Prevent Frozen Pipes!

Preventing Frozen Pipes

Feb 15, 2011
By Staff writer State Farm™ Employee

What’s worse than a major home maintenance disaster? How about several major home maintenance disasters at once? For the quarter-million families who have their homes ruined and their lives disrupted each winter because of frozen water pipes, frigid nights can very quickly turn to ongoing, inconvenient, extremely expensive ordeals.

In cold and warmer climates alike, pipes freeze for a combination of three central reasons: quick drops in temperature, poor insulation, and thermostats set too low. Both plastic and copper pipes can burst when they freeze, and recovering from frozen pipes is not as simple as calling a plumber. A 1/8-inch crack in a pipe can spew up to 250 gallons of water a day, causing flooding, serious structural damage, and the immediate potential for mold.

In the United States, frozen pipes cause a huge amount of damage each year; unlike natural disasters, this disaster is largely preventable. By taking a few simple precautions, you can help save yourself the mess, money, and aggravation frozen pipes cause.

 

Your Best Bet: Don’t Let It Happen

There are a number of preventative steps you can take to keep your pipes from freezing. Here are a few simple tips:

 

Before The Cold

 

Remember the three central causes of frozen pipes? Quick drops in temperature, poor insulation, and thermostats set too low. You can prepare by protecting your home during the warmer months. Here’s how:

• Insulate pipes in your home's crawl spaces and attic, even if you live in a climate where freezing is uncommon. Exposed pipes are most susceptible to freezing. Remember: The more insulation you use, the better protected your pipes will be.
• Heat tape or thermostatically controlled heat cables can be used to wrap pipes. Be sure to use products approved by an independent testing organization, such as Underwriters Laboratories Inc., and only for the use intended (exterior or interior). Closely follow all manufacturers' installation and operation instructions.
• Seal leaks that allow cold air inside near where pipes are located. Look for air leaks around electrical wiring, dryer vents, and pipes, and use caulk or insulation to keep the cold out. With severe cold, even a tiny opening can let in enough cold air to cause a pipe to freeze.
• Before winter hits, disconnect garden hoses and, if possible, use an indoor valve to shut off and drain water from pipes leading to outside faucets. This reduces the chance of freezing in the short span of pipe just inside the house.

When The Mercury Drops

Even if you’ve taken the right preventative steps, extreme weather conditions can still harm your pipes. Here are a few more steps you can take:

• A trickle of hot and cold water might be all it takes to keep your pipes from freezing. Let warm water drip overnight, preferably from a faucet on an outside wall.
• Keep your thermostat set at the same temperature during both day and night. You might be in the habit of turning down the heat when you’re asleep, but further drops in the temperature – more common overnight – could catch you off guard and freeze your pipes.
• Open cabinet doors to allow heat to get to un-insulated pipes under sinks and appliances near exterior walls.

Before You Leave

Travelling in the winter months might be good for the soul, but don’t forget to think about your pipes before you leave. What can you do?

• Set the thermostat in your house no lower than 55°F (12°C).
• Ask a friend or neighbor to check your house daily to make sure it's warm enough to prevent freezing.
• Shut off and drain the water system. Be aware that if you have a fire protection sprinkler system in your house, it may be deactivated when you shut off the water.

If Your Pipes Do Freeze

What do you do if your pipes still freeze, despite your best preventative measures? First step: Don’t panic. Just because they’re frozen doesn’t mean they’ve already burst. Here’s what you can do:

• If you turn on your faucets and nothing comes out, leave the faucets turned on and call a plumber.
• Do not use electrical appliances in areas of standing water: You could be electrocuted.
• Never try to thaw a pipe with a torch or other open flame because it could cause a fire hazard. Water damage is preferable to burning down your house!
• You may be able to thaw a frozen pipe with the warm air from a hair dryer. Start by warming the pipe as close to the faucet as possible, working toward the coldest section of pipe.
• If your water pipes have already burst, turn off the water at the main shutoff valve in the house; leave the water faucets turned on. Make sure everyone in your family knows where the water shutoff valve is and how to open and close it.

