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#224951 - 05/07/08 01:04 AM to winterize, or not to winterize, or already winterized?????
countrygal Offline
Member

Registered: 04/02/08
Posts: 94
Loc: bpo world
Well, what a good day I've had. Had a closing this morning smile got a bpo check smile received my second reo listing (this one with a house on it! 1st one was a vacant lot) this afternoon smile and got a full price offer on a listing this evening smile WOW I'm doing my happy dance yay Oh yeah!

Anyhow to my question.....my listing....the winterization. I went out to do the occupancy check and it was vacant. The front door had been kicked in, so it's not secured. The house had already been rekeyed.....the old knobs were laying by the door inside and there were winterization stickers on the window and inside the house.

Now do I say it needs winterization, do I not winterize because it's the spring and beautiful weather here....what if I still have the listing in the winter (I hope not but...) or do I figure it has already been winterized because all the stickers are still in place from where it was winterized previously?

Help....thanks

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#224953 - 05/07/08 01:17 AM Re: to winterize, or not to winterize, or already winterized????? [Re: countrygal]
northtxbroker Offline
Major Contributor

Registered: 05/18/07
Posts: 1864
Loc: Texas
Do those stickers have a date on them? We typically winterize no matter what. At a minimum, the water needs to be turned off and the pipes opened. Water can cause a lot of damage to a home and you don't want some random pipe to burst and destroy your house.

$150 is a cheap price for a seller to pay in order to know their home won't try to take a literal bath.

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#224954 - 05/07/08 01:27 AM Re: to winterize, or not to winterize, or already winterized????? [Re: northtxbroker]
BpoBill Offline
Major Contributor

Registered: 09/24/06
Posts: 2311
Loc: US
Ask your am. Some winterize all year, and some wait until fall.

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#224955 - 05/07/08 01:29 AM Re: to winterize, or not to winterize, or already winterized????? [Re: northtxbroker]
countrygal Offline
Member

Registered: 04/02/08
Posts: 94
Loc: bpo world
I guess I'll go back out tomorrow and check the date on them...boy would have been smart to have looked a little closer today but I'm always a little nervous and just want to do what I have to and get out.

I think it has only been a couple of months. A neighbor said it's been vacant for a couple of months. I saw this house on the forclosure lawyers website of posted auctions and then it disappeared for a couple of months and then came back, it was just auctioned last week. Not sure why it was rekeyed and winterized already.


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#224964 - 05/07/08 02:14 AM Re: to winterize, or not to winterize, or already winterized????? [Re: countrygal]
countrygal Offline
Member

Registered: 04/02/08
Posts: 94
Loc: bpo world
good suggestion i'll also add "contact am" to my list of things to do tomorrow smile

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#230056 - 06/01/08 03:30 PM Re: to winterize, or not to winterize, or already winterized????? [Re: countrygal]
Vermont Offline
Major Contributor

Registered: 04/12/08
Posts: 7950
Loc: Vermont's North-East Kingdom
If the door has been kicked in, I don't think you can have confidence that anything which has been done for Winterization inside is necessarily still intact. Is it secure now ?

I won't do anything now until you see how the Summer progresses; and if you're still involved in the Fall, get it Winterized then (depending on its condition at that time).

I wouldn't make a special trip to get a date. You learn something "new" about a place with each visit.

There's not much need to Winterize a place if the copper pipes have already taken a hike, so the AM can save some money at that time ! They always like to hear that.
_________________________
Dale C. Hittle of GOLDEN RULE PROPERTIES in Glover, Vermont
Where We're Always Striving To Put Together "THE FAIR DEAL"

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#256594 - 10/25/08 08:03 PM Re: to winterize, or not to winterize, or already winterized????? [Re: Vermont]
remax_johnny Offline
Member

Registered: 01/14/08
Posts: 40
Loc: IL

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#256625 - 10/26/08 04:00 AM Re: to winterize, or not to winterize, or already winterized????? [Re: remax_johnny]
Concepts05 Offline
Veteran Member

Registered: 12/21/05
Posts: 1491
Loc: MA
I agree in theory. What a pain it is to keep winterizing/dewinterizing. But it's safer than risking the heat going off for some weird reason and the pipes freezing. Plus last winter I dewinterized, left the heat on for the 3 weeks till closing, and the gas bill was almost $500.

For the agent that carries 100 properties, yikes, thats some out of pocket expense for a month!

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#256700 - 10/27/08 02:45 AM Re: to winterize, or not to winterize, or already winterized????? [Re: Concepts05]
JackREO Offline
Veteran Member

Registered: 09/02/08
Posts: 849
Loc: Massachusetts
We need to clarify our position and, in some cases take a hard line with the co-brokes. However, don't adopt the problem. Pass the dewinterize/winterize issue on to the seller. Some have specific policies regarding who will perform and pay for the function. The appraisers generally want a lot more than seeing water on, they want the heat functioning and similar. Let's suppose the seller agrees to dewinterize the property and get the heat up and running for the home inspection. Let's further suppose that the furnace turns out to be junk. Is it outside the realm of possibility that our seller is on the hook to replace the system since they agreed to get the heat up and running? Obviously that's a question for an attorney, but I'd be willing to bet which way the buyer's attorney would vote. I discuss this with the originator and co-broke and lay the possible scenarios out for the seller right at the offer stage. In many cases the co-broke and originator say they don't need the water/heat and such on. They've been known to promise us anything to get an offer accepted. In that case I advise them that the following language will be incorporated into the mortgage clause. "In the event mortgage approval requires repairs, upgrades, and/or inspections, the cost of same shall be the buyer's responsibility. In the event the buyer is unwilling or unable to pay for the cost of such inspections, repairs and/or upgrades, the buyer shall be deemed to be in default and aithorizes the immediate release of rhe EMD to the seller". That statement generally prompts a more truthful response from the originator regarding property condition. In addition when I've read this back to an appraiser they seem to understand that they're request for us to jump through their hoops does nothing more than cost the buyer their deopsit. In most cases they back down. I'll repeat myself here...Don't adopt the problem!!!! The buyer wants X, the seller wants Y. My dog ain't in that fight until such time as I start making decisions without my sellers consent and/or knowledge. Evaluate the situation, pass that evaluation on to the client with the pros, cons and your recommendation and step back, but don't adopt the problem.

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#256991 - 10/28/08 09:44 PM Re: to winterize, or not to winterize, or already winterized????? [Re: JackREO]
Concepts05 Offline
Veteran Member

Registered: 12/21/05
Posts: 1491
Loc: MA
Adopting the problem is a problem of mine. I have to work on that - sometimes in trying to make everyone happy I get too involved and (perfectly put) "adopt the problem".

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