor is too loud. Tame down anything overly eye-catching. You want the home buyers to focus on the property, not your decorations.

Home odors can be very difficult to overcome. This is tricky as scents and smells are subjective. Make sure there aren’t any overwhelming scents, good or bad, in the house. Pet odors and strong food odors are often viewed negatively. Even strong essential oils or candles can be noted as unpleasant to some buyers.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 42 of The Brian and Kindra Show, they discussed the structure of the Keller Williams Realty Elite Woodward office and shared some insight on real estate associates including the process to become a broker. In the Keller Williams Realty Elite office, Brian is the Managing Branch Broker. KW is a branch of an OKC office. This doesn’t mean that Brian and Coldwell Banker Advanced Real Estate Centre sold-out, but that they have ceased relationship with the Coldwell Banker Franchise in order to join the Keller Williams Franchise. This means the associates have the resources available from the other branches and from many other KW Franchisees. First, you achieve a provisional license, then a sales associate license within the first year, then a brokers associate license after 2 years of business. The majority of the realtors in the Woodward KW office are broker associates, which means they have their broker license and could start their own company if they wanted. Kindra is an associate broker, which she desired because it provides more education in the real estate industry. What does a real estate associate do? They are licensed to carry-out real estate transactions in the State of Oklahoma. This includes marketing a house, writing contracts, negotiating the transaction, showing the property, etc. These actions are all incorporated in the real estate license, which you are required to have to do any of the previous actions listed. You can be fined by the State of Oklahoma if you facilitate the selling of anyone’s house besides your own or by offering any of the services required for a licensed agent. (Please note, you CAN sell your own home!!) Why would you want to use a realtor to sell your home? For the same reason you don’t change your own car oil or rebuild your transmission. Yes, you can watch YouTube and figure it out, but it’ll take more time to figure out and risk rather than taking it to the professional to get it done. Also, it can be costly if you err on a large transaction - the result could lead to devastating financial loss. The common misconception for how the office is structured at KW is everyone works for Brian; however, that is not the case. Brian and Kindra are a team. Brian also employs and has the support of an office manager and a receptionist. The other nine real estate associates in the office are independent associates, but they operate under the brokerage Keller Williams Realty Elite. They don’t work for Brian, they just operate under his brokerage license and they are their own boss. They establish their own connections, income, and hours. They also cover their own expenses, such as business cards, licensing fees and advertising. Essentially, each associate is their own business inside the KW building. A problem they have ran into recently is someone will say to Brian, “Hey! We are buying a house from you!”, but in actuality, they are using an associate from the office thinking that they are an extension of Brian. Yes, Brian is the branch broker, but he is two people: 1) branch broker-providing some management at his branch, 2) agent. If you are working with an associate in the office, that is who your primary contact is and who will be assisting you, not necessarily Brian and Kindra. Yes, they all work closely together and will help each other, but if you start with an agent it’s best to be upfront with them that you want their services. Similarly, if you go to an open house and are approached by the agent there, you should be upfront with them that you already have an agent. There are never any hard feelings with this, it will save everyone time when you are open and honest if you have an agent. This is important because if the agent doesn’t write the contract, they don’t get paid. Most realtors don’t get paid until the transaction closes, so they are working for free until then. That is why it’s best to pick a real estate agent early in the proc

On Episode 41 of The Brian and Kindra Show, they discussed tips on how to prepare your home for fall.

A great place to start is fixing the cracks in your concrete and asphalt. As water penetrates through cracks and freezes, expanding and contracting, it can cause larger cracks and even wash away the concrete underneath, causing the surface to become hollow. You can accomplish this by applying a sealer using a caulking gun or a hydraulic concrete patch.

Next up, stain your deck! If you don’t have trex decking (composite decking that weathers well) then your deck will require some maintenance for preservation. You should seal your deck every 4-5 years with paint or wood sealer.

Check your fire extinguishers. Believe it or not, fire extinguishers have an expiration date. Also, make sure you know how to use it. It might be more complicated than you think!

Spruce up your yard. Plant perennials and shrubs before the first freeze. However, make sure that any previous or newly planted shrubs are away from the home, not against it. Also, now is when you plant bulbs! Put them in a place that gets plenty of sun, then come spring they will grow. Aerate your yard. This will get more oxygen to your plants, helping it grow better. Reseed and fertilize your yard. It’s also important to clean up any grass clippings and/dirt on the side of the house, so it’s not harboring moisture for bugs. Inspect trees near and around your home and powerlines. When winter comes you risk the chance of them snapping. Trim anything now before it becomes an issue. If you haven’t set a date for when you’ll stop operating your sprinkler system, do so. Also, check the drainage around your home. Water should drain away from the house, not towards.

Inspect your home's exterior. One of the most common deferred maintenance is cracked and peeling paint on soffits and eaves. Whenever you keep this nicely painted, it protects the wood of your home and your home investment. Check your siding for cracks and openings. Insects, especially wasps, will find these cracks and have a home for winter. With masonite siding, be sure the bottom edge is sealed. If water gets onto or underneath the siding, it can deteriorate quickly.

Do a roof check. Make sure the valleys are clear. Most holes and leaks happen in these areas. Back-up of leaves, pine-needles, etc. should also be cleared. In addition, make sure your gutters are clean and clear. Heading into fall, it might be a good idea to invest in gutter guards, but if you can’t - make sure there is no old debris in your gutters.

Along with the roof, check any chimneys and fireplaces. Make sure your flue functions properly. Otherwise, you are letting a bunch of cold air in throughout the winter. Have a professional chimney sweep inspect and verify you are safe to build a fire. Any build-up could be potentially hazardous. Don’t let water penetrate through the top of your chimney by making sure your chimney cap isn’t cracked. Roofing companies can replace chimney caps or patch them with the hydraulic concrete mix.

Now is also the best time to have your furnace checked prior to the cold weather. If you wait to call until you have a problem, your service call will be a greater expense.

Clean out your garage! There is nothing better than having a place to park your car in the cold months.

Finally, if you get through this list and need more to do, go around and inspect your home as if it wasn’t yours. From there you can see what needs maintenance or what projects need completed.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 40 of The Brian and Kindra Show, they discussed ten first-time home buyer blunders to avoid.

1 - Shopping without loan pre-approval: This can be tricky! Brian and Kindra LOVE meeting new customers and can easily show a vacant home if the seller doesn’t require a pre approval for each buyer. However, when interested in an occupied property it’s important to take other’s time and efforts into consideration. Not to mention, it is sorely disappointing to fall in love with a home only to find later that it is outside of your budget. OR even limiting your own shopping range when you could actually afford more! Speaking with a qualified loan specialist will give you the price range and help you narrow down your search. Online resources are often way off with taxes and insurance. Always obtain loan pre-approval.

2 - Buying a home you don’t feel great about due to pressure from others: Advice is great to have if someone is an expert in a field. However, home purchases are personal and it important that you find what you love. It’s your home and your investment. Be sure to evaluate your own needs and wants first.

3 - Passing on a great home because of trivial cosmetic features: A house can be painted, new floors can be laid, etc. Brian and Kindra know the right resources to fix issues like this, so don’t be afraid to have the conversation.

4 - Searching outside of your price range:This goes back to getting pre-qualified. It’s not advisable to look over your pre-qualified amount by 5% in our current market as that is the approximate range of listed to sold price. In order to have an offer accepted and avoid discouragement, it is best to shop in within the appropriate price range. This allows buyers to be more competitive with their offers.

5 - Assuming your offer will be accepted: Remember, it’s impossible to know if the seller will have other offers arrive at the same time as yours! And, just as each buyer wants to find the best deal, most sellers also deeply desire to obtain the best return on their investment through the home sale. Have the conversation with your real estate professional to know how to be competitive with your offer.

6 - Assuming the deal is done once an offer is accepted: After an offer is accepted, a lot has to happen between accepted offer and closing! Inspections, appraisals and loan underwriting can all affect if a transaction will close and fund. A transaction is not closed until the purchase is funded. The bank can take a couple of hours or a couple of days to release funds.

7 - Making large purchases or incurring new debt: Right before closing, a lender does a final credit pull and if the debt-to-income ratio is too far off, the deal can be over. If anything changes with your income or debt while under contract, you must tell your lender.

#8 - Being unaware of closing costs: The lender will send this right at the beginning and you’ll know what to expect. Many buyers are surprised by the fees. Be sure to ask questions and be prepared!

9 - Misleading your mortgage lender: They will pull all your financial records and credit, so everything comes out in the open anyways. Be honest and up front!

10 - Working with an agent who doesn’t care: Seek an agent who is interested in you and cares about you just as much as you care about buying a home.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 39 of The Brian and Kindra Show, they discussed what to know about termites and sand burs. This week they sat down with Jake Persall of JCP Services.

Sand burs in Northwest Oklahoma are a part of life. Unfortunately, there is no one solution to getting rid of them. If you are serious about getting rid of sandburs it will take several steps and perseverance. It’s advisable to bag grass when you mow. Since sand burrs produce seed heads, you won’t be replanting them when you bag. If you can pick the plants, that helps too. These steps in addition to adhering to a consistent spray program will, overtime, solve the problem. A spray program will usually include three to four sprays per year. Starting with a February/March spray applying a pre-emergent will help to deter sand burrs from growing. The pre-emergent provides a 3-4 month residual, so depending how early you start spraying depends how many times you may need to reapply. Sticker plants will germinate throughout the summer, so they will still germinate after the pre-emergent has worn off. The final part of the spray program, in the fall, helps reduce weeds and stickers for the spring. Jake considers a spray program successful if they reduce half the amount of stickers each year.

