This Month in Real Estate February 2010

This Month in Real Estate
February 2010

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Commentary

January began the new decade with indications that the economy is beginning to gain traction. Real GDP grew by 2.2 percent in the third quarter of 2009 and preliminary signals point to a continued positive trend for the following quarter. GDP is a measure of total products and services produced by a country and indicates the health of the country's economy.

A dip in home sales in December was due in large part to timing. First time buyers that would have liked to close in December but qualified for the tax credit bumped their timeline up in order to cash in. News of the credit’s extension reached many of them after their plans to close in December were set.


Interest rates are back below 5% and home prices are up compared to last year. The government continues to attempt to minimize the impact of troubled homeowners by continuing to improve its foreclosure prevention program and has also taken steps to help foreclosures buyers purchase faster.


Although the unemployment rate is expected to stay high as jobs increase modestly, experts expect the economy to continue to grow in 2010.

The Housing Market

Existing Home Sales

After a rising surge for three straight months, existing home sales slowed in December after first-time buyers rushed to meet the original November tax credit deadline and evidenced by first timers accounting for 51% of sales in November compared to 43% in December. “It’s significant that home sales remain above year-ago levels, but the market is going through a period of swings driven by the tax credit,” said Lawrence Yun, NAR chief economist. December sales of 5.45 million remain 15 percent above the 4.74 million-unit level last year.

Median Home Price

Existing-home price was $178,300 in December, 1.5 percent higher than December 2008 and 8.2 percent above its low in January 2009. It was the first year-over-year gain in median price since August 2007, attributable to an increase in the number of mid- to upper-priced homes in the sales.

Inventory

The supply of homes continued to shrink, falling 6.6 percent to 3.29 million, representing a 7.2-month supply at the current sales pace. Compared to a year ago, there are now 11 percent fewer homes on the market. This is the lowest level of competing homes on the market since March 2006.

Mortgage Rates

Mortgage rates have moved back to less than 5 percent, which have been categorized by industry experts like Freddie Mac chief economist Frank Nothaft as “near a record low.” This move that may help boost home loan demand and lend support to the housing market recovery. On January 28, the average 30-year fixed-rate mortgage was 4.98 percent.

Affordability

Affordability remains at record levels, supported by the lowest mortgage rates in decades, low home prices, as well as the first-time buyer tax credit. So far this year, the home price-to-income ratio has fallen well below the historical average of 25 percent. The ratio now stands at 15 percent.

Sources: National Association of Realtors, Freddie Mac

Government Action

FHA Tightens Lending Requirements

The Federal Housing Administration (FHA) insured almost 30 percent of all purchase loans and 20 percent of refinances from September 2008 to September 2009, up from about only 2 percent of all loans three years earlier. The influx of loans combined with falling capital reserves, which cushion against rising defaults, has led the FHA to announce several measures to strengthen its economic vitality.

On January 20, the FHA announced it will do the following:

1. Raise Insurance Fees - In exchange for FHA backing, borrowers pay an up-front premium. Previously it was 1.75% of their loan. It’s now risen to 2.25%.

2. Cap Seller Contribution to Buyer’s Closing Costs - Sellers can contribute a maximum of 3%,down from 6%, of the sales price to the buyer’s closing costs. The higher cap created risk by incentivizing homes to sell at a substantially marked-up price to compensate for contribution. 3% is still a significant proportion to closing costs.

3. Require Higher Down Payments for Poor Credit - Beginning this summer, borrowers with a credit score below 580 will need to make a down payment of at least 10%. The FHA will still provide a viable alternative to the 1% of FHA borrowers who fall in this category, whereas most lenders’ credit score cutoff is 620.

The good news is the FHA, an integral player in the market, has stepped up to protect itself so it can continue helping first-time buyers, those with less cash for a down payment, and those with less-than-perfect credit obtain home loans. Additionally, these proactive measures aim to protect the agency from needing taxpayer funds from the government.

Source: The Wall Street Journal

FHA to Help New Foreclosures Sell Fast

FHA has announced it will lift the 90-day seasoning requirement for one year. The FHA ‘s 90-day “seasoning” provision requires that a home sold to an FHA buyer must be owned for at least 90 days by the seller before closing. This is intended to prevent buyers from purchasing property from “flippers” at an overly inflated value.