Find out more at http://learningcenter.statefarm.com/residence/maintenance/preventing-frozen-pipes/index.html

6 Must Have Features For Your Next Home

What's missing from your current home? Storage space? Decent parking? Privacy? Chances are, you might not have noticed these missing features when you and your home were in the honeymoon phase. But, sometime in the first few months, that deficiency became glaringly obvious.
When you tour a home, it's normal to get so caught up in the granite kitchen countertops that you might not notice there's insufficient square footage to butter your morning toast. And while that master bedroom looks stylish and neat, you don't realize that it's the size of a postage stamp.
Sometimes, there's a fix. You can downsize the bedroom furniture. You can install shelving or buy bookcases to add storage. And for privacy, you can put up curtains or a fence.
And sometimes you just have to learn to live with it. Or vow that next time around, you won't make the same mistake.
Read on for six make-or-break features for your next home.

There's no such thing as too much storage

No one ever walked out of an open house thinking, "Nice place, but too many closets." On the other hand, a good staging job can disguise that a home has precious little storage.
This is where it pays to use your X-ray eyes. Visually strip away the furniture in a for-sale home and place your furniture and belongings. Or simply measure -- both the rooms and the closets -- and compare it to what you have now, says Eric Tyson, author of "Home Buying for Dummies."
Ditto for kitchen cupboards, pantries and counter space, says Michael Corbett, author of "Before You Buy." Those countertops may look spacious until you get out all of your kitchen toys and discover there's not enough room, he says. Really look at a kitchen in terms of what you need when you cook to make sure the home offers the counter space you need.

Test the commute before you commit

You're only 15 miles from work. How long is that in traffic time? That daily commute factor is "a really big one that a surprising number of people don't properly research before they commit to a house," Tyson says. He advises trying the commute a few times, driving both ways, before you buy.
"If you wait until you move, it's kind of too late," Tyson says. "You're stuck with the house at that point." Instead, "do the actual commute during the actual time of day -- to and from -- that you'd be doing," he says. And talk to people with similar commutes. You may discover that it ebbs and flows at various times of the year.
Some buyers shop for homes where "commute" doesn't automatically mean "car," says Ron Phipps, immediate past president of the National Association of Realtors and principal broker with Phipps Realty in Warwick, R.I.
"We're seeing a lot more urbanization and a lot more people moving toward public transportation links," he says. One college professor wanted a home that was a comfortable walking distance from campus, he adds. "Five years ago, that wouldn't have been a priority."

How well will you fit in with the neighborhood?

It could be the Saturday night party house, the guy who believes Sundays were made for leaf blowing or the kid who practices the tuba 24/7. Every neighborhood has its eccentrics, and you need to know if you can live with them.
One of the best ways to find out what's going on in the neighborhood is to chat up the neighbors, Corbett says. "You must find out if there are any existing neighborhood problems."
From the minor issues (such as one neighbor's casual mechanic "shop") to the major (a string of crimes in the area), you want to know the concerns of the people who live there. "It's really about asking questions upfront," Corbett says. Ask the seller, and do your own research, too.
One smart move is to visit during morning rush hour, afternoon and evening rush hour, adds Corbett.
One prospective buyer who planned to work from home even toured a home with a phone app that measures ambient noise, Phipps says. The place was quiet, "so it wasn't a problem," he says.

Make sure you have enough power and water

Most people flip lights and faucets on and off when they tour a home just to make sure they get the expected result.
But that's hardly the test of whether the water pipes or electric wiring will meet your needs, Corbett says. You'll need to determine if the plumbing and wiring can accommodate your lifestyle.
Flipping a bedroom light on and off doesn't compare to a busy morning with two blow-dryers and an electric shaver running while the microwave heats breakfast, the air conditioning clicks on and the TV blasts the traffic report.
And if you are showering while someone does laundry and a third person flushes the toilet, will you feel a drop in pressure or a blast of cold water? With water, you can run a few things at one time and see how the home handles the pressure, Corbett says.
As for the electrical systems, you might want to talk to your home inspector, he says. Just explain that there are X number of people in the family who may use electricity simultaneously and ask if it will hold up, Corbett says.

