Since we are not only Realtors in The Woodlands, but residents of The Woodlands as well, it has been easy for us to sell the virtues of the community.  Our experience living and working in The Woodlands we feel is a huge benefit to our friends and clients.  That is why it comes as no surprise to us that The Woodlands has been ranked # 2 among top selling master planned communities across the nation according to a recent article in the Houston Business Journal.  Please click here to read the entire article.

As a Realtor in The Woodlands Texas, this is a question that we receive time and time again.  Before you buy a home, whether it’s new construction or a “used” home, one of the things you should ALWAYS do is to have the home checked out by a professional home inspector. Buying a home is expensive enough as it is – which is why we are constantly asked if it is necessary to fork over another $400 if you're not required to? In this article, we'll delve into what a home inspection can reveal and why you shouldn't forgo this optional procedure EVER!

The Home Inspection Contingency

Our first piece of “evidence” that this is an important step is its inclusion in the contract!  When you employ a Realtor, they will be using contract forms that are promulgated by the State of Texas.  Your first clue that a home inspection is important is that it can be used as a contingency in your purchase offer. This contingency provides that if significant defects are revealed by a home inspection, you can back out of your offer, free of penalty, within a certain timeframe having only “lost” the option fee, the inspection fee and a bit of time. The potential problems a home can have must be pretty serious if they could allow you to walk away from such a significant contract. If problems exist however that are significant enough to make you want to walk away, this amount of money is nominal compared to what those problems would have wound up costing you had you purchased the home without knowing about them.  Remember, when making such a major purchase, it is your obligation as a buyer to do your due diligence with the assistance of your Realtor, to verify everything!

What does a Home Inspection Show You?

Inspectors vary in experience, ability and thoroughness, but a good inspector should examine certain components of the home you want to purchase and then produce a report covering his or her findings. The typical inspection can last several hours.  We typically recommend that you set up a time with the inspector when they feel they will be nearing the end of the inspections so that they may go over any concerns that they feel are of upmost important.  This will also give you an opportunity to ask questions about any concerns that you may have noticed and draw on their experience to get their opinion. In general, any problems the inspector uncovers will make more sense if you see them in person instead of relying solely on the snapshot photos in the report. 

The inspector should note in their report: 

• whether each problem is a safety issue, major defect, or minor defect
• which items need replacement and which should be repaired or serviced
• items that are suitable for now but that should be monitored closely

A really great inspector will even tell you about routine maintenance that should be performed, which can be a great help if you are a first-time homebuyer.

While it is impossible to list everything an inspector could possibly check for, the following list will give you a general idea of what to expect. To view a sample inspection report, please click here

Exterior

• Exterior walls - The inspector will check for damaged or missing siding, cracks and whether the soil is in excessively close contact with the bottom of the house, which can invite wood-destroying insects. However, the pest inspector, not the home inspector, will check for actual damage from these insects. The inspector will let you know which problems are cosmetic and which could be more serious.
• Foundation - If the foundation is not visible, and it usually is not, the inspector will not be able to examine it directly, but they can check for secondary evidence of foundation issues, like cracks or settling.
• Grading - The inspector will let you know whether the grading slopes away from the house as it should. If it doesn't, water could get into the house and cause damage, and you will need to either change the slope of the yard or install a drainage system.
• Garage or carport - The inspector will test the garage door for proper opening and closing, check the garage framing if it is visible and determine if the garage is properly ventilated (to prevent accidental carbon monoxide poisoning). If the water heater is in the garage, the inspector will make sure it is installed high enough off the ground to minimize the risk of explosion from gasoline fumes mingling with the heater's flame.
• Roof - The inspector will check for areas where roof damage or poor installation could allow water to enter the home, such as loose, missing or improperly secured shingles and cracked or damaged mastic around vents. He or she will also check the condition of the gutters.

