There is no doubt that summer has been here with a vengeance for the past month. Many homeowners are frustrated at this time of year to see their beautiful lawn declining. Figuring out what to do to change that situation is a hard task. With so many issues on lawns in summer, where would you even start?

Hindsight is 20/20: If you are a lawn enthusiast like us, you got extremely spoiled in 2009. Last year, we saw lawns lose a little bit of color in the month of June, but the ample rainfall kept things lush and green all the way through the hottest time of year. This is definitely not the case in 2010. Our area has seen regular temperatures for the last month in the 90’s, which is more typical of August weather, than June and early July. This heat coupled with a lack of regular rainfall has stressed out grass plants, and let to even more problems.

The Miracle Serum: The most crucial element any plant needs to survive is water. Without the right amount of it, it will stress the plant out and kill it. Most lawns are able to survive periods of 4-7 weeks of drought conditions, by going into dormancy. The blades of the grass lose moisture, and turn a straw-brown color. Energy in the grass plants is diverted to keeping the roots and crowns of the grass plants alive, so they can regenerate new blades when the environment permits. When cooler temperatures arrive later in the year, and rainfall is more abundant, most lawn areas will green back up, if only under typical drought conditions.

There’s a Fungus Among Us: There are dozens of turf fungi that cause damage to lawns in a year. Some are less of a concern than others, and some can cause permanent damage in a short period of time. During the summer, there are several fungi that can damage your lawn extensively. Summer Patch, Brown Patch, Leaf Spot, and Pythium Blight are just a few of those we typically see on lawns. The common catalyst for this is the proper environmental conditions. Night-time temperatures above 68 degrees and high humidity or rainfall at night will be very conducive to helping these grow on grass plants. Fungicides can be applied to lawns to lessen the effects. These applications can be more expensive than typical treatments, and only last for approximately 30 days, but may be what your lawn needs to survive.

Critters with an Appetite: There are a few insects that can extensively cause irreversible damage to your lawn in the summer. Chinch Bugs, Billbugs, Sod Webworms, and Grubs are the main destroyers in our areas. Preventative applications can be made to lawns to keep these invaders from damaging your lawn.

Stay off My Lawn! One of the worst things you can do for a stressed lawn is to mow it too short, too often, or when it’s too hot. This can make the lawn look even worse! The best thing to do would be only mow the lawn when you can’t tolerate it anymore, and mow it on your mower’s highest height setting. Try to stay off the lawn completely. Parties, playing hard on the lawn, and heavy foot traffic can damage the crowns of the grass plants making it even harder for the lawn to regenerate when conditions improve.

So what should you do? If you believe you have any of these issues, let a trained lawn care professional check them out for you. The diagnosis of these problems is very difficult, especially for homeowners. Some issues are easily addressed, and some issues are also beyond control. Either way, it’s important to understand these lawn stresses, and know what options are available.

The home is 3 Bedrooms, 2.5 Baths and 2,501 square feet (excluding the semi-attached garage and superior walls basement).  There are some beautiful design features such as the wraparound porch that connect to the garage, a large central staircase with sizable landing, and a second-floor laundry room that you can stretch out in.

What’s really cool, however,  are the myriad of green features that went into the homes construction:

There’s a LOT more that was done as well.  Visit the community website at www.ApprenticeGreenHomes.com to see details on the home (560 Old Market Street, Mount Joy PA 17552) or the details on the community, the LCCTC building program and more.  if you are interested in a green home or hope to buy a traditional home and upgrade it with green features, check out Jeff Geoghan’s “SmartGreen Homebuyer Program“.

Hope to see you out at the parade – be sure to say hi to Jeff!

“We are finding the current housing environment to be the ideal marketplace for many people who may have never considered buying a home before, such as singles and other first-time buyers,” said Diann Patton, the Coldwell Banker Real Estate consumer specialist. “They can afford much more house for their money than they may have been able to in previous years. Many are recognizing that a mortgage payment on a house can actually be the same or less than what they would spend on rent.”