In the current climate, quickly selling foreclosures has risen in importance while the prominence of “flippers” has dramatically decreased. Acquiring, rehabbing, and reselling a foreclosure often takes fewer than 90 days. Banks have been reluctant to sell foreclosures to FHA buyers if they would need to push closing back to meet the FHA requirement.

There are additional stipulations; for more, please visit the press release.

Quickly moving foreclosures out of the bank’s hands and into those of home buyers is an important step in stabilizing home prices, neighborhoods, and communities leading toward a healthy housing market.

Source: U.S. Department of Housing and Urban Development

Topics For Buyers & Sellers

Price it Right

Sellers who listed their home at the price originally recommended by their agent sold it:

• 38 days faster
• For 2.25% higher
• With 1 less price reduction

Compared to sellers who did not take their agent's recommendation.

Staging Stats

Compared to homes that were not staged, staged homes had:

• more showings
• a higher list-to-sell percentage

Other notable stats found include:

• Only 1 in 3 sellers staged their home, even with all the commonly accepted advantages of staging.
• Staging typically took between 2 - 6 hours to complete.
• Including the cost of a staging professional and items purchased or rented, staging cost an average of $523.

Although it has advantages at all price points, staging was also found to be particularly important for homes priced over $600,000.

Source: Keller Williams Realty Research Study

This Month in Real Estate January 2010

This Month in Real Estate
January 2010

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Commentary

December closed out the year with further indications of a budding recovery, illustrating we’ve come far from the pessimistic outlook this time last year. Soft home prices, affordable financing conditions as well as the government’s tax break targeted at the housing market have contributed to providing the much needed boost to the housing market. Solid gains in home sale activity helps to pare down inventory to a healthier level, which in turn will likely bring more stability to home prices.

The most recent Federal Reserve meeting indicated a more positive outlook about our economic condition as they pointed to plans to reel in emergency programs. Mortgage rates, which have hovered around 5 percent for most of 2009, are starting to climb again. Economists expect these unprecedented rates to go back up as Fed’s program to purchase mortgage-backed securities expires in March and private investors are demanding higher returns.

According to Nar 2009 President Charles McMillan, “Even with price declines in recent years, the typical home seller saw their equity increase 27 percent.” NAR’s most recent Home Buyers and Sellers survey reported that 87 percent of survey respondents consider their home a good investment, and more than half see it as a better investment than stocks. This indicates that Americans still see homeownership as a source of steady long-term wealth accumulation.

Employment will continue to be closely watched and steps on the road to recovery will likely continue to come one-by-one. Although concerns remain, many experts are hopeful of a brighter year in 2010.

The Housing Market

Existing Home Sales - Up 44% from last year

• Existing home sales surged a record-breaking 44 percent from a year ago, the highest annual gain since NAR started tracking the data in 1999. The strong gain can be attributed to first-time buyers who accounted for 51 percent of all home sales, the highest on record dating back to 1981, as they rushed to beat the deadline for the first-time buyer tax credit that was due to expire November 30. The previous high was 44 percent in 1991. Sales activity is at the highest level since February 2007 when it reached 6.55 million.

Median Home Price - Very favorable

• Low home prices continue to add the extra boost to home sales. Existing-home price was $172,600 in November, 5 percent higher from its low in January. While still 4.3 percent down from a year ago, it is the smallest decline in two years. Distressed properties, which accounted for 33 percent of all transactions in November, continue to hold down the median home price, as they typically sell for 15 to 20 percent less than traditional homes.

Inventory - Lowest level in almost 3 years

• The supply of homes is now at the lowest level in almost three years. The supply of existing homes for sale at the end of November declined 1.3 percent to 3.52 million, representing a 6.5-month supply at the current sales pace, down from a seven-month supply in October. Generally, a six-month supply is considered balanced. Compared to a year ago, there are now 15 percent fewer homes on the market.

Mortgage Rates – Inching Up

• Mortgage rates have begun to inch back up as government support runs its course and interest rates rise. On December 24, the average 30-year fixed-rate mortgage was 5.05 percent, the first time it has gone above 5 percent since the end of October. According to Amy Crews Cutts, deputy chief economist at Freddie Mac, “Extraordinary resources have been put into keeping the rates down and supporting the mortgage market, and it’s hard to imagine that the rates can go much lower than they are.”