Don't forget a home for your car

It's a great home for you, but does it fit your car? Tyson remembers one home he owned came with street parking. It was great, but simple errands such as a trip to the market required a little more planning and a few extra steps. "In retrospect, we wouldn't have done it differently," he says. "But you have to make sure you understand the ramifications of not having a garage in the city."
Likewise, Corbett has seen buyers in condos or town houses realize they don't have a space usable for their car. Especially if the designated spot is against a wall or post, he says.
Some neighborhoods have rules about parking in the driveway or on the street. So if you have a preference or other plans for your new garage, it's smart to check any covenants before buying.

How much do you love your neighbor?

Privacy is a factor that some buyers overlook until it's too late. "If you're in the bathroom, are you staring into your neighbor's shower?" says Corbett. "You really have to be smart. Try to spend some time in the house." The goal is to get the feeling of what it's like to really live in the house before you actually buy it, he says.
Do a quick test run and think about the home and what you plan to do there. Then take an hour and "walk through your experience of how you live in the house in a day," he says. You should ask yourself if the home suits both you and the way you plan to live.
"I think the biggest mistake that people make is they have to see not only do they fit," says Corbett, "but does their lifestyle fit?"

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Organize your Christmas Decorations Video

If you haven't put away those Christmas decorations yet, here is a great video from HGTV.com to help you organize in a way that will make next year's decorating much easier!
Check out the video at:
http://www.hgtv.com/help-around-the-home-january/video/index.html?videoId=38166

Learn more at HGTV.com

Top 10 Mistakes in Bathroom Design

If you don't know that "walking the privies" means visiting the old outhouse, don't feel too badly. For most of us, the days when nature's call meant getting up close and personal with the out of doors are a few decades in the past -- at least. When the facilities moved indoors, some conscientious housewives were less than enthusiastic. They were sure that bodily waste belonged out back behind the well, or adjacent to the chicken coop. That mindset didn't last long, though. Since the 1970s, the number of homes with not only one bathroom, but two, three or more, has increased more than 30 percent, according to the U.S. Department of Housing and Urban Development.
Building a better bathroom might look easy, but there are definitely elements of bathroom design where you can step in it -- well, not literally, but in your planning strategy. Let's look at 10 bathroom unfriendly design considerations that will dethrone your plans for a successful upgrade.

10. Small Budget for a Big Project

When you plan your bathroom project, expect to be over budget. Some people feed in a fudge factor of 15 to 20 percent for unseen circumstances, while others cross their fingers and hope for the best. The second approach has some serious potential consequences, including having to use the bathroom down the road at the gas station until you resolve billing disputes with your contractor.
Unforeseen issues with mold, dry rot, electrical service, antiquated plumbing and insufficient water pressure can blast a hole in your budget and leave you with a gaping void where your new shower was supposed to be. If you're scraping pennies together to afford that imported tile you want, you might consider waiting until you have a few more coins in your piggy bank.

9. Improper Installation

Without putting too fine a point on it, even without installation screw ups, the bathroom can be a dangerous place to hang out. When you put electricity, water, slippery surfaces, breakables and hurried people together in a small room, it's no wonder that 70 percent of home accidents happen in the bathroom.
An improperly installed electrical outlet, poorly mounted shower door or mirror, or about a thousand other things can pose risks to your safety and possibly even your life. From structurally weakening your home to making your family vulnerable to electrical shocks and toxic mold, improperly installed bathroom upgrades can cost you. If you aren't an accomplished DIYer, get professional assistance from an experienced contractor who can help you build your dream bathroom safely.