Interior

• Plumbing - The home inspector will check all faucets and showers, looking for visible leaks, such as under sinks and test the water pressure. He or she will also identify the kind of pipes the house has, if any pipes are visible. The inspector may recommend a secondary inspection if the pipes are old to determine if or when they might need to be replaced and how much the work would cost. The inspector will also identify the location of the home's main water shutoff valve.
• Electrical - The inspector will identify the kind of wiring the home has, test all the outlets and make sure there are functional ground fault circuit interrupters (which can protect you from electrocution, electric shock and electrical burns) installed in areas like the bathrooms, kitchen, garage and outdoors. They will also check your electrical panel for any safety issues and check your electrical outlets to make sure they do not present a fire hazard.
• Heating, ventilation and air conditioning (HVAC) - The inspector will look at your HVAC system to estimate the age of the furnace and air conditioner, determine if they function properly and recommend repairs or maintenance. An inspector can also give you an idea of the age of the home's ducting, whether it might have leaks, if your home has sufficient insulation to minimize your energy bills and whether there is any asbestos insulation.
• Water heater - The home inspector will identify the age of the heater and determine if it is properly installed and secured. The inspector will also let you know what kind of condition it is in and give you a general idea of how many years it has left.
• Kitchen appliances – The inspector will check kitchen appliances that come with the home to make sure they work. Be sure to ask the inspector if appliances are not included so that you can check them yourself.
• Laundry room - The inspector will make sure the laundry room is properly vented. A poorly maintained dryer-exhaust system can be a serious fire hazard.
• Fire safety - If the home has an attached garage, the inspector will make sure the wall has the proper fire rating and that it hasn't been damaged in any way that would compromise its fire rating. They will also test the home's smoke detectors.
• Bathrooms - The inspector will check for visible leaks, properly secured toilets, adequate ventilation and other issues. If the bathroom does not have a window and/or a ventilation fan, mold and mildew can become problems and moisture can warp wood cabinets over time.

Home Inspection Shortcomings
A home inspection can't identify everything that might be wrong with the property - it only checks for visual cues to problems. Most home inspectors are generalists - that is, they can tell you that the plumbing might have a problem, but then they will recommend that you hire an expert to verify the problem and give you an estimate of the cost to fix it. Of course, hiring additional inspectors will cost extra money. Home inspectors also do not check for issues like termite damage, site contamination, mold, engineering problems and other specialized issues.

After the Inspection
When you have the results of your home inspection, you have several options. 

• If the problems are too significant or too expensive to fix, you can choose to walk away from the purchase, as long as the purchase contract has an inspection contingency (Referred to commonly as an “Option Period”).
• For problems large or small, you can ask the seller to fix them, reduce the purchase price, or to give you a cash credit at closing to fix the problems yourself - this is where a home inspection can pay for itself several times over.
• If these options aren't viable in your situation (for example, if the property is bank-owned and being sold as-is), you can get estimates to fix the problems yourself and come up with a plan for repairs in order of their importance and affordability once you own the property.

It’s Worth the Money!

While it is true that a home inspection will cost you a time and money, we are also firm believers that in the long run you'll be glad you did it. The inspection can reveal problems that you may be able to get the current owners to fix before you move in, saving you time and money.  It can also reveal problems that are much larger or cost prohibitive for you.  If you are a first-time homebuyer, an inspection can give you a crash course in home maintenance and a checklist of items that need attention to make your home as safe and sound as possible. Don't skip this important step in the home-buying process - it's worth every penny.

We hope that this has helped to impress upon you how important we feel a home inspection is regardless of the age on the home or whether this is your first home or your 50^th!  Please remember that The Johns Team is a full service Real Estate Team based in The Woodlands Texas.  We are always happy to assist you or anyone that you may know in answering any questions that you may have with no cost or obligation.  We also have a list of inspectors that we would happily refer to you if you would like.  Please feel free to contact us if you have any questions we will be happy to assist in any way that we can.

It’s that time of year again!  Every year, starting on January 1^st, homeowners who have not yet done so can apply for a General Homestead Exemption from the local taxing authority.  As a Realtor in The Woodlands, this is a process that we often see homeowners either neglect to do or do incorrectly.  There is a great deal of misinformation with regards to Homestead Exemptions so we thought it best to try to clear up some of the confusion.

What is a General Homestead Exemption?

The General Homestead Exemption, more commonly referred to as just “Homestead Exemption”, allows a certain percentage of the valuation of your home to be exempt from taxation.  Every January, the county in which you live evaluates the property for what it feels the valuation of your home is and also to determine its use (ie. Residential, Commercial, Agricultural, etc.).  This is also the time that they accept applications from homeowners for exemptions.  For a list of the exemptions available in Montgomery County Texas, please click here . For a list of the exemptions available in Harris County Texas, Please click here .

Who Qualifies for an Exemption?