Moving onto termites, what do signs of pre-existing termites look like? The only visible evidence are signs in the sheetrock from them eating the paper. The paper is a cellulose material, similar to 2x4’s, etc. They eat the paper on the sheet rock, leaving weird tracks in paint on the wall. When you touch the paint it cracks and the paint falls off, revealing their history. Termites are a colony insect that live in the ground like ants, but they aren’t quite as hardy. They need moisture to survive, if they dry out they die. They build “shelter tubes” from home to food source, which looks like mud tubes along the walls. A sign of termites can be brown substance leaking from the wall, which is actually termites pushing waste out of the mud tubes.

What does a home inspection look like? It’s a visual, non-destructive inspection. Jake doesn’t knock holes in walls, etc., he only goes off what he sees. Unfortunately, that leaves room for error, but there are no easy solutions to see behind walls in the sheet rock. He often finds evidence in homes in the areas that are often left untouched. Another common access for termites is bathrooms. Before a foundation is laid, soil is treated for termites. However, the plumber is coming to the home a couple months after and often must disturb the dirt to run the plumbing, so if the soil isn’t re-treated it can lead to termites.

Another attraction to termites is condensation lines from exterior leaky faucets or AC condensers. Really, any water around the house is an issue! Termites need the moisture to survive, so providing a place for moisture against a home makes it easy for them to have a colony near the food & water. There can also be issues from flower beds right next to the home with wood mulch. You are constantly watering the flower bed, making it a great conducive condition for them.

If you think you may have a termite problem at your home, the first thing to do is not panic! Termites are a common, solvable issue. It’s often stated, “it’s not IF you find termites, it’s WHEN you find termites”. The next thing to do is call a professional. Killing termites is not a DIY project. A professional will inspect and evaluate that it is actually termites and then there are two treatment options. There is the common liquid soil treatment, or the newer Sentricon Bait System. The bait system not only provides food for termites, but is poison to kill the colony.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real es

On Episode 38 of “The Brian and Kindra Show”, Brian & Kindra discussed multiple offer situations which happen when a property listed for sale receives more than one offer to purchase their property at the same time.

Buyers could be represented by Brian & Kindra, by other agents also with KW Elite, or by agents from other brokerages.

If all offers come in from other agents, Brian & Kindra will present all offers to the sellers which includes discussing the advantages and disadvantages of the offers and the estimated net proceeds to the seller for each offer, and then the seller decides how they want to proceed.
If Brian & Kindra have one offer from a buyer and another offer is coming in from another agent, they will send their offer directly to Lora, the office manager for KW Elite, and instruct the other agent to do the same. Lora, a neutral, licensed agent, will present the offers to the seller. This way, Brian & Kindra never see the competing offer until the seller has made a decision at which point they can step back in to complete the transaction.

When making an offer as a buyer or receiving an offer as a seller, most think simply in terms of the bottom dollar. However, there are many aspects to an offer to consider when determining the strength of that offer including the loan type or lack thereof, the down payment amount, closing cost assistance requested, earnest money put forward, inclusions requested, and so much more that can vary widely from situation to situation. The highest price isn’t always the most attractive offer.

When a seller is presented with multiple offers, they choose how they want to proceed: they can simply accept one of the offers, they can reject both offers, they can choose to send a counter-offer to one of the buyers, or they can send a form disclosing to both buyers that multiple offers were received, and to please issue their highest & best offers.

Brian & Kindra are proud of the system that they have put into place to make sure that multiple offers are handled professionally, efficiently, and with the utmost integrity. They hope these tips have been helpful for you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 37 of The Brian and Kindra Show, they discussed mortgage refinance with Connie Rolen of Bank7.

First, a recap of some common loan types. There are three government backed loans: FHA, USDA, and VA. A conventional loan is a private lender loan. With an FHA loan, you pay 3.5% down. In USDA and VA, you pay 0% down. A conventional loan down payment varies per financial institution and buyer. Each loan has its own pros and cons. One example is FHA requires mortgage insurance for the life of the loan, while conventional loans do not.

A refinance is the replacement of an existing debt obligation with another debt obligation under different terms. When you refinance a home, maybe you are trying to get equity out of your home, get a shorter term, or lower the interest rate. A cash-out refinance is also an option. Maybe you have a lot of credit card debt and the interest rate is astronomical, a cash-out refinance with a 3% interest rate, rather than a 18-20% credit card interest rate could be a smart financial move. Or, a cash-out refinance can help with a small home remodel. Refinancing for a shorter term can also save thousands of dollars.

Call your lender to discuss options and find out if a refinance is the best option for you. A good lender can help put the numbers together and see if it’s worth it. The lender will not only look at your monthly payment, but at interest paid over the life of the loan. There are apps to look at refinancing, but Brian and Kindra believe it’s best to visit with a credible lender as there are many scenarios when refinancing.

What fees are associated with a refinance? They are going to be the same as buying a new home. The difference will be when your homeowners insurance and property tax comes due. Knowing if these costs are worth the refinance over time is truly the benefit of having a local lender. They can provide “in person” feedback and understanding. Refinancing is hard to understand if you don’t do it everyday, so trust your professional.

The simple answer of how to begin a refinance is going to a local lender to sit down and put the pencil to the paper. Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 36 of The Brian and Kindra Show, they continued their discussion of foreclosures and the process of buying one. Reminder, a foreclosure is where a person who owns a piece of property with a mortgage from a lender has the property taken away from them due to lack of payment.

A foreclosure is initiated due to non-payment of your mortgage. You have to be 30 days late on payment before your mortgage company can file a petition saying a foreclosure will happen. From there you have 20 days to respond. The mortgage company can wait up to 90 days to file a motion of summary judgement at the courthouse that says you owe the full amount of the foreclosure. The courthouse then has a 18-30 day waiting period after the filing before getting the judgement to the mortgage company. After, there is a journal of judgement for the court to sign and have filed. (see this link for more information

https://oklaw.org/resource/mortgage-foreclosure-process-in-oklahoma?ref=6R4xC)

The Sheriff will send out a notification of the intent to sell the property. At this point, they have probably notified the owner asking if you want to do a “deed in lieu of foreclosure.” This is often found to be less damaging on your credit than a foreclosure. This is where you turn the keys and sign the deed to the house over before the foreclosure happens. Your credit could still be damaged, but it is an opportunity to avoid the Sheriff’s Sale and foreclosure. You can also start paying on your home at this point, but some mortgage companies want all the behind payments at one time. After the intent of the property is sent, the court and mortgage company begin the process for the Sheriff’s Sale. The Sheriff will call three appraisers. These 3 appraisals are averaged and that is the price at which the property is listed.

Once the foreclosure is filed at the courthouse, the next 30 days the mortgage company will gather the publication for the Sheriff’s Sale. At a Sheriff’s Sale the bidder has to buy the home for no less than two-thirds value. Once there is a bid, the current owner of the property has 30 days remaining where they are still in control of the house. They still own the home until the date of confirmation of the Sheriff’s Sale, which is where they sell the deed of your property. The Sheriff will be involved in moving the current owner out of the property if they are still occupying house at the date of confirmation.

A huge concern for buyers at the Sheriff's sale is whether they will be receiving a clear, marketable title. Any time a purchase is made at a sheriff sale, the buyer should do research on the title prior to attending the sale. Also as someone looking to buy foreclosures, do not pay to get foreclosure information. The information is free through legitimate websites and your professional realtor.

It’s important to note that during times of hardship and when a foreclosure seems imminent, it is easy to feel defensive. However, there are a lot of things that are in place to help the mortgagor. It’s most important to remain in contact with your mortgage company and maintain open communication. Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 35 of The Brian and Kindra Show, they discussed how to buy a foreclosure. A foreclosure is where a person who owns a piece of property with a mortgage from a lender has the property taken away from them due to lack of payment. This is similar to a car repossession. Then the lender claims the title to the house.

Generally, in Oklahoma they do Sheriff’s Sales to sell the property. This a public auction at the courthouse by the Sheriff. This establishes the price by three appraisals and they average those appraisals, publishing the price in the newspaper. At a Sheriff’s Sale, you have to buy the property at two-thirds value. However, with Sheriff Sales, you aren’t allowed to see the property before purchasing (generally), because it is still occupied by the current owner. The current owner will own the property until confirmation of the Sheriff's Sale, typically 30 days after.

A lot of time buyers call looking for foreclosures thinking it will be an easy buy with easy equity. However, oftentimes they are not as easy as sometimes shown on popular TV programs. Foreclosures can be a lot of work. An owner’s care for the property may dwindle as they are being foreclosed on. Not all foreclosures are not all clean and shiny. Most have an odor issue or significant maintenance/repair issues.

You may find some challenges accompanying your foreclosure purchase. Because of the lack of maintenance and dealing with a foreclosure company that is a third party who has zero attachment to the property, your lender will have some specific concerns depending on the loan type. The foreclosure company isn’t necessarily going to care what the lender thinks or wants. If you decide to buy a foreclosure, it is suggested to do a full title search to make sure everything is clear and ready. Hire an attorney to pull the title and do a full search, or you can update the abstract and send it for a title opinion. When you purchase from a sheriff sale or a foreclosure, you likely will not receive a general warranty deed. Typically the purchase is granted through a special warranty deed where they do not guarantee that the title is clear and marketable. Also with these types of sales, they do not have surveys completed. You could have issues down the road realizing the property lines aren’t what you thought.

To listen to some great stories associated with buying foreclosures, check-out Ep 35 - How to Buy a Foreclosure on YouTube! (https://nwok.forsale/Ep-35) Also, stay tuned for next week’s column where we will learn more about foreclosures and the process to purchase. Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 34 of The Brian and Kindra show, they discussed forbearance and scams. While they’ve shared a little bit about forbearance in the past, there are a few new items to discuss in light of the recent CARES Act (Coronavirus Aid, Relief, and Economic Security). Forbearance is an agreement with your mortgage servicer that allows you to temporarily pause or lower your payments for a period of time because of a hardship.