8. Uncomfortable Spacing

If you've ever tried to fit into a pair of jeans that are a size too small, you can appreciate the discomfort and inconvenience of using a tiny bathroom day after day. Yes, building codes do mandate some minimal spacing guidelines, but the minimum legal requirements don't take into account your love affair with cheesecake or the fact that your favorite chenille bathrobe takes up as much room as a bedspread. When it comes to the bathroom, more is definitely more -- spacewise, anyway. If you're converting a closet into a bathroom, you'll have to make some compromises, but if you're starting from scratch, consider space a luxury item and indulge yourself.

7. Lack of Storage

Remember back when the airlines served petite and adorable little meals that were still, somehow, really dissatisfying ? Living with a bathroom that has limited storage can be like that. It may look good and appear charming to visitors, but having to schlep your hairdryer back and forth from the bedroom every day gets annoying.
If you're opting for a delightful pedestal sink at the expense of a built-in cabinet with extra storage potential, don't say we didn't warn you. For a guest bath, fine, let your relatives balance their toiletries on the sink rim. If this is your everyday bath -- the one that sees all the real action -- add cabinets, put in shelves, make good use of the walls (for towel racks) and don’t forget to add solid doors complete with sturdy hanging hooks. You can never have too much storage.

6. Thinking Short Term

Anticipating your future needs and keeping your bathroom's appeal universal can save you money in the long run and pay dividends when you go to sell your home. Not everyone will appreciate that antique claw-footed tub or imported marble vessel sink, but a double vanity could go a long way toward making your bathroom more functional and family friendly.
When you traded in your sporty two-door for the family van or crossover vehicle, you adapted your driving habits to suit your changing lifestyle. (We can stop here to mourn with you for a moment or two). Trading in a vehicle is a lot easier than overhauling your bathroom every few years. Do yourself a favor and incorporate quality workmanship and classic styling into your bathroom design.

5. Going Too Trendy

An illuminated faucet and waterfall showerhead may seem like the latest thing in personal indulgence, but what's very in today will probably be very out within five years, maybe less. This goes for fixtures, materials and especially for your design palette (the color scheme you use). Embrace this expert advice: Stick with neutral colors, classic styles and quality, natural materials. If you want to go a little wild, do it with accessory items -- anything you can remove without a wrench, screwdriver or sledgehammer.

4. Choosing the Wrong Materials

Your average bathroom is an environmental nightmare. It can get hot, steamy and cold, all in the course of a few hours. That's hard on materials like wood, textiles, paper and even porous stone. Choose products that are designed specifically for the bath. It's the safest way to ensure that your wallpaper can take the humidity and your hardwood cabinets will retain their smooth gleam until after you've paid off the remodeling loan.

3. Ignoring the Environment

Water conservation is becoming more and more of an issue in the United States. Flushing, showering, bathing, and hand and hair washing all use precious water resources. Low-flow showerheads, auto-shutoff faucets and high-efficiency toilets save water, and they save money, too. Pre-1980 toilets can use more than five gallons of water per flush. If you're changing out one of these dinosaurs, your local water district might offer to foot part of the bill via a rebate. Not only that, a new toilet will pay for itself in water savings over time.
While you're exploring the design options for your new bathroom, consider a gray water system, too. These mini water reclamation stations reuse water from other areas of your home in places like your toilet where fresh, sparkling clean water isn't essential. It's another ingenious way to be environmentally conscious.

2. Inadequate Lighting

That blemish on your face is actually a toast crumb. The reason you're confused is that the lighting in your bathroom is so terrible you can't tell the difference between a chocolate dribble and a freckle. If you think muted lighting will make your yellowing teeth or receding hairline less noticeable (to you anyway), get a grip on yourself.
Poor lighting conditions in a bathroom can be dangerous. Don't take an unexpected tumble because you prefer candlelight to the harsh light of a fluorescent fixture. Install bathroom-rated lights over your sink and near your tub or shower. It'll save your guests the inconvenience of having to carry a flashlight around with them.