There are specific requirements that a homeowner must meet to qualify for a General Homestead Exemption.  Each county can have specific qualification requirements, but in general, the qualifications are:

1. You must own January 1^st of the tax year in which you are submitting your application.
2. You must occupy and use the home as your principal residence on January 1^st of the tax year in which you are submitting your application.
3. A residence may be owned by an individual through an interest in a qualifying beneficial trust and may be occupied by a trustor of a qualifying trust.
4. Your homestead can be a separate structure, condominium or a manufactured home located on leased land, as long as you own it. Your homestead can include up to 20 acres if the land is used and maintained as part of your yard.
5. If you have more than one house, you can only get a homestead exemption for your principal residence. If you temporarily move away from your home, you can still get an exemption if you don’t establish another principal residence and you intend to return. For instance, if you enter a nursing home but have the intent to eventually return to your home, your home still qualifies as your homestead.
6. Renting part of your home or using part of it for a business doesn’t disqualify the rest of your home for the exemption. However, you may not receive a homestead exemption on any part of the property that is rented out to others or used primarily for business purposes.
7. Neither you nor your spouse, if you are married, may claim a residence homestead exemption on any other residential property, no matter where that property may be located.  To illustrate, if you own a home in Montgomery County and a resort property on a lake in another county, you may only claim the homestead exemption on the one property which is your principal residence.
8. Likewise, you and your spouse (if you are married) may only claim one homestead exemption.
9. It is a felony offense to falsely apply for a homestead exemption. Also properties which are found to be improperly receiving an exemption must be assessed for a five-year period. Back assessment can result in substantial liability for taxes and interest.

Do I Have to Qualify Every Year for an Exemption?

Once you are granted a General Homestead Exemption, you will not need to apply again.  It will remain in effect until you no longer reside in that home as your primary residence.  Please keep in mind that if you purchase a new or different residence and intend to make that your primary residence, that you will not be able to apply for a General Homestead Exemption until January 1^st of the year following your purchase.  For instance, if you purchase a home as your new primary residence on February 1, 2012, you will not be able to apply for a General Homestead Exemption for that property until January 1, 2013.

How Do I Apply for a General Homestead Exemption Form?

Most counties have the application forms on their website.  If you look up the Central Appraisal District for the county in which you reside, you should be able to find the form.  Please keep in mind that you can only submit the application between January 1^st and April 30^th.  Along with the application, you will also need to submit a copy of your Drivers License showing the property address on it as well as a copy of your vehicle registration again showing the property address on it.  If you do not own a vehicle, you can submit and affidavit to that effect.

We hope that this has helped clear up any confusion that you may have with regards to the General Homestead Exemption.  Please remember that The Johns Team is a full service Real Estate Team based in The Woodlands Texas.  We are always happy to assist you or anyone that you may know in properly filling out these forms or answering any questions that you may have on them with no cost or obligation.  Please feel free to contact us if you have any questions on the application process and we will be happy to assist in any way that we can.

Community Information - The Woodlands Earth Day GreenUp is scheduled for
 
Saturday, April 16.

Earth Day in The Woodlands marks the first year that a community-wide stewardship project will be the main event! 

Register now and take ownership of your space, enjoy the outdoors and meet neighbors by joining or leading a pick-up team, bagging “waste out of place” along pathways, greenbelts and streams.  Pre-register by March 29, 2011 to be guaranteed a T-shirt.

Schedule for the Earth Day GreenUp

8:30 - 9:00 a.m.    Check in at a designated park in  your village.   Pick up supplies for yourself and/or group.  Receive a map to the clean-up site.

9:00 - 11:00 a.m.    Go to your pick up location.  Green it up!  Deposit bags and large items at designated sites throughout the community OR bring bags to the post-pick-up party.
                     
11:30 a.m. to 2:30 p.m.    Celebrate in the spirit of Earth Day at Rob Fleming Park with food, fun, participation awards and a prize drawing!  Music provided by the Buck Yeager Band.

This project is a registered  Keep America Beautiful Great American Clean-up event.  For more information and to register, visit Earth Day GreenUP or call The Woodlands Township Environmental Services Department at 281-210-3900.

The Woodlands Township has Announced Watch Talk Wednesdays

As Realtors in The Woodlands, we are often asked about crime, crime rates, neighborhood watch etc.  We are pleased to help spread the word about a new program being offered in The Woodlands called Watch Talk Wednesday's

The first Watch Talk Wednesday is scheduled for this Wednesday, February 24. Representatives from the Montgomery County Sheriff’s Office and the Harris County Precinct 4 Constable’s Office will review community policing in The Woodlands and how it impacts residents. Residents are encouraged to bring their neighbors, friends, a brown bag lunch and any questions you might have.

This meeting will provide information on the new program that is focused on ways residents can work together with law enforcement, called Watch Talk Wednesdays.  This program, coordinated by The Woodlands Township, is open to all residents of The Woodlands. Watch Talk Wednesdays are held on the fourth Wednesday of each month, from noon to 1 p.m., in The Woodlands Township Service Center located at 2201 Lake Woodlands Drive.