Currently, because of the CARES Act, any US any government backed loan (USDA, VA, FHA, Fannie Mae, & Freddie Mac) may be eligible for a 180-day forbearance. They have even extended this so that if you call during the current 180 days and can prove continued hardship, they will extend forbearance for another 180 days.

Other loans not backed by the government are owned by private companies or investors. They may be running on borrowed money and need the income from your monthly payments to make their payments. With a private lender, you need to call your servicer to discuss your options. With any type of conventional loan, call your servicer if you need a forbearance. Loan servicer information is always on your payment slip.

There are three types of forbearance repayment options: 1 - Paused Payment Option Paid During Existing Mortgage. (The amount of payments missed will be immediately due when the forbearance ends.); 2 - Mortgage Payment Reduction Option. (The monthly mortgage payment may be reduced to half for three months, but they will more than likely spread the unpaid amount over the next 12 months.); 3 - Paused Payment Option Paid at End of Mortgage (Payments are paused for 180 days and they will put the missed payments at the end of the note.). Consider that the paused payment option paid at the end will extend the term of your note or it will add a second note at the end for the missed payments or subsidized interest. The 6 months of missed payments may add more than 6 months in payments. It could be 9-12 additional months because of interest accrued.

The most important thing to remember with these three options is that the mortgagor still has the liability to pay their loan, interest and fees in full. Forbearance does not erase payments. However, it is also important to remember that even while in forbearance you are still eligible to make payments on your loan helping to avoid accruing as much penalty.

Currently, due to the CARES Act, if you’re in a bind or hardship, there is a moratorium of starting any foreclosures for more than 120 days past due. If you miss four months of consecutive payments, they cannot start a foreclosure on you until 120 days after. However, if you aren’t in a forbearance, know that missed payments immediately start affecting your credit. If you are in forbearance, the missed payments won’t affect your credit.

Last, be diligent to research all of your options and be wary of mortgage fraud. There are many scams circulating. Your mortgagee will not call requesting a partial payment over the phone. If you ever have any doubt with a phone call regarding your mortgage, hang-up and call the number on your payment slip.

A few options if you are currently struggling to make your mortgage payments: 1 - call and get a forbearance; 2 - get a mortgage refinance to lower your payment, interest, and/or extend your note; 3 - sell your home and move to a home requiring lesser payment.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 33 of The Brian and Kindra Show, they discussed landscaping with Jason Covalt of JW’s Nursery & Landscaping. JW’s is a local business of 31 years.

When people ask for low maintenance landscaping, there will indefinitely be maintenance. However, there are ways to create landscapes with lesser maintenance.When selecting between annual and perennial plants, keep in mind that perennial plants return year after year while annuals have to be planted yearly. If you go the perennial route, most only bloom for two weeks and then are finished. However, there are some daylilies and irises that will bloom twice. Perennial plants aren’t usually considered as attractive as annual plants because of their blooming season. One suggestion is to plant your perennials and add some annuals to the pot/flower bed for a prettier look.

One-third of your landscaping should always be an evergreen. From there you can achieve colors through shrubs and perennials. Then you have ‘annual’ space for color, rocks, or ‘garden junk’. Evergreens will stay year-round and provide some landscaping in dormant months.

Why is landscaping so important? 94% of top realtors say that great curb appeal means money in the bank. Buyers value your home anywhere from 5-12% more if it’s eye-catching from the street. Would you really see a 12% swing in your appraisal with landscaping? That would depend on the comparative properties. However, even if you don’t see that much of a return in the appraisal, your home will move faster with great landscaping. Someone who is buying a home won’t necessarily have the time to commit to landscaping right away and the completed landscaping is more attractive to most buyers.

Landscaping is patience. Typically, if someone is doing a house remodel the outside is first to be forgotten or funds run out. Landscaping should be budgeted for and kept aside. Manufactured homes on the market tend to have some issues with landscaping. Since they are a quick house to close on, most people don’t do large landscaping - porches, sidewalks, & flowerbeds. There is a big difference between a landscaped house and a non-landscaped house, for both a manufactured home and a home. Country properties tend to have less landscaping as there is more land, but it is equally important.

Can you landscape a patio? Sure! Start with your containers - pots, planters, hanging baskets, & wall hangers. Keep in mind some of the same principals! Evergreens and perennials are still important! Try planting in a colorful, festive pot to add that pop of color when the plant isn’t blooming.

Two final thoughts: First, outdoor spaces are becoming a popular landscaping trend. These are firepits, firedrums, water features, or lilyponds. Second, stickers are a problem here in Northwest Oklahoma. Luckily, there are pre-emergents that you can apply, greatly reducing the stickers in a yard. Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 32 of The Brian and Kindra Show, they discussed home inspections with David Strunk of Eagle Eye Home Inspections. Home inspectors in Oklahoma must be licensed and complete 8 hours of continuing education annually.

David says that a home inspector’s job is to report what they see. They will do their best to find all the issues there might be, but unfortunately, they can’t see everything!! Obviously, defacing a property is not an option, so parts of the home that are hidden behind walls, under flooring or concrete and wiring, etc. are not inspected. Things that can be seen and even tested such as the furnace, air conditioner, electric, appliances, paint are inspected and reported to the purchaser of the report. David encourages buyers to be present for their inspections so that he can easily show them concerns and express which items are serious versus items of lesser concern.

When checking the heater & air conditioner performance, the inspector will generally run each unit in spite of the season. The central heating and air is an expensive part of your home. As a home inspector, David often finds that the outside condenser is neglected. Just like a car radiator, when the condenser gets dirty it doesn’t allow the proper amount of air to pass through. He suggests buying a box of air filters, so you are reminded to change your filters routinely. A good way to check the condenser performance is checking to see if the temperature of the outside lines. One should be hot, the other cool and there should be approximately 15 degrees difference.

Kitchens and bathrooms also are very important in the home inspection. The biggest issue in the bathroom tends to be blockages or slow drains in the sink and tub. Another issue is the tub diverter, the mechanism that makes the water flow to the tub or shower head. Water deposits can cause the diverter to not work properly. The tub spout can be easily cleaned by a strong cleaning agent and back to properly functioning in a short time. The inspector checks the following items: Sink drainage, sink leakage, hot and cold water flow, supply lines on sink, the stability of the sink on the vanity, toilet operation, toilet leakage, shower operation, shower leakage, shower floor if it’s grouted, and tub drainage. The kitchen has a very similar checklist and also includes the appliance performance of the oven, dishwasher, stove, etc.

There are some systems and amenities that are more specialized and not checked by a general home inspector. Sprinkler systems are generally checked by someone who specializes in sprinkler systems. David says he also recommends cleaning the chimney of a fireplace before it is used. Brian and Kindra noted they often have someone in that business complete the inspections for fireplaces due to their specialized nature. With fireplaces, it is cautioned that the mortar cap be checked for cracks so that water leaks are not accessing the house.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 31 of The Brian and Kindra Show, they discussed dream homes. What do you need in a home? What do you want in a home? Narrowing down what is important will help you and your real estate professional while you shop. Obviously, bedrooms and bathrooms as well as garages are the most commonly noted desires or needs of a home, but below are some other things to keep in mind as you shop for your new home.

Neighborhood preferences can play a huge role in home shopping, especially in larger communities with multiple school districts. Some buyers have a specific school in mind for their children and prefer to shop in those specific school districts. Other buyers seek locations near health professionals, their favorite gym, or entertainment venue. More specifically, maybe a buyer prefers to live in a cul-de-sac or a gated community. Having a neighborhood can allow a homeowner to create new friendships, not only for adults, but for children too. All of these things can help your agent to be more specific as they assist you in your search.

The type of home is also very important. Single family homes most often afford the most privacy and independence from neighbors, as townhomes or condos frequently share a wall with the adjacent unit. With a single family residence, you are more likely to have a yard, requiring more time or expense in lawn care, landscaping, and maintenance. Some homeowners may prefer to find a home where the lawn is maintained by a homeowners’ association.

The built age of the property is something to consider. Older homes often mean more maintenance and/or face-lifts when you move in. Brian often compares an older home to a classic car. They can be quite a joy, but when restoring an owner may find the cost to update exceeds the actual value of the product. Newer homes tend to be more in-tune with modern design and are most often move-in ready! It’s important to keep in mind age and your willingness to renovate when choosing a new home.

The size of the home is often one of the first items discussed by buyers. It seems the 1800-2200 square foot home is a pretty popular size and loved by many. Currently, ‘tiny houses’ have gained popularity as well. Floor plan is really the key. Some homes may be smaller in size, but have such efficient floor plans that an occupant may not miss the extra space. Speaking of floor plans, the recent trend of an open floor plan is changing slightly to have a more protected kitchen area. Think what your preference would be and share with your real estate professional.

The outside area of a home is important. A privacy fenced yard is often at the top of a buyer’s list when home shopping. Many homeowners have fur babies and desire utmost security to keep their animals safe from harm. Additionally, an outdoor area can further the entertainment space of a home for you and your guests. In the country, fence styles may change in order to preserve the view afforded by living on an acreage.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 30 of The Brian and Kindra Show, they discussed how to get rich in investment properties.

First things first, it is important to evaluate if you have the personality to be a landlord. Not everyone is comfortable with the difficult interactions that will eventually happen with renters. If you find you are not comfortable with handling evictions or late fees, etc, a management company might be the best fit for you. It is important to remember that being a landlord is not personal, it is a business transaction.