Affordability – Best since 1970s

• Affordability continues to be at a record level thanks to unprecedented interest rates, low home prices, as well as the first-time buyer tax credit. So far this year, the home price-to-income ratio has fallen well below the historical average of 25 percent. The ratio now stands at 15 percent.

Sources: National Association of Realtors, Freddie Mac

Government Action

Residential Retrofit Program

Vice President Biden recently announced a program called “Recovery Through Retrofit.” In addition to creating energy performance labels, it will create national energy performance measures for existing homes.

It will provide the following:

1. 1. Access to home energy retrofit information
2. 2. Access to financing for retrofits
3. 3. Access to trained professionals to perform the retrofit

The goal of the imitative is to create more energy efficiency in homes to benefit the country’s energy consumption. Retrofits include but are not limited to energy efficient heating, cooling, and water systems, insulation, roofing, flooring, windows, and solar panels.

Source: National Association of Realtors

Cash for "Clunky" Appliances

In efforts to vamp up energy efficiency, the federal government is implementing a rebate program for appliances. People can swap in their old appliances for new energy-efficient ones, saving electricity and saving on monthly bills.

A 20-year-old fridge can use three times as much energy as a new Energy Star-approved fridge. The age of your appliances impact your actual savings, so check into it before purchasing.

Important things to know:

1. 1. Plans vary by state. Check out energysavers.gov for details.
2. 2. Buy before it ends. Like the car rebate program Cash for Clunkers, this program has a set amount of federal money allocated to it. Once the $300 million is gone, the program will likely end. It is expected to run out quickly.

Source: The Associated Press

Government Calls for Increased Lending by Banks

According to the FDIC, lending has fallen for five consecutive quarters – even though banks have become profitable again and have started to repay government loans. Banks lent $600 billion less from September 2008 to September 2009, representing a 7 percent decline. Banks site a lack of qualified borrowers as the primary reason and point to the trend of decreased borrowing during recessions.

The goals of banks and the government appear to be in line now with each bank representative talking about getting aggressive with small business lending over the next year. Goals for 2010 small business lending include $5 billion for Bank of America and $4 billion for Chase.

As banks continue to be profitable, they can be expected to use the proceeds to repay the government as well as increase their efforts to make good loans. Small business owners should expect an increase in the amount of loans available during 2010 compared to 2009. Holding true to the trend in 2009, a good credit score and steady employment will likely continue to be important conditions of obtaining a mortgage.

Sources: The Washington Post, FDIC

Topics For Buyers & Sellers

Energy Savers for Buyers to Keep an Eye Out For

1. 1. Begin with a right-sized home. If the home you buy is simply too large for you or your family’s needs or plans, you stand a good chance of wasting energy through excessive heating and cooling costs. If it’s too small, you’ll feel cramped and uncomfortable. It’s a big investment, so seek balance and buy it “right” from the outset.
2. 2. Purchase ENERGY STAR appliances such as your TV, dishwasher, washer and dyer, and microwave. And especially the refrigerator, as it alone contributes about 10 percent of the energy use in a home. Also, unplug electronics not in use or turn off power strips to avoid phantom charges.
3. 3. Install efficient lighting such as compact fluorescent (CLF) or LED bulbs in every fixture. Lighting accounts for about 6 percent of an energy bill each year.
4. 4. Get an energy audit and have tests performed to identify ways of improving your efficiency. You can always upgrade your heating, ventilation, and air conditioning (HVAC) system as well as your thermal envelope, which includes insulation, windows, and doors and the seals or weather-stripping around them. Visit energy.gov/energytips for more tips

Making Home Maintenance Routine

Home ownership has its wonderful benefits, and as one of the single biggest financial assets many people own, preparing, planning, and making home maintenance a routine are important.

Personal finance experts recommend setting aside at least 1 percent of your home price each year in a separate account for maintenance and repair costs.

Automatically deducting the funds from your paycheck or automatically transferring it between accounts each month can make this easy. Some years homeowners will have less than 1 percent in maintenance costs or repairs and some years they will have more. When something big and unexpected happens; for example it’s finally time to replace the roof; this will provide the financial cushion to take care of it and the peace of mind knowing one of their biggest assets is well taken care of.

