Some Silicon Valley home buyers do not want to have their own buyers agent, but instead expect that they can find properties in the San Jose area that they want to see and request that the listing agent show it to them in a private appointment.  These same potential buyers may be surprised that the listing agent may refuse to show them the listing outside of a regularly scheduled open house – that is, if the seller is permitting open houses.

What’s going on?

In earlier articles we’ve discussed the need for a buyer broker agreement (verbal at the least, but possibly in writing) and why you, as a buyer, ought to have your own representation at the negotiation table.  (If you missed these, see the links under “related reading” below.)   Today I want to dispel the myth that the listing agent is required to open up and show condos or houses for sale to anyone who calls and requests seeing them and explain why that’s the case.

Showings of homes for sale are determined by the listing agreement or contract between the home seller, the listing agent or Realtor and the broker

The most important thing for buyers to understand is that the accessibility of the home for viewings depends upon the agreement, verbally or in writing, between the owner of the property and the agent/brokerage hired to market, negotiate, and sell the real estate.   It’s not an “on demand” situation where an interested buyer can insist on seeing the property as desired. Here are some of the expected scenarios and reasons why showings are somewhat restricted most of the time: (more…)

Selling your home? Make sure you do it as safely as possible!

If you have listed your Silicon Valley home for sale with a real estate agent or broker, most likely you will have an electronic lockbox on your property and there also will be clear “showing instructions” on the multiple listing service or MLS.  Between these two, it should be plain how and when your home may be shown (whatever you and your Realtor agree upon). The instructions, which include how to schedule the showing, will be known only to the real estate salespeople who are members of the MLS.

You should never, ever, have people simply showing up at your front door and asking to be let in without an appointment.  You can, and probably should, say no to anyone who does this, because it’s an undue risk to just allow them access to your house.  (more…)

Today I was showing homes in Santa Clara to my buyers and saw one home with very “funky” (non compliant) strapping around the hot water heater. It was weird enough that I took a photo!

Unusual here – and confused – is the slanted lower strap that is in the top half as well as the bottom half of the water heater and goes around the ducting. Really bizarre!

What water heater strapping DOES require is a hefty strap in the top third and another in the bottom third of the water heater. Blocking may be required too. To see all of the requirements per the State of California, see the online directions for strapping water heaters (a how-to).