1. Improper Ventilation

The ceiling fan you usually forget to turn on is an important piece of bathroom equipment. Good air flow has a number of advantages -- one of which could save you from relying on a stash of air freshening matches. The air in your bathroom doesn't only get stinky, it gets very humid, too. Humidity trapped in a small space like a bathroom will eventually begin to rust metal, like the hinges on your doors and cabinets, unless you have a consistent method for venting excess moisture. It can also cause mold and mildew problems.
There are lots of ventilation options available, from multiple units at stations around the room to the central overhead fixture arrangement you're probably familiar with. Provide your retailer, contractor or building inspector with the dimensions of your bathroom for guidance on sizing. If the location allows, you should also consider adding a window. Windows offer good ventilation as well natural light. They can make a small bathroom look larger, too.


For more information, visit http://tlc.howstuffworks.com/home/10-mistakes-in-bathroom-design10.htm

5 Autumn Accessories to Spice Up Your Home

A simple and festive way to spruce up your home is by using the hues and patterns of fall in your décor. Every area can blossom with a few touches of nature's splendor. Our room-by-room guide will help you usher in the season and its inherent beauty.

1. Liven Up Your Living Room

• Bring out the rich colors of fall-burnt orange, raspberry, deep green-with throws and accent pillows.
• Add a hint of fall's harvest with cinnamon or pumpkin-scented candles.
• Panel curtains with pockets (you can buy these at home stores, or make them yourself if you're handy with a sewing machine) can hold leaves (real or artificial) to bring the beauty of autumn trees indoors.
• Use family photographs to enhance the seasonal décor: put out pictures of the kids in Halloween costumes, raking leaves, or doing fall activities.
• Bowls of candy corn, caramels, and other "tricks or treats" are enticing touches.
• A bowl of seasonal pears-in any color or variety of colors-is beautiful and delicious.

2. Deck Out Your Dining Area

• Bushel baskets placed in corners or used as a centerpiece add a nice touch of fall.
• Since apples are in season, they make a great decorating tool; a big bowl can serve as a simple but lovely centerpiece (especially if you combine several types with varying colors and markings).
• Gourds, with their variety of shapes, sizes, and colors, also make an eye-catching seasonal centerpiece.
• Make simple, inexpensive fall placemats by placing leaves between two sheets of clear contact or laminating paper. A table runner in fall colors can complement the mats.

3. Beautify Your Bedroom

• Although most guests won't see your bedrooms (unless they are staying overnight), don't forget to bring fall touches for your own enjoyment. The blankets you put away for spring and summer can come back out to keep you warm on the chilly nights ahead.
• Use similar touches to those suggested for the living room-pillows, throws, and candles in fall colors and scents make your bedroom a cozy haven at the end of a cold day.

4. Color Your Kitchen

• As in the dining room, a bowl of seasonal fruits or vegetables is a great way to bring the spirit of the season inside.
• As the weather cools, our appetites turn to heartier fare such as soup, stew, and chili. Nothing is more appealing and welcoming on a cool autumn night than a steaming tureen of soup and a basket of homemade bread.

5. Perfect Your Porch

• Get cornstalks and tie together with cloth ribbon in fall designs and colors (you can get this from any craft store). Group mums and a few pumpkins and place on your front porch for a welcoming sign of fall.

http://tlc.howstuffworks.com/home/autumn-accessories5.htm

Advantages of Home Buying Vs. Renting

10 Questions You Should Ask Your Realtor

     Buying or selling a home can be daunting. In fact, it can be a full-time job. For many people, it makes sense to hire an expert to handle the time-consuming tasks and the nitty-gritty details. Real estate agents can take work off your hands and also help you get a better deal.
     Your seller's or listing agent will advertise your home, walk buyers through, answer questions and help you through the negotiation phase. If you're trying to buy, you can hire a buyer's agent who is familiar with your preferred locations. He will recommend neighborhoods that fit your preferences, and he'll also warn you about possible drawbacks -- like the nearby factory that will wake you up every morning at 5:00 a.m. But not all agents are the same. Some may take advantage of your inexperience and end up costing you a pretty penny.
     Since your house is one of the biggest investments you'll ever make, no one should judge you for being more than a little choosy about whom you hire to help sell or buy it. Find an agent whose philosophy and methods align with your preferences. And be prepared to interview at least two or three agents to find the right person. Asking the right questions will help you gain insight into the agent's capabilities and personality. Of course, he or she should offer stellar references and be thoroughly familiar with your neighborhood. In this article, you'll find several essential questions you should ask to help you make the best choice.
     First of all, you want to find out what others have to say about the agent. On the next page, we'll learn how to find out if past clients loved an agent's work or think you should steer clear.

