Top Don’ts When Buying A Home by Curtis Smitley

When buyers are in the market for a new home, people come out of the woodwork with laundry lists of advice on things the buyers should do. While purchasing a home entails many decisions and steps, some of the key aspects can be boiled down into a short list of things you should not do when buying a home. Keep the process simple by following this list of “don’ts” as you assess properties.


  1. Never use the same real estate agent as the home seller. The seller is paying the agent’s commission, so the agent is working in the seller’s best interests, not yours. Beware if the seller’s agent tries to pressure you into using them. They will likely tell you both parties will benefit by using one agent. The only advantage is that one agent can take control over the entire transaction, and there is a very good chance this will not work in your favor. Some experts say that you would be better off with no agent, rather than letting the seller’s agent represent your interests.
  1. Curtis Smitley says. Don’t expect to find a home that has every single feature you want. Assess new home prospects with a prioritized list of things that are important to you, and know which ones you can let go and which ones are non-negotiable. Holding out for a house that has everything on your list may keep you in home shopping mode forever. Meanwhile, you could be bypassing some really great properties.
  1. Don’t focus your home-buying search in too narrow of an area. Many people want to buy homes close to their job or a great school. Others want a certain neighborhood because of the types of homes or neighbor demographics it contains. Unless you have months or years to wait for the right property, you could benefit from exploring other areas that meet most of your criteria. Finding a great home involves certain trade-offs, and if your focus stays too narrow, you could miss a property that has other features you find important and desirable.
  1. Don’t become too hung up on a home’s aesthetics. Focus on the integrity of its structure and its basic architecture. Unappealing paint colors, poor landscaping and rust-colored shag carpet are aesthetic features that might turn you off initially, but learn to look past them. Take advantage of great homes with poor aesthetics that can be improved for a relatively small amount. These gems are the ones that many other buyers pass over, and choosing one could wind up becoming a great bargain.
  1. Don’t breeze through all of the contracts and documents because you are excited about your purchase. Review each one carefully, and work with someone who has experience and serves as your advocate. This is usually your agent, which re-emphasizes the point of not using the seller’s agent. An agent working for the seller is not likely to point out language in the contracts that is not in your favor. Hiring an attorney is not usually necessary, although it is not a bad idea to have a real estate attorney review each contract. If your transaction involves complexities such as an illegal guest house built in the home’s backyard with a tenant that you would like to evict, this situation is beyond the scope of a real estate agent and you should seek legal advice. We can recommend the Harper Law Co a Shelbyville attorney with offices in both Shelbyville and Louisville KY.
  1. Don’t make an offer so low that you insult the seller. According to real estate agent Karen Monsour of Exit Realty Properties based in Coral Springs, Florida, offers made at 25 percent below the offering price are too low. Other agents think 15 percent below the offering price is the cutoff point. Either way, an upset home seller can shut off negotiations completely with a potential buyer that bids too low. The key is to keep the lines of communication open. Every seller has different needs, and some may be more open to “lowball” offers than others.
  1. Don’t buy a home that is out of your price range. Some people scrape every last dime together to buy a new home, only to

Roofing Question Repair or Replace

To repair or replace a roof is a big decision. On the surface, replacing a roof can be fairly inexpensive. But over the long haul is it more profitable than a full roof replacement? We’ll examine the two options more closely.

Curtis Smitley

Should You Repair Your Old Roof?

No homeowner looks forward to an expense as major as replacing a roof. According to the Curtis Smitley, the national average roof replacement cost is currently a little over $20,000 for a standard shingle roof. Replacing a shingle roof with a modern metal roof can push the national average price up to around $40,000. That’s some serious money for an expense that may or may not be covered by your homeowners insurance.

How Old is Your Roof?

Before considering anything else. The age of your current roof should be considered. If it’s a 3 tab roof over 15 years of age? In all likelihood it should be replaced instead of repaired. The fact is that a 3 tab shingle roof only has a life span of 15 to 18 years. On the other hand if you have a layered shingle, sometimes referred to as dimensional or architectural shingle. The life span will be 20-30 years or more depending on the manufacturer. We spoke to Curtis Smitley of Louisville KY Roofers and he strongly advises using the Owens Corning brand shingle for roof repair.

Have Your Roof Inspected

If you find yourself facing the choice between repairing your roof, or total roof replacement it would be a good idea to…

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In the future we will be blogging on the topic of mortgage lending and all of the many facets of it. Primarily we will be focus on the states of Kentucky and Indiana. We’re licensed in those states as a full service mortgage broker.…