According to the Coldwell Banker Real Estate survey, over half (53 percent) of single homeowners reported that they purchased a home because it was more cost effective than renting in their area. However, more than just financial analysis contributed to their decision. The desire for independence played a role for more than one-third of single homeowners (35 percent) according to the same survey.

“Owning a home is such a monumental way to achieve independence,” said Patton. “It’s inspiring to see so many individuals accomplish this life goal.”

Below are additional key findings from the April 2010 Coldwell Banker Real Estate single homeowner survey:

Finding good deals is important, but so are modern amenities and outside space.

• 68 percent of single homeowners purchased a home that was below their price range, rather than the most expensive home they could afford.
• Meanwhile, modernized home updates and appliances and having a yard and outside space were rated as the most desirable features in a home over lesser considerations like space for entertaining.

Some may have flown the coop, but others get help from their parents.

• Of the 13 percent of single homeowners who own their home jointly with another person, almost half (49 percent) made the purchase with their parents.

Singles hunt for homes that are close to work and their family.

• Fifty-five percent have less than a 30-minute commute to their office or work from home, and 40 percent live less than 30 minutes or even in the same neighborhood as their parents or extended family. In fact, an additional 12 percent live with at least one family member.

Single women may be more likely to think of growing their family than single men.

• More single women (27 percent) said that the number of bedrooms was the most desirable feature in a home, than did men (18 percent).

Single and ready to … bargain hunt.

• Singles don’t shy away from foreclosures – especially single men. Thirty-eight percent would currently consider purchasing a foreclosed / short sale home, compared to 29 percent of single women.

Methodology: In April 2010, Coldwell Banker Real Estate conducted a national online survey and received responses from 1,050 single homeowners across the United States.

This may seem a bit harsh but it is just plain speaking honest commentary regarding my experience as a buyer’s agent.  The statements below are taken directly from the comments and behaviors of buyers viewing homes for sale.  It not meant to be negative but rather is meant to give sellers a bit of a look into the buyer’s head.  A chance to see things from the buyer’s perspective without the candy coating we agents typically put on things.

10.  Leave your “friendly” dog roaming free inside the house when you know we are coming to see it.

Not all buyers are dog people.
Many whether they are dog people or not will actually be scared of your dog.
I have had clients refuse to go into homes because the dog was out.  Or they go in but don’t stay long because the dog is either scared of them or overly friendly.  It’s hard to pay attention to a home when your nether regions are being inspected by Fido.
If the buyers are true dog people they are going to focus on the dog not on the house.
Trust me I have seen it happen.
One way or the other your pet has effectively distracted the buyer from looking at your home.

9. Leave something aromatic cooking in the crock pot for your dinner that night

Not all buyers are going to be fans of your food choices.  In fact if it is particularly aromatic and something the buyer’s don’t care for, they are likely to ask me if I think the smell will come out or leave quickly because they don’t like the smell.
They were so focused on your food choice they didn’t look at your house.

8.  Keep photos of your family up throughout the house

Guess what, buyers are going to look at your family photos to try to figure out who you are, do they know you, how many kids do you have?

Guess what they are not doing?  Looking at your house.

7.  Keep all your nick knacks out

I know they are precious to you but honestly they are distracting to the buyer.  Instead of looking at the fabulous mantle the buyer will be looking at all the items on the mantel.  As with family photos, buyers will often comment on these items trying to form opinions on who you, the sellers, are rather than focusing on the home.

Pack them up in boxes so you have one less thing to do later on moving day.

6. Make it difficult for me to show your house

I know selling your home is a pain, that you have a life and the appointment time I’m suggesting might not fit into your schedule.
But, hey I have a buyer that wants to look at your house.
You want to sell your house right?
Know what happens when you can’t make that appointment time work?  The buyer goes and looks at other houses that are available to see at that time.  Do buyers reschedule to see your house at a later date?  Often times not.  Many buyers find another home that they like or are just not interested in going back to see one they couldn’t see right away.  I am not saying that you have to turn your life completely upside down and backwards.  I am just saying that if our appointment time does not work for you don’t be surprised when we don’t reschedule.  The buyer is likely to have moved on.

5. To continue on the pet theme, leave your cat roaming free throughout the house with a note by the front door stating “Please do not let the cat out”.