One of the challenges of being a landlord and owning rental properties poses is building the right team to keep your properties in sound condition. It is necessary to have a team of ‘go-to’ professionals who you can rely on for heat/air, plumbing, construction, etc. By keeping renters happy you are more likely to have a happy return on investment. A solid lender relationship is another must for your team. When buying investment properties, it is imperative that one be able to purchase quickly, having a lender who is ready with the pre-approval letter to submit with offers.

Why would someone want to do rentals? Generally, investors find rentals to be a long term wealth building program with steady income and steady return. Let’s look at the ROI (return on investment): if you invest $10,000 in a $100,000 loan, having a bank or investor in the other $90,000, then you charge $1,000/month in rent and your insurance, tax, and monthly payment are $900/month, your profit is $100/per month. That totals $1,200 ROI per year, which is a 12% return on your cash out. A lot of times this gets calculated incorrectly where you calculate the return on the full investment of $100,000, which is 1.2%. However, the landlord only invested the $10,000, the lender invested the other $90,000. Their return on investment is your 5% interest. There are great programs out there for purchasing investment properties. It is recommended to pay off the loan in 10-15 years max. However, a loan at 4.7-5% interest with a 30-year fixed note and 15% down could potentially be obtained. On a $100,000 house, the ROI will be substantial.

It is also very important to ‘do your homework’ on potential investment purchases. Pay close attention to maintenance and upkeep. If there is a high-risk on the property, you typically have a high return. If there is low risk on the property, you typically have a low return. Mobile homes typically have more maintenance work required because they aren’t built as strong, but they are inexpensive to purchase and have high return. Apartments have high-return, but they have a harder clientele to work with. Each time someone moves in/out, you are constantly cleaning and maintaining.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 29 of The Brian and Kindra show, they discussed flipping houses. It takes a lot to flip a house and the ratio at which houses can be flipped is small. Roughly per 100 houses on the market, one is flippable.

The goal of flipping houses is to see a large return on the final product. Flipping houses is a team project involving contractors, bankers, insurance agents, planners. You can flip a house on your own, but there is more risk. Most importantly, always expect the unexpected! You never know if you will find termites, mold, etc. Expect these issues not just for time management, but for money management as well.

The goal is to flip a house quickly to get it on the market helping to keep your profit margin more protected. A lot of investors can flip a house in 30 days, but they have more availability of flippable homes in their market. In the Woodward area if you’re looking for a house to flip, you may find the house to be in a condition that takes longer to rehab and resell. Attempting to keep small window of time to flip a house in Woodward is hard because contractors are busy and there aren’t a lot of them. Rather than having multiple contractors available like you would in a larger city, our local contractors tend to be very busy and don’t have as much availability.

There are too many factors of what can go into flipping a house to put a definite cost number on it. When flipping a house you have to think like an investor, not a homeowner. When flipping a house, you need a back-up plan. If the house doesn’t sell in six months, you may find that converting the flip house to a rental property is a wiser option. This will take you from a six-month investment to a 15-year investment as a landlord.

Funding for flipping houses has many options. Banks could loan you 7-8% interest money for short-term loans. People have also refinanced their primary residence, pulling out a second line of credit. The most important thing is to be educated. If you’re going to buy a flip house, Brian and Kindra can write a contract that gives you a ten day period to do inspections and verify that you are comfortable facing the issues you may encounter in your rehab. They have good connections and contractors who will meet you at the house and help give you the worst case scenario to plan for.

Because of the condition of ‘flippable options’ here in the Woodward area, the properties may not be good candidates for a lot of the finance options just mentioned. Most houses that people purchase locally for flips need to be cash or an in-house bank loan. If you choose to obtain a loan, you need to have a good, established relationship with your lender.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 28 of The Brian and Kindra show, they discussed Home Inspections with Kenny Snider. Home Inspectors have been licensed under the Construction and Industry Board since 2003, but oddly enough, started under the Health Department. An Oklahoma home inspectors license is good for the entire State of Oklahoma.

Most home inspectors will have an agreement they share with the customer that details what they will be inspecting versus what they will not inspect. Brian and Kindra notice that a general home inspector typically doesn’t look at sprinkler systems, swimming pools, hot tubs, etc. They do look at the electrical, mechanical, plumbing, and structural functions of a home. They check-out the outside of the home, roof, paint, siding, driveways, heat & air, etc. Inside they check windows, plug-ins, plumbing, ceilings, steps, chimneys, etc. If there is a problem, the home inspector doesn’t suggest a repair, they put it into their report to call a professional repairman or more specialized contractor to further investigate the issue.

The home inspector’s report is usually detailed with pictures and a breakdown of the issues. The reports that Brian and Kindra have received from Kenny range from 13 to 60 pages and at the end is a summary. When an inspection is completed for the purpose of a home purchase, the agents and customer will typically review the report particularly focusing on the end summary. They then discuss that summary with the home buyer to verify the buyer is still satisfied with the property or to evaluate if the buyer would like to request some repairs.

Kindra noted that many of the issues the home inspector finds are deferred maintenance issues, something that wouldn’t become a concern with regular maintenance such as paint damage, water heater drips, and under sink drips. Brian, Kindra, and Kenny agree that they see homeowners get used to something that is wrong, that it starts to feel right.

Brian and Kindra are proponents of a pre-listing home inspection. Kenny agrees that would be a huge benefit for the seller. You’ll have unbiased, professional feedback on your home and a headstart on any issues that need addressed. This will make both the home inspection that the buyer orders and the appraisal easier.

A home inspection of a 2,000 square foot home will usually take a couple hours and cost approx $250 locally. The buyer and seller are welcome to attend, but sometimes the seller’s presence may bother the buyer. With the buyer present, the home inspector can discuss any found issues at that time rather than them waiting to see it in the report. Additionally, the tone of a report can come across as scary, so being present makes it more personable. (This price is based off of Kenny’s charges and can vary from inspector to inspector.)

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 27 of The Brian and Kindra Show, they sat down with Richard Burrows, Store Manager of Sherwin Williams in Woodward to discuss paint tips and trends.

One thing Kindra has learned in real estate is paint is not just pretty, but paint is also for property preservation. If you’re planning to list your home on the market, one of the easiest and most cost-effective ways to increase its value is also one of the simplest, paint. Your home is more likely to sell with a fresh coat of paint, which is the first thing buyers see.

Regarding interior paint, the right color of paint can create an illusion that a small room is bigger and vice versa. Light and neutral paints will make a room brighter and appear bigger. Warm and dark paints will make a room cozier and appear smaller. Don’t forget to freshen-up baseboards and trim. Having a contrasting color, typically white, in these areas can make a good impression on buyers.

Should you paint your ceiling with the same paint you use on your walls? This is a preference, not a rule. Ceiling paints are generally flat finishes, white is the most common. Flat paints on ceilings will help minimize reflection and glare.

Warm, neutral colors make it easier for potential buyers to imagine themselves living in a home because the paint goes with just about anything. As realtors, it’s important for Brian and Kindra to pay attention to national and local trends of real estate. They remind us that what trends are on the coasts, might not be as prevalent in the midwest.

Regarding exterior paint, it’s recommended to have no more than three colors. As the exterior is the first thing buyers see, having too many colors can make the home appear choppy, smaller, and distracting. Try using a 60-30-10 model for painting the exterior, 60% body (stucco, brick), 30% trim and garage doors, and 10% front and shutters with a pop of color.

Why is paint so important? Research shows that an interior paint job can provide a 107% return of investment and an exterior paint job can provide a 55% return. Brian and Kindra have seen these results twofold. Between the fresh smell and clean look, putting the extra time in for fresh paint will help sell your home.

Wanting to touch up paint in your home and don’t know the specific color? Sherwin Williams has two tools that allow you to color match. ColorSnap, is an app with a corresponding device that scans the color and tells you the closest color available and what some differences are. If you want to be more precise, you can bring a sample into the store that they will scan it with a photospectrometer.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 26 of The Brian and Kindra Show, Troy White, County Commissioner for Woodward County District 1 shared some things about how the county operates. As realtors, Brian and Kindra often comment that they have to sell Woodward before they can sell the home as they meet people moving into the area. Knowing how the county is run and being aware of the financial stability can help in selling the community and homes.

Traditionally, a County Commissioner is viewed as someone to grade roads. Troy views the job as a Business Manager of the county. A lot of money is spent and comes into the county from property taxes. These funds go towards many things (ex. EMS, D.A.R.E., Ag extension, health dept. etc.) and it all comes across the commissioner’s desk. Woodward County gets roughly 15% of annual property taxes, the remainder goes to the schools. The 15% goes towards aforementioned county services.

The county road/highway districts do not receive any ad valorem tax dollars. What they do get is money back from the state based on gross production tax, vehicle tax, fuel tax, population, and miles of roads. Every month they get that money to run payroll, purchase rock, run motor graders, etc. The money received is never the same and has had up to 40% difference per month.

Now, the big question often asked by buyers is how costly are the annual ad valorem taxes of a property they are interested in purchasing. Additionally, we have many current owners asking why their property tax increases. It’s a challenging subject and can leave many in heated discussions! The county assessor has a very complex job in assessing properties. Many believe the assessor is who holds the power in determining how much to tax, but that isn’t the case! The assessor is actually told when and how much to raise the property taxes in the county by the State of Oklahoma. The assessor is really more of an administrator of what the state mandates.

Brian and Kindra encourage you to reach out to your county officials to engage in further healthy discussion. Their positions hold much more responsibility than one may expect and they have great information to help us all better understand the workings of the county government to keep Woodward a great place to live.

On Episode 25 of The Brian and Kindra Show, they discussed the Historic Downtown Woodward Main St. with Director Sarah Vaverka. As Realtors, Brian and Kindra believe that their job is not only to sell a home, but to sell Woodward and Northwest Oklahoma.