Source: MSN Money

This Month in Real Estate December 2009

This Month in Real Estate December 2009 ............................................................................................................................................... Commentary Small steps to economic recovery continued last month. Among the positive readings was the report of a third quarter GDP growth rate of 2.8 percent, which followed four consecutive quarterly declines. This advance comes in well ahead of that of our Canadian neighbors, whose economy was once anticipated to be the first country out of recession, and by significant margin. Canada posted marginal 0.4 percent growth.Unemployment fell in November for the first time since April 2008. A strong rebound in home sales activity from year ago levels also points to a firmer stabilization. With the extension of the $8,000 federal housing tax credit into spring 2010, first-time buyers will now have an additional few months to purchase their dream homes. Expansion of the income restrictions now gives possibilities for higher earners to participate too. And the $6,500 tax credit now available to established homeowners with five consecutive years or more in their homes broadens the opportunity landscape. This in turn will allow the housing market more time to find a more solid footing on a sustainable recovery. Although economists continue to debate the overall shape of the recovery, it is widely agreed that the U.S. economy will take a long time to rebound. Unemployment is expected to remain high for several quarters and the number of underemployed is expected by some economists to remain a drag on growth prospects. On the brighter side, according to some economists, a slow and steady growth will likely fair better for the long-term well-being of the economy. Slower, sustained growth can help prevent dangerous asset bubbles, like the recent housing and technology bubbles, from growing and bursting. The Housing Market Existing Home Sales - Up 24% from last year Existing home sales recorded another strong gain in October with many buyers rushing to beat the deadline for the first-time buyer tax credit scheduled to expire at the end of November. Sales surged 10.1 percent to 6.1 million units over September sales of 5.54 million and are 23.5 percent above the 4.94 million-unit level seen last year. Sales activity is at the highest level since February 2007 when it reached 6.55 million. Median Home Price - Very favorable Low home prices are contributing to extremely favorable affordability conditions. Existing-home price was $173,100 in October, 5 percent higher from its low in January but still 7.1 percent below October 2008. Distressed properties, which accounted for 30 percent of all transactions in October, continue to hold down the median home price, as they typically sell for 15 to 20 percent less than traditional homes. Inventory - Lowest level in more than 2.5 years “We are getting closer to a general balance between buyers and sellers,” according to Lawrence Yun, NAR chief economist. The supply of homes is now at the lowest level in more than two and a half years. Total housing inventory at the end of October fell 3.7 percent to 3.57 million existing homes available for sale, representing a seven-month supply at the current sales pace, down from September’s eight-month supply. Compared to a year ago, there are now 15 percent fewer homes on the market. Mortgage Rates – Back at 4.78% Remaining at attractive levels for people looking to buy a home or refinance, historically low interest rates are boosting the market. Rates for 30-year fixed loans fell to 4.95 percent in October from 5.06 percent the month before. During the week ended November 25, rates again dropped to the low 4.78 percent reached in the spring. As the economy enters its recovery phase and concerns over inflation come back, mortgage rates are expected to go up. Affordability – Best since 1970s Unprecedented interest rates, low home prices, as well as the first-time buyer tax credit are lifting the housing market. All these factors combined are “adding to the buying power of the typical family, with affordability conditions this year at the highest on record dating back to 1970,” according to Lawrence Yun, NAR chief economist. So far this year, the home price-to-income ratio has fallen well below the historical average of 25 percent. The ratio now stands at 15 percent. Sources: National Association of Realtors, Freddie Mac Government Action New Fannie Mae Policies "First Look" In many markets dominated by distressed properties, buyers jumped off the fence in droves and as a result the number of homes for sale in the first tier of the market decreased significantly. When a new foreclosure becomes available for sale, it often is snapped up by investors