You are setting up a stressful rather than relaxing situation for the potential buyer and for me the buyers agent.  Buyers are forced to dash in and out of doors rather than wander freely throughout the home and property.  They miss out on the opportunity to call back into the house to their spouse or partner that “they have got to come see this garden, bbq area, hot tub etc” because they had to shut the door so the cat didn’t get out.  If they do get wrapped up in looking at the house and forget to shut doors I have to remind them instead of pointing out the features and benefits of your property.  You just made me the nagging hall monitor instead of the helpful agent.  When your pet does manage a jail break, as I swear 99% of them do, I am forced to give chase to Houdini the Wonder Kitty.  Meanwhile my buyers are cooling their heals either irritated that we are off schedule or more likely worried that you are going to be mad if we don’t catch your pet and get them back inside your home.

Again the focus has been shifted away from your home.

4. Don’t replace burned out light bulbs or use low wattage bulbs.

Yes I know it’s only the laundry room, a closet or the spare bedroom you never use but guess what? The buyer wants to see these spaces and when the buyer can’t see it they can’t form an opinion.  Use a good high watt bulb that appropriatley lights the space.  While the lower wattage bulb will save on your electric bill it will also make for a dark space.  Dark spaces do not impress buyers.  I will typically bring a flash light to help out when a bulb is out but it is still not the same as having a working bulb with the appropriate wattage to light the room to the best benefit.  Buyers will focus on the burned out bulb instead of the space.  Is it just the bulb?  Is there something wrong with the fixture?  If the bulb is dim buyers will focus on how dark the space is instead of how useful it might be.

Don’t give them a chance to wonder and worry just replace the bulb and show off the assests of your home in the “best light”.

3. Close all the curtains and turn off all the lights

When we walk into the house instead of immediately noticing the great things about the house we are going to be fumbling around looking for light switches.  It is likely that either I or one of the buyers may stub a toe on a hall table trying to find the switch.  Buyers are hesitant to enter dark areas.  In a home that is dark the buyers tend to follow me around as I turn lights on instead of lingering in various rooms to focus on what they might like about a room.  They feel more like they are intruding and less like they are welcome.  Instead of paying attention to the homes benefits they worry about whether they remembered to turn a light off as they left a room.   They also don’t get as much of my attention because instead of being able to answer their questions about whether or not the fridge is included or what the square footage of the lot is I am running around opening and shutting drapes and turning light switches on and off.

I know it may not be practical to leave all the drapes open and all the lights on all the time.  At least leave the drapes open on the windows with the best views and leave a few lights on so we can find our way around the house.  If it was on when we got there I will leave it on when we depart.  If it was off I will turn it off.  Please at least leave the porch light on.  I do carry a flashlight but it is just not the same as pulling up to a home with a welcoming porch light on.

2. Turn the heat down

I know especially if you have already moved out that you would like to save on that energy bill but if it is colder in your house than it is outside buyers don’t want to linger.  They don’t get a warm cozy feeling from your home.  They just feel cold and that feeling transfers to an emotional opinion of your home.  If you can’t keep the heat all the way up at least keep it at 55 so we are comfortable in our coats and for heaven sake if you are going to turn the heat down don’t expect us to take our shoes off, leave some shoe covers.

One of the quickest ways to drive a potential buyer out of your house is to make them view a cold house in stocking feet.  It is hard to admire the spacious kitchen when your feet are being flash frozen by the cold tile floors.

1. Stay in your home while we are showing it

This is the BEST most SURE FIRE way to make a large majority of buyers uncomfortable.  Buyers don’t even come close to paying attention to the features and benefits of a home if you are there.  They are so nervous about offending you and so uncomfortable looking at your home while you sit in your living room or worse follow them around that they rush through. They will tell you thanks for letting them look and dash out. Upon leaving they can’t begin to tell me if they noticed what colors the wall were, if there was carpet in the living room or if they liked the kitchen or not.