Woodward Main Street is a non-profit organization, who is also a part of Oklahoma Main Street. Their mission: To help create a unique and vital downtown, that enriches the business community. Every event they produce is to enrich the downtown area. Brian and Kindra highlight the close-knit community of Woodward to draw attention to its uniqueness, getting people to come to Woodward and stay in Woodward. They promote Woodward as a community that is active and thriving and Main Street is just that.

In just over a year, Woodward Main Street has been under new direction. For the first year, the goal of Main Street was to remind the community that there is a downtown. Establishing a multitude of events like First Friday, Main Street is now thriving. First Fridays happen on the first Friday of each month (except for two), hosting a community or retail event in the Main Street corridor. The first First Friday in 2019 was Food Truck Wars. This was easily one of the biggest events of the year and is something they plan to grow yearly. For 2020, they established a Food Truck Committee and have partnered with Woodward Tourism and The Arts Theatre.

Why discuss Woodward Main Street on a Real Estate show? Brian and Kindra firmly believe that the independent, self-employed businesses, like those on Main Street, are the heart of the town. If you are looking to start a business or open shop, there is a lot of help out there. Currently, there are several vacant/available buildings on Woodward Main Street and there are four new businesses that have opened on/or transferred to Main Street.

Between Brian, Kindra, and Sarah the connections to discuss an idea and start a business are at your fingertips. Brian and Kindra can set you up with a great location on Main St and as Director, Sarah loves to connect people and make a warm welcome.

Woodward Main Street businesses have done a great job pivoting during COVID-19. A lot of them have websites that you can shop from, making it easy to shop local. All the ‘Friends of Main Street’ are linked on the Woodward Main Street webpage, woodardmainstreet.net.

Brian and Kindra LOVE Woodward. They love real estate and want to support the community in which they live. They believe in supporting Woodward and that is one of their biggest goals.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 24 of The Brian and Kindra Show, they discussed how real estate agents set the asking price of a home. There are four ways that people get a price; 1 - Automated Evaluation Model (AVM); 2 - Comparative Market Analysis (CMA); 3 - Broker Price Opinion (BPO); 4 - Home Appraisal. Listed 1 - 4, least to most in accuracy as well as in cost.

First the AVM or Automated Evaluation Model. Is an AVM accurate? It can be! Zillow’s Zestimates is a good example. Their goal is to be within 4.5%, but in some markets they are 20-30% off. In Woodward, the Wheatridge edition has houses ranging from $50K to $230K. What an AVM does is pinpoint the home and averages the price based off of the last sold homes in a 1 mile radius. This is bad because an AVM adds in distressed properties, whereas a realtor doesn’t. A distressed property is bank-owned, a rental property, a family transfer not at full price, or anything needing a lot of repairs.

Second, a CMA. Real Estate agents do a lot of CMA’s. Brian and Kindra have spent years perfecting their model and are always tweaking it. They take into consideration things like location, condition, functionality, age of the home, etc. They compare the property to similar properties that have sold and to similar properties that are listed. They see what the property is competing against and compare it as close as possible to things that have sold just like it. The CMA is not an appraisal and can vary by who it was completed by. Less-reputable agents may present a higher CMA in order to get the seller’s business.

Thirdly, a BPO. These are more detailed and you have to justify why something is or is not valuable to a property. Brian and Kindra don’t see a lot of these, unless they are doing a relocation or foreclosure. With foreclosures, a foreclosing company might send out 2-3 realtors, for 2-3 opinions, for the same price as an appraisal.

Finally, a home appraisal. Brian and Kindra get a lot of people asking for an appraisal before listing, discovering that they want an opinion on what to list their home at. Most people don’t want to pay the appraisal fee and realize that CMA’s have enough value to list the property. An appraisal is only as good as the day it was done. The market ebbs and flows and we certainly see that in Woodward. An appraisal does three pricing variations in one report, a market appraisal, cost appraisal, and an income appraisal. Appraisals are 30-40 pages long compared to the AVM report that is only one number, CMAs that are one page, and BPOs that are a couple of pages.

You don’t need an appraisal before listing a property. Appraisals have their value and are sometimes warranted, but you can get by with a CMA. For Brian, the difference between an appraisal and CMA is, an appraisal proves a value and a CMA is going out to find and set the market value of your home. Realtors want the property to sell in a timely fashion and evaluate where it should sell in today’s market. Does an agent price it low to sell fast? No. Realtors have the numbers to back-up the home price and if it sells quickly, that means it was priced right. Brian and Kindra want their sellers to walk away with as much as possible and want everybody to win. They work hard pricing it to sell in 30-90 days. If it sells quicker, that's great!

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 23 of The Brian and Kindra Show, they discussed insurance with Kevin Cansler State Farm. Because of Brian and Kindra’s careers in the Real Estate business, homeowner’s insurance is something they frequently discuss with buyers and sellers. Kevin reminds us that your home is probably one of the largest assets you want to protect. Customers need to visit with their insurance agent to ensure that they are properly covered. You may be advised to cheapen your premium, however that will typically reduce coverage. It is advised to look at insurance with the mindset of Price versus Cost. The most common answer is price. However, when it becomes necessary to file a claim, one may also find themselves with higher out-of-pocket expenses due to improper coverage. Unfortunately, it wasn’t much of a savings in premium on the front side if it’s going to cost so much more on the backend.

Some insurance companies offer a Home System Protection Plan. It protects items that are built into your home, not appliances, but things that are wired or plumbed in (ex. air conditioners, water heaters, solar panels, etc). This endorsement is something that can be added to your home insurance policy that can alleviate some of those expensive replacement costs.The item has to fall into the guidelines of the protection; it has to be an abrupt/direct loss of the particular item, not a slow decline with lots of repairs as that is a maintenance issue.

Many insurance agents will recommend an Umbrella Policy. Kevin explains that there are aggravating claims and devastating claims. An aggravating claim is a hail claim on a roof, with a $1,000-$2,000 deductible. Or a windshield claim on your car with a $500 deductible. It’s aggravating to come up with the money and take the time to fix the issue. A devastating claim could be causing a lot of bodily injury with your vehicle or accidentally causing a fire that causes significant loss of your property and others too. You are financially liable for your actions. If you have to come up with $250,000 or $1,000,000 worth of claims or lawsuits, yes your home or auto insurance is going to have liability, but once that is exhausted your insurance is done. Once they are done, you are responsible for the remainder. The $1,000,000 umbrella policy gives you that protection if you need it.

Life insurance can be a difficult policy to discuss as it requires focus on the inevitable end of life. With loss of life comes loss of income and soon your loved ones may find themselves unable to pay the mortgage or other bills. Life insurance can take care of things like loans and liabilities, replace income, and take care of final expenses with the loss of life. Life insurance can help continue the dreams you have for your family even when you aren’t around. Is it ever too early to get a life insurance policy? Life insurance rates are based on health and age. If you want something affordable, get it while you're young and healthy. If you wait until you are older or unhealthy, the rates will be high, or you could even be denied coverage.

It is suggested that you review all your insurance policies with your agent annually. It might seem repetitive, but giving your agent the opportunity to dig a little deeper to see if there are gaps or concerns will help you in the long run, rather than finding out at the time of a claim how you are short.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 22 of The Brian and Kindra Show, they discussed MLS, the Multiple Listing Service. MLS started in 1800's America when a group of brokers met discussing housing information and compensation for working together, establishing ethical guidelines to protect the public when it came to swapping/transferring property.

What does that mean to us today? It means these meetings still happen.

Brian and Kinda are part of the Northwest Oklahoma Association of Realtors MLS encompassing not just Woodward, but the full Oklahoma Panhandle, East to I-35, South to Kingfisher, and over to Camargo. Whenever they are talking to buyers and say, “We can show you anything in town,” they just about can.

Brian and Kindra work with other brokerages in the MLS. Their favorite thing about working with other brokers is Realtor Tour. Realtor Tour is a meeting of all agents to discuss new happenings, legislation, and listings! With the new listings, realtors come together and drive around town checking out new properties. This allows for Brian and Kindra to share properties with other agencies. Then, if an agency has a buyer that fits the property it’s easier for them to coordinate, bring the contract, and sell the home! Some people ask, “Why would you want to share the commission?” Brian and Kindara do what is best of the customer. The best for the customer is to get them a house or to sell their house. If somebody else has a customer ready, willing and able, they don't want to stand in the way. They want that thing to sell.

Through Brian and Kindra, a property is listed on the multiple listing service and the seller might ask, “Does anybody call me to schedule a showing?” The answer is NO. Although Brian and Kindra are part of MLS, they have the exclusive right to sell your house. They are hired to sell your house and to be the middleman, working with other realtors/buyers to schedule showings. The exclusive right to sell or lease means that a seller cannot call other realtors to ask about showings of their property. The showing realtor updates the listed realtor on all showings and the seller goes through them to get information. Every agent doesn’t call the seller, the listed realtor is the middleman.

How do realtors get into each other’s houses? Each home has a lockbox with an automatically generated personal code, linked through Bluetooth that realtor’s access through their phone. The boxes and their one-time codes are highly secured. Each realtor has an app on their phone and is notified when one of their listed properties has been accessed. This allows them to see who has been in the house and for how long. This access helps realtors have an easier time to access each property, so they can be more efficient with showings, but is also very safe and helpful for the sellers.