10: Can I see your references?

     Like anyone put on the spot in a job interview, a real estate agent is likely to emphasize all of his positives -- sales records, qualifications, experience and so on. But what he won't be able to tell you is what it's like to work with him day to day.
     For this reason, whether you're buying or selling your home, you should always ask your real estate agent for references. Call a few of the references and ask previous clients about their experiences with the agent. Were they pleased with the work he did? Was he easy to get in touch with? Did he keep them well informed? Would they recommend him to others?
In the real estate business, word of mouth recommendations are as good as gold, so a positive review from a past client will give you a good idea whether the agent is worth your time. However, be sure to ask the references if they're related to the agent -- a reference list made up of friends and relatives probably won't give an unbiased assessment of the agent's positive and negative qualities.
     In addition to information about himself, the real estate agent should be able to hand over information about the neighborhood in which you're buying or selling your home. Next we'll find out how prepared he is to fill you in on the current market.

9: Can I have a CMA for the area?

     Every real estate agent should be able to give you a comparative market analysis (CMA), which is a listing of homes currently for sale and recently sold in the area. The CMA (known informally as the "comps") will compare the details of your home with similar homes on the market, and includes specifics like price, square footage and number of bedrooms. This is your starting point for knowing how your home measures up to others that are selling in the neighborhood and, most importantly, at what price you should list your house. An experienced real estate agent will make this part of the process a priority.
     A CMA can give you a lot of important information. For example, what types of homes and home features seem to be the most popular for buyers in the area? What are homes with similar features to your own selling for? How long are homes like yours staying on the market before they sell? Arming yourself with this information is a great way to help develop a realistic view of your home's value and sales potential. It will also help you monitor whether you agent's advice is in line with the current market trends.
     But knowing the sales figures for area homes can't tell you everything. Sometimes it takes an expert eye to pick up on the subtle clues to an area's growth trends. The next question digs a bit deeper into your agent's intimate knowledge of the neighborhood in which you're buying and selling.

8: Is this area growing or declining?

     When it comes to recognizing trends in the market, real estate agents are on the front lines. They see a lot of growth and decline -- some areas can turn from a swamp into a bustling residential area in just a few years, while others can transform from a highly desired neighborhood into foreclosure city in no time. As your window into the real estate world, your agent should be aware of what the growth and decline trends are, and help you find an area that has a positive outlook.
     It's easy for most people to see that the neighborhood with lots of boarded up homes might not be growing, but often the signs are much more subtle, especially in the early stages, and your real estate agent can spot the clues. Things like neighborhood activity, street maintenance and the type and number of small businesses in the area can all point to the neighborhood's growth trends. A good real estate agent will be able to tell you if the home you have your eye on is likely to be a good investment based on everything else that's happening around it.
     Your real estate agent should be intimately familiar with the neighborhoods in your area -- it's his job, after all, to know the territory well. This type of knowledge often comes through experience, and sometimes agents even work together to share knowledge and expertise. The next question will help you determine whom exactly you'll be working with.

7: Do you work solo or as part of a team?

     These days real estate teams are pretty common. Whether it's a pair of agents who share the work, a single agent with a support staff behind her or a group of several agents all under one business name, you'll want to know with whom you'll be working.
     There are both positives and negatives to working with real estate teams. One drawback to a team is that you might not always be working with the individual you hired. If you call to ask a question, the agent you're familiar with might not be available or the one who speaks with you. On the other hand, a team could mean that you'll get more attention and personalized service, especially if there are people taking care of the behind-the-scenes work for your agent (allowing her the luxury of more face time with you).
     If your agent is part of a team, find out what aspects of the work she handles personally and whether you'll be in contact with the other team members or only your agent. Will the number you call her on be a direct line, or will you be speaking with a secretary or possibly another agent or partner?
     If the agent works solo, finding out about her current workload is key. Next we'll inquire about the agent's other obligations -- after all, how else will you ensure she's available when you need her?