What they do tell me is “That was uncomfortable”, “I don’t like looking at homes when the seller is there” and “Can you make sure the seller will be gone at the next one, if they are there I don’t want to see it”

Leave, even if you go sit in your car, take a walk around the block or dash over to your neighbors, just leave.  The buyer will stay longer and pay more attention to your home then if you are there.  If they are interested in your home and have questions I will call your agent and ask.  Think about it.  Would you feel comfortable wandering through someone’s master bedroom and checking out the closet space while they were sitting in the living room?

If the buyers fall in love with you home and decide to make an offer there will likely come a time where they will want to meet you and discuss your home at length and in detail with you. Typically buyer’s and seller’s agents are more than happy to set up this meeting.  It is just not the first time the buyers are viewing your home.

Again, Please keep in mind these statements are meant to be helpful to sellers and give them a chance to look at things from the buyer’s perspective.  These are just some of the things that may not typically be thought of as a big deal but do in fact distract buyers focus.

Noelle Blazevich
John L. Scott – North Bend
noelleblazevich@johnlscott.com

There are many different types of roofing materials that you can find here in Lancaster County and Central Pennsylvania.  These roofing materials can be broken down into two separate areas, flat roofs and sloped roofs.

FLAT ROOFS

Single Ply roofs have really become the most popular choice for flat roofs due to their ease of installation and relatively low cost.  There are several types of single ply material and unfortunately they all go by alphabet names.

EPDM- The first and most popular single ply roof in Lancaster and York is EPDM, commonly known as rubber.  The rubber membrane is usually fully adhered to an insulation board which is mechanically fasted to your roof deck.  The membrane comes in various thicknesses (.045, .060, and .090).   I recommend the .060 membrane for most installations.  This comes in white or black, with black being less expensive and more widely used.

TPO- In the last ten years TPO membrane has begun to take some of the flat roof market share.  The TPO membrane is usually white although some manufacturers do have options.  The white membrane is highly reflective and if your roof is visible this is very good choice.  The seams for these roofs are usually heat welded.

PVC- This material has made quite a comeback after a disastrous start a few decades ago.  One of its great strengths is the resistance to grease and chemicals.   The membrane is usually white and maintains its reflectivity and appearance very well.  These seams are usually heat welded as well.

In the past we used to install a lot of built-up roofing and modified roofing on flat roofs.  We still see a few of them each year.  These systems are asphalt based and have become unpopular in Central Pennsylvania due to the cost and the smoke and fumes often associated with their installation.

SLOPED ROOFS

There are quite an assortment of choices for sloped roofs.  By far the most common choice is asphalt shingles.  Lately though, metal has really been making inroads into the roofing market in this area.   Here are a few of your choices for sloped roofs.

SHINGLES- There is a wide variety of choices in this category alone.  Shingles range from 25 year type to Lifetime and come in many colors and styles.

METAL- Once again there are a lot of things to choose from just in the metal category.  There are different kinds of metals copper, aluminum, or steel.  Alternate styles also exist, from traditional standing seam to metal shingles.

SLATE- This is one of my all time favorite roofing materials.   I like it for the aesthetics, durability and long life.   Slates come in a variety of sizes, colors and styles.   When installed properly it can outlast virtually any other roofing system.  We have installed many slate roofs in Lancaster and surrounding areas and they are all still in very good shape today.  Slate is often the top choice for universities, churches and upper scale homes.

There are a few other choices for sloped roofs like tile or cedar shingles.  We don’t see them too often in Lancaster County, but we do run into them more often down towards Philadelphia.

If you need help deciding which roofing material is right for you, feel free to ask me.  I love talking about roofing anytime.

(Joe can be reached at 717.291.4405)

By Mike & Matt Blank – MBC Remodeling

Spring is here and many homeowners are eager to update and improve their homes. Before you begin, it’s an excellent idea to meet with a professional to help you come up with a practicable plan for getting better results.

An experienced Remodeling Contractor can help you transform your dreams into reality and help you avoid many common, and costly, mistakes that less qualified contractors or do-it-yourselfers often make. They can ensure that you get exactly what you need at a fair price.

Before you begin your home improvement project, here are a few key tips for planning a successful project that will being you joy for many years to come.