What does the MSL do? It coopetate’s. Coopetate is a coined term amongst realtors that is a mix of cooperation and competition. Friendly competition is important, but also cooperating to see each other’s success.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Episode 21 of The Brian and Kindra Show, they discussed some tips to help you get your home ready for sale. They began with the recommendation of a Pre Listing Home Inspection. There are multiple reasons this could be helpful in the sale of your property. First, Brian and Kindra share that they have found that occasionally, a seller may feel something is functioning within normal limits where a buyer may not find that to be so. For example, an air conditioner that is not keeping up with the thermostat thus the home stays warmer than it should. Or plumbing issues that can be temporarily remedied. Over time, a homeowner may become so accustomed to these things that they no longer recognize that the system is not functioning properly. A thorough home inspection can potentially help to identify these situations so that they can be handled before a buyer is aware of them and intimidated by them.

The inspection will allow the seller to both make remediations and provide a detailed report along with their property condition disclosures that may give the buyer a greater sense of security with their purchase. Making remediations prior to a listing alleviates time restraints that occur when a problem is discovered during the contract period. It allows the seller to shop prices and methods to appropriately fix defects. Then, to be able to provide the inspection report and remediations to a prospective buyer will provide an even better assurance to the buyer that they have a solid investment. This is a Win-Win situation!

Next up, organize and clean! This is something Brian and Kindra say so often, the reader may find they want to skip this part! Please don’t stop reading just in case there are hidden tips! Hot spots are a big issue! Kindra shared she has a mail hot spot on her microwave, Brian shared that he has a stack of mail to be shredded mail, also creating a hot spot. Identify your hotspots and clear them away. Make sure pet toys are put away nicely or even better, hide any evidence of your furbaby before showings just in case your buyer has an aversion to indoor pets. Try to store kitchen appliances inside cabinets or pantries so that your counter space is highly visible. Things that are often forgotten are ceiling fans and windows! Be sure to dust fan blades and have the windows sparkling clean inside and out! While you are tidying up and getting your home show ready, compile the warranty manuals for your property to leave for the buyer. Some homeowners keep them in a 3 ring binder so they are all in one place, easily stored and left at the property. Also, while you are cleaning, you may want to invite your close friends or family over and request a smell test. If they smell your pet or your other unseemly odors, you may want to find the source and more deeply clean those areas.

Obviously, curb appeal is incredibly important as prospective buyers will be driving by your property. Be sure to keep your lawn trimmed, edged and weeded. Add fresh mulch to your flower beds and add some flowers, either potted or planted. A front door wreath or hanger of some sort and an attractive door mat all help the buyers to feel welcome as well as catching their eye.

Brian and Kindra hope these tips have been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On the March 26, 2020 episode of The Brian and Kindra show, they discussed parts of the residential real estate purchase contract they use for the majority of their transactions.
In the spring time in the great state of Oklahoma, buyers often ask “what happens of the house we just made an offer obtains severe storm damage?” The contract Brian and Kindra use addresses the risk of loss and states that risks continues to rest on the seller until transfer of title or transfer of possession. Buyers are strongly advised to have their insurance in place the day of closing and funding and are typically required to do when obtaining a loan.
Next on the Oklahoma Residential Purchase contract deals with title work and abstracting. The seller pays for the abstract to be brought up to date. (The abstract is the history of the property from statehood.) Once the abstract is updated, it is sent to a title attorney who will review it and determine if the title is clear and marketable. From this clear title opinion, a title insurance policy can be issued. Title insurance guarantees the attorney’s title opinion until the day that you take ownership of it. There are owner policies and lender policies. Brian and Kindra suggest verifying that the buyer is obtaining their own policy as well as the lender so that their coverage is still in place when they pay off their mortgage.
Obviously, a property is unlikely to sell if there are any title defects. The contract recognized this and places the burden to clear any defects on the seller. When this happens, it is helpful to have a Realtor and a closing company to assist you as many defects are common and someone with some experience generally has knowledge of the path to make the corrections. The contract allows for a delay in closing to correct any title defects. A 30 day delay is very common.
The contract then allows for the buyer to choose if they will have a survey or a mortgage inspection report to be completed and added to the abstract for title purposes. Brian and Kindra have noticed that not all title companies require this, so it is important to do a little research before one makes a decision. Brian recommends filing a survey any time one is completed.
Also addressed in the contract is how assessments, taxes and prorations are to be handled. On almost every settlement statement you will find the sellers giving a credit to the buyer for their portion of the year's taxes. Some buyer may not notice this proration as they have their taxes escrowed with their mortgage company. Also prorated can be special assessments, home owner association dues, rents, etc.
The contract also gives opportunity for the purchase of a residential service agreement and who is responsible for the purchase. Most buyers find the term ‘home warranty’ more understandable than ‘residential service agreement’. A home warranty can provide coverage on systems in the home such as heating and air, water heaters, some plumbing issues. Then, when a covered problem occurs, the owner of the policy can pay a deductible instead of the entire repair invoice. These policies can vary greatly in what they cover and coverage amounts, so it is wise to review them carefully before choosing one.
Also addressed in the purchase agreement are how to handle a dispute. The contract says the parties will attempt to mediate the dispute instead of going directly to the court system.
Brian and Kindra recognize this a lot of information to process! Buying or selling real estate can be very intimidating, but one step at a time and it’s all quite manageable! As always, ask your Real Estate Professional to assist you as you navigate the search for your new home purchase or sale.

On the March 19, 2020 episode of The Brian and Kindra show, they discussed parts of the residential real estate purchase contract they use for the majority of their transactions.

Last week we explained that Oklahoma allows real estate licensees to work with both parties as long as this is disclosed to both parties. We also shared some of the first few items on the purchase agreement including the loan type, purchase price details and information about earnest money. Today, we will hit on fixtures, inspections and repair requests.

Fixtures generally will stay with the property. What is a fixture? We generally refer to fixtures as things that are attached to the property. This can be confusing so our contract has a list of items included that can help us avoid some confusion. Some things are obvious such as attic and ceiling fans, the central vacuum and attachments and garage door openers. However, other things tend to surprise both buyers and sellers. For example, window treatments and coverings are considered fixtures (curtains) and would typically stay with the property. The kitchen stove whether built in or under cabinet/counter appliances stays with the property, but the refrigerator, washer and dryer are considered personal items and would not necessarily be included. Brian and Kindra also discussed how storage buildings have even been an item of concern and are frequently reserved by the seller. It’s always important to refer to the contractual agreement for what should stay or may not stay so that neither party is surprised.

Now, the contract will address a time period in which the buyer can complete inspections and even request for repairs from the seller. The Time Reference Period can be negotiated on the purchase agreement. During this time frame, a buyer can have a variety of inspections completed so they can be more comfortable with their investment. In the Woodward, OK area, most buyers choose to have a termite and a home inspection. From these inspections, other concerns may arise that would cause the buyer to investigate further with someone licensed in a specific field. For example, if the home inspection informs of hail damage on the shingles, the buyer may have a professional roofer inspect the roof to determine if the entire roof appears to be bad or if only a few shingles need to be replaced. This is also the time period in which the buyer should be securing home owners insurance.

Once the inspections are completed, a buyer may choose to submit a Notice of Treatments, Repairs and Replacements form to the seller. The seller can investigate cost to cure the buyer's requests and can agree to the request, modify the request or simply reject the request. Often this part of the contract feels as though it is a second negotiation. Additionally, this is the buyer’s opportunity to withdraw from the contract and receive back their earnest money if the inspections are unsatisfactory to them or if the seller will not make corrections that will have property acceptable to them.

There are so many details associated with the contract when buying real estate. Be on the watch for more information next week when we cover risk of loss, abstracting and title work and home warranties! If all of this talk of contracts and requirements sounds intimidating, ask your Real Estate Professional to assist you as you navigate the search for your new home purchase or sale.

On the March 12, 2020 episode of The Brian and Kindra show, they took some time to discuss some of the addenda that are associated with the residential real estate purchase contract they use for the majority of their transactions.

Last week we discussed some of the documents that are included with the Oklahoma Real Estate Commission purchase agreement on residential transactions. Today, we will begin by discussing the form that details the disclosure of brokerage duty. Often, buyers or sellers will ask if the agent works FOR the buyer or FOR the seller. Simply put, this document allows real estate associates to work WITH both parties. We really consider it working for the transaction. Oklahoma licensees have specific things that must be held confidential such as the financial status of the parties they are assisting and the motivation for buying and selling. This form also declares that the licensee will use reasonable skill and care, honesty and that they will do things the way the real estate commission requires them to. They also must reduce offers or counter offers to written form upon request of one of the parties and all written offers must be submitted. Additionally, if the licensee plans to provide fewer services than what is required to complete a transaction, they must disclose this is writing.

Another document that is used with the contract is the Acknowledgment and Confirmation of Disclosures. This document is very important in that it notifies the parties if the licensees working with both parties are with the same brokerage. This document also serves as a notice to verify the buyer has received the property condition disclosures and the lead based paint disclosure if required. Last, it tells the buyer and seller both that they will have costs associated with buying and selling and they should look for an estimate of expense from their agent.

Finally, we will begin to talk a little about the actual purchase agreement. The purchase agreement immediately tells the reader if there are any addendums to the contract. Most commonly, a loan supplement will be attached to the contract and this part of the document will give the reader notice to look for a loan document or other type of attachment. Other types of addendums to the contract could be a lengthy legal description or a survey.

Next up the buyers and sellers names are filled into the contract. It is important to have these names spelled out in the same manner as they are on their loan applications. Now, it’s time to type in the address and the legal description of the property. Then of course, a purchase price, earnest money and the holder of said earnest money are included. Next, a closing date! All of these items are written in the contract at the time of the offer and each one could be negotiated further.

The column is out of space for today!! More information about the residential contract will be shared in the weeks to come. If all of this talk of contracts and requirements sounds intimidating, ask your Real Estate Professional to assist you as you navigate the search for your new home purchase or sale.

n the March 5, 2020 episode of The Brian and Kindra show, they took some time to discuss some of the addenda that are associated with the residential real estate purchase contract they use for the majority of their transactions.