6: How many clients are you currently representing?

     This is a tricky question, so you'll have to know ahead of time what you consider to be an appropriate figure. While there's no magic number for how many clients an agent can effectively handle, a number that's staggeringly high, like 40 listings or 15 buyer clients, could indicate that her time will be divided and you won't get much one-on-one attention. Working with an agent who's difficult to reach or who's constantly with other clients could lead to a frustrating experience for you, or even a negative impact on the sale of your home. An agent whose attention is too thinly spread might not take the time to ensure all of your needs are met and could even rush the process by listing your home at too low a price.
     On the other hand, too few clients could signal an agent who doesn't have much experience or who hasn't been well recommended by previous buyers and sellers. Or, this could be a side gig for her which may or may not command much of her attention. Since word of mouth is key in the real estate business, the best agents are likely to have a full workload.
     You'll need to weigh the pros and cons to find out if a busy agent can meet your needs, or whether you're willing to compromise experience for more personalized attention.
     You can't sell a house until buyers know it's there. On the next page, we'll learn how to ask about what the agent will do to get the word out.

5: How will you market my home?

     Posting a for-sale sign in your front lawn is all well and good, but you can do that yourself -- without the aid of a fancy Realtor. But what about potential buyers who don't happen to drive by your particular street? Out-of-towners who are moving to a new area usually don't have the time to comb the streets of every neighborhood to find a house. In this age of a limitless information superhighway, it's much easier to break down geographic barriers that connect sellers with buyers. This means your options expand along with your competition, so it's imperative to think beyond the yard sign.­
     One of the biggest advantages that a real estate agent offers you is his access to resources for marketing your home. Ask each agent you interview to spell out his marketing plan for getting your house sold. A good agent will post your house on the Multiple Listing Service (MLS) immediately after signing with you. The MLS is a system of databases which lists homes for sale and gives your house broad exposure to homebuyers.
     An agent should market your house in other ways too. Print advertising includes ads in newspapers and magazines, or brochures and flyers like the ones you see in waiting rooms and at the entrances to restaurants. However, one of the most common venues for selling homes is the Internet.
     According to the National Association of Realtors, the Internet is used to find a home 88 percent of the time. Web sites like Craigslist, Yahoo! Real Estate and Realtor.com have exploded in popularity as places for buyers and sellers to find each other, and there are scores of others you can use. Most realty companies even have their own Web sites where you can search their MLS listings.
     During this conversation, you should also find out whether the agent has plans to hold open houses. How soon and how many?
     After all this hard work marketing your home, what do you owe your agent? Read the next page to find out what to ask about compensation.

4: How do your realtor fees work?

     During the interview, you'll want to talk money. Most agents don't charge a flat fee but take a percentage of the home's final sale price. This percentage varies with each agent, but the commission typically hovers around 6 percent of the selling price. This fee can be a hefty sum. So, if you're the seller, you may want to ask if it's negotiable.
     The negotiability of agent commission can depend heavily on the market. In a booming real estate market, commissions might dip lower because homes are easier to sell. On the other hand, when the market is tight an agent might be less likely to budge on her fee. But it doesn't hurt to ask. If the agent commission is a sticking point, consider ways that you can offer to reduce the agent's workload or costs in order to get her to negotiate to a lower rate. For example, you could employ your superb cooking skills to cater your open house. You might also get a discount by using a single agent for both buying a new home and selling your old one. If the agents you interview agree to negotiate the fee, check to see whether that decision would sacrifice the level of service.
     Along with commission, it's also important to discuss the agent's cancellation policy. Consider what would happen if, after signing an agent, you hear that your father's brother's nephew's cousin's former roommate is interested in buying your house? Or, what if you happen to stumble upon your dream home on your own with no help from your buyer's agent? Find out if she would still be entitled to the full commission. Maybe you'll just become unhappy with the realtor or agent somewhere down the road before the contract expires. Ask about what kind of early cancellation fees may apply to you.
     A great way to get a feel for the agent's professionalism and tactics is to ask how she's dealt with this situation in the past.
     Or has she dealt with much in the past at all? Next, we'll inquire after the agent's experience to dig up some telltale dirt.