For more information on Watch Talk Wednesdays and The Woodlands Watch program, contact Neighborhood Services at This e-mail address is being protected from spambots. You need JavaScript enabled to view it .   or visit :http://www.thewoodlandstownship-tx.gov/CivicAlerts.aspx?AID=261

Sunday, February 21, 2010

1-4pm

10 DREWDALE

THE WOODLANDS, TX 77382

$429,900.00

BEAUTIFUL AND IMMACULATE 'EISENHOWER'PLAN BY VILLAGE BUILDERS WITH STONE FRONT ELEVATION ON A HUGE LOT(15,469 SQ FT). UPGRADES GALORE. ISLAND KITCHEN WITH STAINLESS STEEL APPLIANCES, GAS COOKTOP,GRANITE COUNTERS.CUSTOM MEDIA BUILT-IN IN FAMILY ROOM. TWO STAIR CASES,EXTRA CROWN MOLDING, 2'WOOD BLINDS AND PLANTATION SHUTTERS. UPGRADED CARPET. STEP UP GAMEROOM,LARGE SECONDARY BEDROOMS.ONE BEDROOM HAS BEEN EQUIPPED WITH BUILT IN SPEAKERS FOR SURROUND SOUND.

Directions from I-45:

WEST ON WOODLANDS PARKWAY. TURN RIGHT ON TERRAMONT. RIGHT ON PLAYER BEND. RIGHT INTO ORIEL OAKS. RIGHT ONTO DREWDALE.

HOME IN CUL-DE-SAC

Sunday, February 21, 2010

1-4pm

15 S. Concord Valley Pl

The Woodlands, TX  77382

$349,900.00

Beautiful Emerald Home in Carmeline on a lushly landscaped cul-de-sac lot with 2007 built POOL & SPA. Great floor plan with beautiful hardwood flooring throughout downstairs and upstairs & wood staircase in entry .Island kitchen which features beautiful built-ins, planning desk & lovely granite.  Fresh paint & beautiful trim work. Gameroom could be media room, great master bedroom & master bath, entertaining rear patio,3-car tandem garage.  Walk to Coulson Tough Elementary School, YMCA & Library.

DIRECTIONS

WEST ON WOODLANDS PARKWAY.  LEFT ON 1ST BRANCH CROSSING. RIGHT ON CRANE BROOK. LEFT ON CARMELINE, LEFT ON CONCORD VALLEY.

Which School Is The Best?

This is a question that as Realtors in The Woodlands we get asked a lot in several different formats.  Whether it’s “Is this a good school” or “What is the best School” and we are sometimes even told that our clients only want to see homes that are zoned for “The Best School in The Woodlands”.  It is very difficult to narrow home choices down in this way.  Please don’t get us wrong, as Realtors in The Woodlands, we understand that there are times that when a family is moving that they want to stay in an area that is zoned for a specific school because that is where their children already attend.  However, please also understand that as Realtors in The Woodlands, we are sometimes hesitant to narrow a home choice down this way for you for many reasons.

We have all heard the old adage, “don’t judge a book by its cover”, and this holds true for schools and school districts as well.  No Child Left Behind requires that school districts keep track and publish test scores, and these are broken down by racial and ethnic groups.  This is a great piece of information to start your research.  We also STRONGLY encourage you to take it a step further.  Before deciding upon, or ruling out, any school make an appointment with the school to tour the facilities and get an idea for yourself if it will or won’t be a good fit for you and your child. 

Each child is unique and as such, each school and teacher even within the same district has a unique approach to teaching the same materials.  We have often times heard reports from our clients who have taken the time to do this and were surprised to see that they truly liked a school that they thought that the wouldn’t and were not as impressed as they thought they would be with one that they had heard wonderful things about from their friends and family.

We know that it is unlikely that you would make such a major purchase of a home without seeing it first and we believe that this should be the same approach that you take to pick a school. 

While we, as parents, as well as Realtors in The Woodlands feel that scores and ranking are important indicators that can by no means be ignored, we also feel there are other factors that should be taken into consideration as well.  It is not unheard of for those with high rankings to rest on their laurels so to speak and enjoy the positive reputation while other schools with lower rankings to continue to strive for excellence and growth which is always positive!  In short, just as you can’t judge your child as a student by the grade on their last test, you shouldn’t judge a school by just that grade as well!  Please take the time to do some additional research, tour the school, talk to the administrators and teachers, talk to parents of children already attending, and most importantly trust yourself to make a decision that is right for you and your family!