1. Write down a list of remodeling ideas for your home. Include everything you think needs to be done and everything you wish you could improve about your home. Draft a budget for these projects and explore ways that you can work them into it. Most homeowners already have projects in mind, such as modernizing the kitchen, adding a bathroom, replacing windows or painting the exterior. Next, prioritize your list. Perhaps it’s not the right time to do everything on your list, but most homeowner’s are delighted to discover how they can maximize their budget by doing the work in phases. The right Remodeling Contractor can help by suggesting budget-friendly materials and utilizing innovative solutions to help you stretch your home improvement budget.

2. Explore your creative side. Many “amateur” designers come up with wonderful ideas, and since you are living in your home day after day, your input will help us come up with a final plan that meets your specific needs. So make a dozen copies of your current floor plan, and sketch out your concepts. It doesn’t matter how great they are; brainstorming will help you figure out exactly what you want. Don’t worry; we’ll make sure that your winning ideas don’t go unnoticed!

3. Take advantage of the Energy Efficiency Tax Credits. Don’t miss out on time sensitive incentives for replacing windows or doors, adding insulation, installing new roofing, upgrading heating or air-conditioning units, updating the water heater or installing energy generating products. The Green Remodeling incentives are a great way to enhance your home and defray some of the costs… maximizing your remodeling budget AND reducing home energy bills; it’s a win, win for YOU!

We have all seen the car commercial where the guy is on the used car lot and says “Show me the CARFAX®” before he purchases a vehicle. A CARFAX® report provides potential buyers a vehicle’s history of ownership, titles and accidents. The report allows buyers to make an informed purchase decision and gives them confidence that they are buying what is advertised. Did you know the same type of report is available when you buy a house too?

The CARFAX® for a home is called a C.L.U.E.® or Comprehensive Loss Underwriting Exchange report. A C.L.U.E.® report shows insurance claims made on a property for the past 5 years and insurance companies use this information for underwriting homeowner insurance (See a C.L.U.E. example).

However, home buyers can also get a C.L.U.E.® report by requesting the seller to purchase a C.L.U.E. Home Seller’s Disclosure Report for $19.95. Remember that the buyer or real estate agent cannot order the C.L.U.E.® report and it only can be provided by the seller or owner. The report shows the same claim history on the property that insurance companies use but it removes all of the seller’s personal information that they would want to keep private.

If you wouldn’t buy a car without the CARFAX® report, should you buy a home without a C.L.U.E.® report? Let me know your thoughts.

Actually, there’s a fair amount of good news here:

1) While the number of closings decreased by 6%, the number of pending sales shot up by double that percentage (+12%).

2) The number of new listings jumped up significantly (+16%) from last year Jan/Feb.  More homes for buyers to choose from.

3) Good news for sellers – While the average list price held steady, the average sold price jumped 12% over last year.

4) The average days to sell dropped almost 10% – always good news for everybody.

So how does the emerging 2010 Lancaster PA real estate market fare against history?  Here are two snapshots of home sales:

Pending home sales are up from 2009 as noted above, but remain well below 2007 and even 2008 levels.

Sold homes started out better than last year but February was the lowest number in recent years.

What about home prices versus history?  I’ve got that for you too:

What I want you to see in this chart is the 12-month average prices (the Orange and Blue lines).  Note that the sold price has been climbing for three straight months after a continuous decline since 2007.  This is good news and I think a key indicator of the health of the Lancaster homes market.  Also see that the list price has seemingly bottomed out and is starting to rise again, which is good news for sellers.

So, there is good reason (based on facts) to say that, as of March 2010, the Lancaster PA real estate market is not in decline but staging a sales and price rally.  If you’re looking to buy now is really a great time to do it: low rates and the tax credits which run through April.   Call me at 717-799-0851 or visit my Facebook page for the latest comments on the market.

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For Lancaster PA homes for sale click here. Jeff Geoghan is a top real estate expert in Lancaster County, PA, and an involved community member. Jeff’s work has been featured in the Lancaster Newspapers, WGAL Channel 8, PA Business Journal, CNN Money and Wall Street Journal. Jeff’s blog on Lancaster County and its homes is nationally-featured. Contact Jeff for more help with your Lancaster PA Real Estate needs. Jeff is also a photographer – view some of his lancaster pa photography portfolio. Comments are welcome!