3: What experience do you have?

     An agent's experience is more than just how many years he's been in the business. Other details can give you more insight into his success. One factor that speaks volumes about a seller's agent is his list-price-to-selling-price ratio. You get this ratio by comparing the original list price of the property to the price at which it eventually sold. A good agent will come prepared with this number.
     The rule of thumb is to choose an agent with a ratio as close to 100 percent as possible, which means that his home's final sale prices have been close to the listing prices.
     However, after you hear the number -- even if it's impressively high -- you still might want to inquire into the reasons behind it. Perhaps the agent usually has a house sit on the market for a long period of time to get the best price. Depending on your situation, you may or may not have the luxury of time on your side. A low number could reveal that the agent pushes sales too quickly. Although logic tells you that an agent is interested in a higher price to get higher commission, time is sometimes more valuable to him. In the agent's mind, he'd be better off spending that time selling other houses.
     Another aspect of a real estate agent's experience you shouldn't overlook is the types of property he's sold in the past. Perhaps all of his experience is in selling condos -- but you have a large estate. Or, an agent may specialize in commercial -- rather than residential -- property. Appropriate advertising methods and knowledge of the market will vary greatly depending on the kind of property you're selling, and his expertise may not be strong for your particular needs.
     If you're a homebuyer, finding an agent with expertise in a particular locale will be a big asset to your search. A qualified buyer's agent will be able to take your present and future needs into account to find you the neighborhood and property that fits you best. For instance, if you have children you'll probably want to find a neighborhood with good schools.
      Now that we've looked into his past, let's peer into the future to see how your potential agent will work with you.

2: How will you keep me informed?

     In most relationships, communication is key. Your partnership with your real estate agent is no different. You need to know, up front, how he will keep you in the loop. This means finding out several factors like what kinds of news he'll update you on, the frequency of updates and how the agent will communicate them. Will your listing agent let you know about every interested buyer, no matter how serious?
      If you're a buyer, there are a number of details to handle, even after a seller has accepted your offer. This includes home inspection, reinspection, mortgage paperwork, title search, title insurance, repairs and other items. Will you get a weekly update, or just on an as-needed basis? Will it be with a phone call, an email or both? You may have your own preferences, and the agent may or may not accommodate them.
     Ask for details about how accessible the agent will be for you, since you'll have questions and concerns throughout the selling or buying process. Find out what business hours he keeps and -- at the risk of sounding like a stalker -- if you can call him outside of those hours on his cell or home phone. Whether he answers e-mails in a timely fashion will also become important down the line.
     Hopefully, he'll have positive responses to these questions, but it's always smart to verify them when you check his references.
     Our final question might sting a little -- it's time to turn the tables and ask the agent to deliver some bad news.

1: What are the drawbacks of my home?

     Although it may seem counterintuitive, asking a real estate agent to evaluate the flaws of your home is a great way to learn other important information during the interview.
     For one, if the agent tells you what sounds like legitimate drawbacks, then you know he has a seasoned, keen eye. Not only that, but you'll be able to see that the agent is honest and isn't just going to sweet-talk you into signing a contract. On the other hand, if he doesn't point out what you already know are flaws, this could be an indication that he may have only a half-hearted dedication to selling your home.
     What's more, regardless of what it tells you about the agent, you can use this information in the selling process. Knowing your home's disadvantages will give you an opportunity to fix them and a more realistic expectation of the home's market value.
     Overall, it's a good idea to hire a real estate agent you think will seek out your best interests. Even gut feelings can tell you something. You don't want to entrust such an important transaction to someone who doesn't make you feel comfortable.


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