with cash on hand, leaving the average home buyer looking for a place to live out of luck. Fannie Mae introduced a new “First Look” initiative to address this and aid in the stabilization of neighborhoods. During the first 15 days a Fannie Mae REO is on the market, only buyers who will live in the home and public entities committed to the best interests of the community may purchase it. Buyers will have 45 days to close, up from 30 days. Earnest money requirement may be reduced. This will hopefully give the average home buyer a greater chance of purchasing foreclosures and provide support to hard-hit neighborhoods, because owner-occupants are more invested in the long-term vitality of a community whereas investors typically are more invested in their monetary return from the property. Increased Credit Scores Fannie Mae is raising its minimum credit score from 580 to 620. This risk management measure will help protect Fannie Mae from future defaults and foreclosure by raising their standard and accepting less risky loans. While risk management is a sound and healthy approach for an entity that the economy depends on, this underscores the importance that potential home buyers check their credit report early in the process, allowing more time to clear up any errors. Earlier this year, Experian, one of three major credit-reporting bureaus, began exclusively providing complete credit report information when purchased directly from Experian or obtained from the government annual credit report. Source: National Association of Realtors FHA Signals Efforts to Manage Risk In an effort to secure its financial health, the Federal Housing Administration plans to require borrowers to have more “skin in the game” soon. Over the past three years, FHA’s market share has boomed from about 2 percent of all new loans to about 30 percent of all new loans this year and 20 percent of refinances. The escalading volume that the administration is currently handling calls for stricter requirements as evidenced by FHA’s capital ratios falling to nearly 0.5 percent well below the minimum of 2 percent. The agency is still analyzing the levels and time frames it wishes to tighten its standards but they expect to: Increase minimum down payments Increase minimum credit scores Increase insurance premiums Lower the amount of seller concessions As one of the major players in the mortgage market, the health of FHA is imperative to the housing market and flow of credit to home buyers, as well as to the health of the overall economy. Taking measures to safeguard the agency from needing a government tax payer-funded bailout is a notable risk management measure. According to a Keller Williams research study, the typical first-time buyer put down 3.5 percent this year. Those who want to take advantage of the tax credit before the April 30 contract, June 30 closing deadline may want to beef up their savings and check their credit report now in anticipation of any changes. Sources: National Association of Realtors, KW Research First Time Home Buyer Survey Topics For Buyers & Sellers First Time & Distressed Property Home Buyers What are other first time buyers doing? The tax credit extension and expansion in November has fueled new discussion about home buyers and the housing market in 2010. Here’s a look at first-time buyers in 2009. The median age is 28, significantly down from where it was in 2005 at 32. Location or Neighborhood was the No. 1 “must-have” for 36% of buyers. 2 out of 3 sellers paid at least part of the buyer’s closing costs. 76% used their own savings for the down payment. 1 in 4 had help from their family for the down payment. As elevated levels of distressed properties are expected to continue for the next few years, here is a glimpse of buying a distressed property: 27% of foreclosures* were purchased by investors. 47% of distressed* properties were purchased by first-time buyers. 89% of those first time buyers that purchased a distressed property were motivated by the $8,000 tax credit. 7 in 10 agents have seen an increase in multiple offers. Approximately 3 out of 5 agents discuss the differencesbetween buying distressed and traditional properties at the buyer consultation. * Distressed – Short Sale and REO, Foreclosure – REO Only	Contact me, Nicole Dion-LeBlanc your local real estate expert, for information about what's going on in our area. Newsletter Contents 1. Commentary 2. The Housing Market 3. Government Action 4. Topics for Buyers and Sellers
For a more detailed report with additional graphs and government action, please see the This Month in Real Estate PowerPoint Report. In an effort to reduce the impact on the environment, This Month in Real Estate PowerPoint Report is now also available in email newsletter format. Please consider the environment before printing.