In an effort to promote employee home ownership as well as encourage employees to walk to work, Lancaster General Hospital offers mortgage insurance and settlement cost assistance (which means closing costs help) in the form of loans up $10,000 (recently upped from $7,000).  There are some stipulations that go with the program:

• The purchase price must be up to $200,000 – not a problem, in fact you can get an incredible large home in the area of Lancaster City for only $160,000 these days.
• Homes can only be 1 or 2 family units, or approved condos.  There’s a map showing the Homebuyer assistance covered area.
• An approved mortgage with all lending criteria met
• The home must be the employee’s primary residence – no rentals, but you could buy a two-unit and live in one and rent the other.
• Lancaster General will forgive the loan at 20% per year up to 5 years of your employment there.
• The homeowner will have to pay Lancaster General Hospital back for the unforgiven portion if they sell the home, convert it to a second home or leave the hospital’s employ.
• The loan funds may only be used for closing cost assistance.
• Of course, the employee must apply for the Settlement Assistance loan through Lancaster General’s lending firm and meet credit guidelines.

There are a few more details as to how to apply for the “Home In The City” homebuyer assistance program which can be read at the LGH website here.  On top of the assitance offered to home buyers, LGH offers a “curb appeal” renovation program with up to $2,500 towards facade upgrades.  I’ll post about facade programs in Lancaster City in a later post.

As a busy realtor working regularly within the coverage area of this program, I would highly recommend it to employees looking to own a home!  It’s a great way to go, especially when you could use the closing costs paid for.  For those moving into the area who plan to work at Lancaster General’s Lancaster City Facility, I would highly recommend that you take a look at the Lancaster City homes for sale within the coverage area before you decide on a home to purchase.  You’ll be surprised at the great neighborhoods and home options available within Lancaster City!

For a list of current home offerings within the Lancaster General program area as well as daily updates of new listings, feel free to contact me.  I can review your home needs with you and compare homes that might fit your criteria.

Can’t we just get a lawn?  It seems like an easy question, but in my experience, I have learned not to assume everyone knows how to be a master on their own turf. Establishing and maintaining a beautiful lawn, in Lancaster County PA or elsewhere, is both an art and a science. Whether you just want something green to look at, or you want your sod to be the pride of the neighborhood, lawn care is a carefully executed strategy. Here are some points to ponder when planning on making your lawn look better:

• Water: Water is the most important element you can give your lawn. If Mother Nature doesn’t cooperate, you should water your lawn a few mornings per week. Don’t water in the evening, as it can promote turf disease.
• Mowing: Use a sharp mower blade, and mow frequently enough, so as to only to remove 1/3 of the grass blade at a time. Make sure you mow at the right height. You should have a 3” tall blade when finished cutting. Mowing too short will promote weed growth and even damage grass plants. Mowing too tall can promote certain turf diseases, so get out that ruler.
• Seeding: If it isn’t thick, make it thick! If your lawn is really thin, or just needs a little nudge in getting fuller, there are many types of seeding. These vary from Aeration & Seeding for a decent lawn, to Slice-Seeding a really weak lawn, to Complete Renovation of a lost-cause. Be sure to do what’s right for your specific situation. Bad conditions call for drastic measures.
• Treatment Program: Nutrient levels and Soil pH are very crucial to growing a thick, green lawn. There are also more pests that come on your lawn than that nosy neighbor down the street. Be sure to do your homework when considering a Lawn Care Plan. Whether you purchase the materials yourself, or choose a company that specializes in this type of work, be sure you are making your decision for the long-term health of your lawn. If you choose to contract a Lawn Care company in the Lancaster, PA area, choose one with a proven track record, and a great reputation. Like many other purchases in life, you get what you pay for.

Chad Diller

Tomlinson Bomberger Lawn Care, Landscape, & Pest Control

Certified Turfgrass Professional

Certified Arborist

717-278-5898

ChadD@TBLL.com