First, Brian wanted to be sure to note that a contract is when 2 parties sign an agreement. He jokes that a contract could be written on a napkin in a convenience store. However, for the purpose of this column, the radio show and podcasts, the contract they are explaining is a residential real estate purchase agreement that is provided by the Oklahoma Real Estate Commission. This contract is preferred by many real estate professionals as it helps the professionals to be more consistent in each transaction.

The first thing Brian and Kindra do when explaining the contract to their buyers or sellers is to look at estimated expenses. For sellers, this will include costs such as prorated taxes from January 1 of the year of the sale until the date of closing. It will also include the fee to update or build the abstract (recorded history) of the property. The seller’s fees also typically include commission and a fee to the closing company who prepares and completes the closing process. They also pay Documentary Stamps to the State of Oklahoma. It is also the sellers responsibility to provide a deed to the buyer, so an attorney fee may apply as well.

Buyers fees vary depending on whether they pay cash or are obtaining a loan. Then, depending on the loan type and lender, these fees can vary again! Often, whether cash or credit, the buyer will pay for a title inspection completed by an attorney and possibly a title insurance policy and abstract update to be complete after closing. As mentioned before, each lender has varying costs for the loan, but we often see processing fees, a loan origination fee, credit fees, flood zone inspection fees and many others. Most buyers often pay a full year of homeowners insurance as well as 3 months or so of prorated homeowners insurance and taxes toward their escrow accounts

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Another requirement by the Oklahoma Real Estate Commission are Property Condition Disclosures. These are to be completed by the seller and offered to a buyer who is making an offer on a residential property. The seller is to disclose any defects to the property. Page 1 of the disclosure statement asks if each item is in “Normal Working Order”. If anything is not working, the seller is asked to explain further in a text box. Likewise, on pages 2 and 3, the seller answers yes and no questions. If a seller marks ‘yes’, they are asked to further explain in another text box. These disclosures are very important and a contract should not be signed without obtaining disclosures first. In addition to these disclosures, a seller must also provide a ‘lead based paint’ disclosure if the house was built prior to 1978.

The column is out of space for today!! More information about the residential contract will be shared in the weeks to come. If all of this talk of contracts and requirements sounds intimidating, ask your Real Estate Professional to assist you as you navigate the search for your new home purchase or sale.

On the January 23 2020 episode of The Brian and Kindra show, they discussed the lending portion of buying a property with Connie Rolen of Bank 7, Woodward, OK. Connie has over 30 years of experience in the mortgage industry. Brian and Kindra have over 30 years of combined real estate experience and have closed over 1,000 transactions.

First things first, it’s nearly impossible to discuss obtaining any loan without discussing credit scores! Obviously, the higher the credit score the better! Connie recommends monitoring your credit score. Many credit card companies today have programs that allow you to monitor your credit score monthly. This is very helpful so that one can be on the lookout for fraudulent activity. It is very important to check credit annually at the very least. Many people use free websites such as creditkarma.com or annualcreditreport.com. Once the credit report is received, someone knowledgeable in credit scores can review the report and offer advice on what should be paid off or paid down or even if an item can be ignored temporarily. Currently, a credit score of 600 is sufficient for some loans. The best case is 740 or above because that will get you the very best interest. One other tip is not to max out your loan potential. The perfect scenario is to keep your credit cards at 30% of their limit or less.

Another credit concern when buying a home is your debt to income ratio. The debt to income ratio is your monthly payment divided by your monthly gross income. This does not include your rent or utilities. For example if a buyer has $1,000 monthly gross income and has $500 in monthly payments, they have a 50% debt to income ratio. Connie shared that it isn’t impossible to obtain a home loan if your income to debt ratio is greater than 43%, but that maximum figure is the best if possible.

Brian and Kindra were very excited to talk to Connie about what Brian calls the ‘20% Down Myth’. Many buyers are under the false impression that home loans strictly require 20% down. Great news! This is absolutely wrong! In fact, Connie shared the majority of home loans she makes are not 20% down payment at all! Kindra and Brian frequently sell homes with FHA loans (3.5% down payment), USDA or Rural Development loans (0% down payment) and VA loans (0% down payment). In addition to these low down payments, the buyers and sellers can negotiate for the seller to pay up to 6% of the purchase price toward the buyers closing costs. There are also conventional loans that can be obtained with 3%, 5% or 10% down. It is very important to sit down with a knowledgeable lender to discuss the best options for each scenario.

Hopefully, this information will be very helpful to you! Are you ready to buy your next property? As always ask your Real Estate Professional to assist you as you navigate the search to find a lender and then in your new home purchase!

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On the January 23 2020 episode of The Brian and Kindra show, they discussed the process of buying a property. Brian and Kindra have over 30 years of combined real estate experience and have closed over 1,000 transactions.

The first recommended step in purchasing a home is to choose a Realtor. Brian and Kindra agree that experience is very beneficial when you seek a Realtor to assist you in your purchase. They also recognize that this purchase process is very personal and it is important to ‘click’ with your agent. Buyers should be able to trust and communicate well with the Realtor they choose. Brian and Kindra provide a team approach so that buyers are rarely without one of their agents even when one of the team is out of town.

Next, the buyer will want to choose a lender and begin the process to prequalify for a loan. A buyer will want to be comfortable with their lender and may already have a relationship established at their current bank. Some buyers find it very helpful to be able to walk in and sit down with their lender while other buyers are comfortable with a lender out of town who can handle their transaction digitally.

Next up, is shopping!! This is when the fun really seems to begin! Because you have chosen a Realtor that you can communicate well with, they will begin to make appointments to show you homes that fit your needs and desired budget. Once you find the home that you are ready to commit to, you will make an offer!!

Brian likes to call the offer a pre contract. The offer is written on the contract form so that both parties can see all of the terms that are being offered and hopefully are agreeable. Once the offer is signed and accepted by both buyer and seller, it becomes a contract, then the inspection period begins allowing the buyer to be sure they are comfortable with the condition of the home. The inspections can include a home inspection, termite inspection and even seeking insurance among other inspections. Sometimes, during this part of the contract, the buyer requests repairs. This is almost a renegotiation of the contract.

During this time, the title work is also being completed. Once a title attorney has read the abstract, he presents a title opinion or a title commitment back to the buyer (via the title company, agent and lender). Occasionally, the title work will have an issue that must be corrected before closing. The contract used by Brian and Kindra specify the transaction will not close without a clear, marketable title.

Also during this portion of the contract phase, the appraiser will be physically viewing the home. Various loan types have different criteria for the appraisers. The appraiser is looking at condition, size, amenities and then comparing against other properties that have sold and are similar. If the appraiser finds some condition lacking, he may bring that to the attention of the lender who may require repairs prior to closing. The Realtors will again assist in this negotiation with the seller.

The lender is most likely ready to schedule closing now! The closing process brings the entire transaction to the end with buyers signing loan documents and sellers signing over the deed to the property. The title company will send the signed documents back to the lender who will then give approval for funding! This is the exciting moment when keys and ownership change from sellers to buyers!

Sometimes it sounds like a simple process and then buyers or sellers are surprised by the time it takes to complete the transaction. Kindra says it feels like a lot of ‘hurry up and wait’! Be patient

On the January 16, 2020 episode of The Brian and Kindra show, Larry Hill of Larry K Hill Studios shared how art is important in life and a very important aspect of making a house into a home.

Larry shared that the creation of art is an expression of life when words fail. Larry shared how he and his wife previously had foster kids. He would encourage the children to sit down with high quality materials and though the children were not always able to express their feelings verbally, often their feelings would be visible in their art. Larry shares that we can all do this at some level. Creating can make us happy, help us smile inside. He reminds us that many artists, such as himself, offer classes to assist in artistic creation and expression. Additionally, the things we create are often the legacy we leave behind that is treasured by our family when we are gone.

Art created by others brings emotion to us and reminds us of things. This is why we have art in our homes. Larry shared how Brian and Kindra help buyers find the home that is a reflection of the buyer and a reflection of how they want to live. Once they purchase, Larry shares, that’s when he is able to become an asset. He can ask questions and help to find the right kind of art to further reflect the buyers. Art can create an additional layer of happiness, excitement and calm in the home. Larry can help to create an atmosphere that a homeowner desires all by the type of art that is displayed. It is also important to note that it’s not always an immediate choice. Sometimes, one must ‘live’ in the home or office for a time before they know what they are really looking for. Once they are more familiar with their space and can identify what they love about it, Larry can assist in finding the right pieces to complement and improve their living spaces.

Not all art is the same and art appeals differently to each person. Brian shared how in his home, art and decoration are displayed in an organized and symmetric fashion. Yet, another homeowner he worked with recently had an eclectic vision for their living space including a variety of objects displayed in a less uniform fashion. Both types of art are right in their settings, but show how individuals are attracted to various types of art reflecting who they are.

Brian and Kindra encourage readers to review the art they have in their homes. They especially encourage new homeowners to find someone like Larry Hill to assist them when they are settled in their new space to find art to further reflect the atmosphere they want their home to exhibit. If you are looking for a local artist, ask your Real Estate Professional if they have someone they may recommend. As always, best wishes in your real estate adventures!

On the January 9, 2020 episode of The Brian and Kindra show, they visited with Mike Gossett of On Point Land Survey. On Point Land Survey is a local, family owned and operated survey company. Mike, owner of On Point Land Survey has 20 years of experience in the survey business and took some time to share some information about surveys with Brian and Kindra on their radio program.

Mike shared that as a professional surveyor, he is able to provide 3 specific services. He can create new boundaries when landowners need them established. He can research and mark existing boundaries. Last, surveyors can act as expert witnesses in a court of law when property boundary disputes arise. Most often surveyors are used in boundary placements.