Loan Modifications

As each day passes I keep getting more and more requests for information on loan modifications, so I figured it was time to gather some information in hopes that I can help at least one person stay in their home.

First place to start; check with your lender to see what loan modification programs they offer and what are their qualifications. If you have suffered a job loss, seperation, divorce, military service or sickness, most lenders are willing to work with you to help you stay in your home, and these situations are legally accepted as a form of hardship. On that note, they must see that you are dedicated and willing to do whatever it takes on your part to come to a reasonable solution.

According to the lenders I have spoken to, they all have different programs and offer different solutions. Some will offer to refinance you all together, others look at the equity in your home and other assets, most look at everything. Remember, they took a chance on you the first time around and they are willing to give you a second chance, so be cooperative and honest, it makes things so much easier for all parties involved. This is not time to point the finger, remember your goal is to keep your home.

If you still have the ability to pay your current mortgage, at it's current rate but you are seeking to take advantage of lower payments through loan modification, I must warn you, you could be making things much worse for yourself. The last thing anybody needs is to be charged and prosecuted for fraud. If you've already assumed a "get out of the contract mindset" and are willing to walk then a loan modification is not for you. You should be considering other options such as a Short Sale or Bankruptcy. So do us all a favor and just do the right thing. In the end it will affect us all.

If you are worried that your credit score is so bad you won't possibly qualify, don't fret. Unlike the option to refinancing out of trouble, which requires you to apply for a new loan, a loan modification simply adjusts the terms and perhaps reduces the balance of the loan currently in place. Your credit score is not the most important factor in determining wether or not you qualify. In fact, a successful modification can improve your credit score over time.

The worst thing you can do is ignore your lenders requests to communicate with you. Pick up the phone before it's too late and find out about your options. Lenders are more willing to work with you now than I've ever seen in the past. This is to your advantage...just don't take advantage.

I have gathered a few links from a simple search on Google and Bing. I do not endorse or promote any of them, I just thought they offered great information from reliable sources.

BEWARE!!! There are scams out there!! DO YOUR HOMEWORK!!

As always, Caveat Emptor; Buyer Beware!!

Feel free to call or email me with questions. Make it an awesome day!!

Nicole Dion-LeBlanc

Realtor

nicole@for-sale-for-rent.com

www.for-sale-for-rent.com

http://www.hud.gov/offices/hsg/sfh/nsc/faqlm.cfm

http://realestate.msn.com/article.aspx?cp-documentid=20589023

http://homeloans.bankofamerica.com/homeloanhelp?cm_mmc=CRE-Mortgage-_-Google-PS-_-lender%20loan%20modification-_-MHA_Loan

http://realtytimes.com/rtpages/20090126_myths.htm

http://loanmodificationmonitor.com/articles/3-things-to-know-before.php

Chinese Drywall

Well today I attended a workshop on Chinese Drywall and I thought I would share this information for those of you who think you may have a Chinese Drywall problem and for those of you who are in the market to purchase a home.

Drywall imported from 2004-2008 with the imprinting of Made in China and/or KNAUF, a German Company with a manufacturing plant in China, have been identified as defective drywall. Not all drywall used in home during this time was defective. In fact, it has been identified that a home can have non-defective drywall along side of defective drywall.

Below is a graph provided by the CPSC, Consumer Product Safety Commission, of where it has been reported and we are number two on the list to have received the most, with Florida being first.

To date, the CPSC has received about 1,501 reports from residents in 27 States, the District of Columbia, and Puerto Rico who believe their health symptoms or the corrosion of certain metal components in their homes are related to the presence of drywall produced in China. State and local authorities have also received similar reports. We received our first incident report from a consumer on December 22, 2008. The majority of the reports to the CPSC have come from consumers residing in the State of Florida while others have come from consumers in Alabama, Arizona, California, Georgia, Indiana, Kentucky, Louisiana, Maryland, Massachusetts, Michigan, Mississippi, Missouri, New Jersey, New York, North Carolina, Ohio, Pennsylvania, South Carolina, South Dakota, Tennessee, Texas, Virginia, Washington, West Virginia, Wisconsin, Wyoming, and the District of Columbia.

For more information on information related to Chinese Drywall please visit the CPSC website at http://www.cpsc.gov/info/drywall/

Again, Caveat emptor"Buyer Beware"

Thanks for reading!! Please come again!!

Nicole Dion-LeBlanc, Realtor

nicole@for-Sale-For-Rent.com

www.For-Sale-For-Rent.com

******SPECIAL REPORT!****** Meth Labs in Homes

OK, so some of you knew that I attended a workshop today on Meth Labs in Homes.....the information I received was startling! Lets get to the facts first....

State Regulations

~Currently 18 states are regulated and have established remediation standards

~May states have regulations at city and county levels

~Many have also set standards for other contaminates involved in meth production

~Many have also established disclosure laws for the ssale and/or lease of any former clan lab

~Louisiana does require the disclosure of known meth lab activity

Louisiana Regulations

~No state specific regulations regarding testing and/or decontamination of illegal drug lab properties....

**Remediation can cost upwards of $160, per room for lab testing alone....to remediate the problem--a 1500 SF home, 3/2 can cost in the range of 18-20K!!!!!

~The property disclosure statement lists the following which applies to meth comntamination

*Does the property or any of it's structures contain any of the following? (Check all that apply and provide the nature and frequency at the end of this section.)

Crystal meth exposure ()Y ()N ()NK

(for those of you who don't know, the property owner is required to fill out this paperwork......this about this for a minute....it's a legal document that is public record...you think anyone will report that?!?!?!?!)

~You can find a partial list on the DEA website, however it's not regularly updated or maintained....