Mike said surveying requires math, science and even some knowledge of history. For example, some of the most challenging surveys are the ones that include old, abandoned railroads. Often, there is little or no evidence left of where that railroad lay making it a challenge to find the specific property lines. Mike shared that he uses evidence to help determine property lines including fences, old walls, old (survey) pins or pipes in the ground. There can be quite a bit of evidence that has been left over the past 120 years of Oklahoma being surveyed and since statehood. Mike also uses the geographical evidence to help determine the correct property boundaries.

Other services Mike said surveyors provide are varied. For example, as Brian was working on his company’s new office building, Mike assisted in seeking solutions to some groundwater issues that were created by the parking lot being a different level than the office. By surveying the elevation of the land, Mike is able to help find solutions to divert water to avoid flooding issues.

Additionally, surveyors are able to perform surveys where land elevation is measured compared to a flood zone. This allows the surveyor to provide an elevation certificate that can potentially help a homeowner decrease their flood insurance requirements. Occasionally, the elevation certificate can even provide FEMA the information they require to remove a property from a flood zone. This process is very specific and can be lengthy. Mike shared an example in which he worked with Brian recently to assist a landowner in this process.

Often, we think of survey needs for country properties. However, properties located in city limits have needs for surveys as well. As previously discussed, issues with water diversion and elevation certificates may be necessary. Other times, home owners may need an updated survey in order to build a new fence or if they are planning an addition to their home or even if they are planning to build a shop. Be sure to use a professional surveyor when you have these needs arise. As always, if you are unsure who to call, your local Real Estate professional can help guide you to a fellow professional. As always, best wishes in your real estate adventures!

The January 2, 2020 episode of The Brian and Kindra show, they discussed New Year’s Goals and Resolutions. These tips may be helpful to you as well!

Happy New Year! It’s crazy to think that each second into 2020 has us closer to 2050 than we are to 1990!! It’s often joked about that 1990 was just last decade when in fact it was 30 years ago! This thought combined with a New Year and so many making New Year’s Resolutions or Goals brought about big discussion with Brian and Kindra.

First, it’s important to know that there is a difference between a goal and a resolution and to understand each one. A Goal is something specific and measurable and often includes a deadline. A Resolution is something one resolves or decides to do or not to do. However passionate their resolution is, it doesn’t seem to have the same gravity or dedication that a goal has. Brian and Kindra believe turning resolutions into goals will help you have a higher level of success and achievement.

Goals should be measurable and though they should be a challenge, they should also be attainable or realistic. It’s also wise to set a time to a goal, a deadline that the goal should be attained. For example, in the show, Brian had mentioned that though he had lost weight last year, he wants to increase his fitness this year, specifically before Spring Break so that he is able to do some physical activity with his family and avoid injury. He has a goal, it is measurable, attainable and has a deadline.

A great reference that was mentioned in the program was Brian Tracy’s book, “Eat That Frog!”. The book really encourages readers to jump in and do the hard things. He says not to procrastinate because you don’t have tasks to complete that are enjoyable or simple. He gives great strategies to ‘eat the frog’.

Brian and Kindra also discussed the role of a third party in goal building and also in accountability. Often a 3rd party can help you see a bigger picture or maybe they have more experience and success in the goal you are building. They can help you map out a plan to succeed. Additionally, they can check on you from time to time, keeping you focused on your goal and gives you a greater chance for success.

How does all of this apply to real estate? Easy! Whether buying, selling or even if you are planning a home improvement project, your Realtor can help you assess your situation and create a plan to achieve your goal. They will help you with realistic expectations of budgets for purchase or remodel and can help you create a goal and plan to accommodate the sale of your property. Be sure to contact a professional today!

The following are some Winter Home Maintenance Tips that were discussed on the December 26, 2019, episode of The Brian and Kindra Show. These tips may be helpful to you whether you rent or own your own home.

Have your home heating system checked out by a Heat and Air Professional. Some gas heating systems have cracks in the chambers, which can produce carbon monoxide. It’s also a good idea to make air filters are changed on your heating and air unit to keep it running smoothly. Have the filter delivered monthly so that when it arrives, you are alerted to change them. If filters are not changed periodically, the A-coil will become dirty reducing air flow and creating inefficiency. Also, check your carbon monoxide and smoke detectors!

Another important Winter Maintenance tip is to have the fireplace and chimney inspected. As fires are burned, the chimney can become corroded with creosote build-up. Additionally, leafy debris can be found in the fireplace/chimney and even an occasional bird nest! These things are also fire hazards. It is also wise to check the chimney for cracks and repair as needed.

Be sure to unhook water hoses from the outside water hydrants that are connected to the house. If the hose is not removed, it creates the potential of water freezing in the pipe, bursting and then a huge problem in the spring.

Another helpful tip is to check for Air Leaks. An infrared thermometer can be purchased inexpensively. The thermometer will tell you the temperature of where you point the ray so that you’ll know if you have an inefficient space. For example, if it’s 40° outside and your window shows 40° also, then your windows are letting in cold air and hurting your efficiency. Often air also seeps in through doors or windows that are not well sealed. Adding weather stripping or a door sweep can easily and inexpensively help with this issue.

Keep tree limbs trimmed away from your home. If limbs are touching the roof they will damage shingles. Additionally, leaves that fall on the roof tend to collect in the valleys. These leaves will create dams that push water back up under the shingles or they will slide down into the gutters. Then, they can push back under the shingles on the lower level or create imbalanced gutters.

In the winter, the blades of the ceiling fan should run clockwise to push the heated air down. This is especially important in homes with tall ceilings.

If any of these items are still confusing or if you have questions, contact your real estate professional for more information. Best wishes in your real estate search!

Following is some helpful information discussed on the December 19, 2019, episode of The Brian and Kindra Show, with Jake Persall with JCP Services. This great information is really helpful for current homeowners in addition to customers who are interested in home purchase or selling their home.

To begin, here is a little termite biology lesson! It is important to understand a little about termites, including their culture, habitat, and diet. Termites live in colonies and are social insects that have a social structure. They live in the ground in a colony and though they are similar to ants, they are not as visible as an ant. Jake mentioned that you won’t find a termite eating your cookies in the kitchen. They stay pretty well hidden in the ground most of the time. They travel in shelter tubes back and forth to their food source, but they always maintain their colony in the soil.

A pest controller has multiple options to protect a structure. One method of protection is with a chemical barrier between the structure and the ground where the termites live. This kind of protection has been the traditional treatment for many years and is often applied as a liquid chemical barrier on the soil prior to a structure being built to stop the termites from gaining access to the structure. This type of treatment is standard and the main protocol, especially for new construction.

However, after a structure is built, the treatments change as it becomes quite a challenge to make a complete barrier between the structure and the ground around the property. One method of treating an existing structure is to drill holes and inject a barrier, a liquid chemical, into the holes. The holes are drilled 3-4 inches away from the wall or foundation and spaced approximately 10-12 inches apart.

Another option that had not been used in this area as frequently, but is gaining popularity, is a Bait System. With the bait system installed around the property, the termites will find a bait station and they will feed on that. And then over time, poison out the entire colony. The bait system works in a way that a termite, when foraging for food sources, even if they have already moved into your house and are feeding away, still have workers out looking for new food sources. This bait system attracts them and helps clear out the colonies.

Fortunately, termite inspections are affordable. They are roughly $100 to $150. It's not a bad idea to have your property checked periodically. If you see ‘pin-holes’, especially with dirt, that can be an indication of termites. “Mud tubes” and places where your sheetrock seems to have space between the paper backing and gypsum are also good indicators that you might have a termite problem. If you would like more information or have concerns, be sure to contact a professional today! As always, Best wishes in your real estate search!

The following are some terms that were discussed on the December 12, 2019, episode of The Brian and Kindra Show. These terms may be helpful to you as you navigate a real estate transaction.

To begin, the term Staging is often discussed when a property is listed on the market for sale. This term refers to ‘Dressing’ up a property to help buyers see it in the best light. This can help to show a potential living room design or how spacious a bedroom is, etc. However, not all properties must be staged in order to sell. Some buyers find an ‘empty slate’ allows them to better imagine their own personal property in the space. Additionally, when a property is completely vacant, there can be more flexibility in showing times that might work better for some buyers and their agents.

Sometimes the term ‘Fixer-Upper’ or Handyman Special is used in reference to a property that needs some work and is sold at a bargain price. The tricky part of a fixer-upper is that a buyer must exercise care in their updates and remodel work. It has been found that some bargains turn into money pits and may not have the resell value hoped for. Some markets, Woodward included, make it difficult to profit from a handyman special. Additionally, not all loan types work well with fixer-uppers as the loan may have certain condition requirements.

Another term that can be confusing is Earnest Money. Earnest money is a deposit of funds to hold a transaction. A buyer allows their money to be placed into an escrow account that is monitored by the state. The accounts are registered and only hold trust funds. The seller basically put their house up for equity by removing it from the market. This act shows their commitment to the transaction. The amount of earnest money is agreed upon between the buyer and seller.

Last, many customers are curious regarding the difference between a contract and an offer. The only difference is that a contract is an accepted offer. The show described the offer process used by their Realtors as follows: A buyer shares their terms for their offer with their agent and the agent types a Real Estate Purchase agreement using those terms. This offer is then submitted to a seller. Once a seller accepts an offer, it becomes a legally binding contract. By completing all of the paperwork during the offer stage, confusion is limited or eliminated for both parties to help ensure a smoother transaction.

If any of these terms are still confusing or if you have questions on other real estate terms, contact your real estate professional for more information. Best wishes in your real estate search!