~http://www.usdoj.gov/dea/seizures/louisiana.html

National Statistics

~Approximately 1 in 10 labs discovered

~Some states report 1 in 30 discovered

~Current estimates indicate 2-3 million unidentified labs exist in the U.S. alone

~75% of known meth labs are rentals

Louisiana Statistics

DEA REPORTED ROUGHLY 2,264 CLAN LAB SEIZURES BETWEEN 1997 & 2007

Statistically = 22,640 labs

1 in 10 labs busted

This would be considered a conservative estimate in some areas of the country. The west coast saw the first high concentration of meth labs in the early 1990's and now the east coasts are being infiltrated....

Meth Manufacturing

Most common methods

RED-P

Red Phosphorous, Pseudoephedrine, Blue Iodine (red, white and blue)

Anhydrous

Anhydrous Ammonia, sodium Metal or Lithium

(NAZI Method) or (Birch Method)

~All methods of manufacturing include the oxidization & reduction or synthesisation

~In most cases, reagents are also created prior to the actual cook

~Many of the chemicals and substances are extremely reactive when heated or mixed woth the other substances

~During the process gases and airborne contaminates are produced leaving hazardous residues

behind

Meth Use

Common Question

Does meth contaminate? YES!!!

Many states have established secondary cleanup requirements for meth use properties.

Blood Borne Pathogens

Micro organisms which have the capability to live outside of the human body for prolonged periods of time

~95% of intravenous drug users test positive for Hepatitis

~15% of intravenous drug users test positive for HIV

Florida Medical Examiners office reported 58 deaths attributed to meth between Jan & June of 2006

What To Look For

~Strong Smells

~Urine

~Unusual chemical odor or either, ammonia or acetone

~Windows blacked out

~People going outside to smoke

~Strange ventilation equipment

~Open windows and seemingly inappropriate times

~signs of chemical burns and spills

~Dark red stains in sinks, tubs or toilets

~Visible areas in yard where chemicals have been dumped or burned

~Packaging or containers from large quantities of cold medicines

~Jars containing clear liquid whith white or red colored solids or crystals

~Jars or cans with rubber hoses connected

~Propane tanks with fittings turning green or blue

~Excessive amounts of trash

~ Alcohol, benzenes, paint thinner, starter fluid, heat, ammonia, red phosphorous, Drano, Lye, muriatic acid, batteries, match boxes, Epsom salt, cold tablets, rock salt, camp stove fuel propane cylinders

FOR EVERY POUND OF METH PRODUCES AN ESTIMEATED 5-7 PUNDS OF TRASH!!

~Property may have already been cleaned if bank owned or foreclosed

~The cleaned debris has likely been already removed

~No testing or decontamination has been done

If You Suspect A Meth House

~Do not open coolers

~Do not touch any items

~Handling meth waste can burn your skin and eyes

~Breathing in gases can send you to the hospital

Exhaust Fans

~MUST be inspected

~Many will have altered ventilation

~In some cases ducting will be directed into another area or structure

Heating/Cooling System (HVAC)

~Of most concern are central forced air heating and cooling systems. These systems will concentrate cantamination in almost every case.

~These systems can trans locate contamination throughout the entire house

~In most cases HVAC's must be completely removed or disposed of

Painting / Encapsulation

~Encapsulation should NEVER be considers an alternative or decontamination

~Never encapsulate until standards are met

~Use only poly based coatings

~Encapsulation can be used to prevent cross contamination when removing contaminated materials

Sampling

~A comprehensive sampling must be implemented

~Pre sampling will be biased

~Post sampling wil be tandom

~Both must be documented

~Documentation will be noted on a floor plan and photograph

~only quantitative sampling analysis should be used for pre and post tests

Sample Types

~Qualitative:

simply shows a presence or absence without an actual numeric value

~Quantitative:

shows an actual numerical value of residue in delineated areas

Documentation

Each sample must be documented

~Floor plan

~Photos

~Quality Control

Surface Sample Wipes

~Non-absorbent surfaces including: counter tops, floors, walls, ceilings, appliances and plumbing fixtures

~Absorbent sampling generally not applicable , materials must be disposed of

Sampling

~The most recognized method of sampling in the nation is surface wipe sampling

~The most recognized area of sampling in the nation is:

One Hundred Square Centimeters or 100CM(2)

~The area is equal to an area of 4x4 inches

Sample Analysis

~Samples are tested for meth only

~Testing for other constitutes is very expensive

~Analysis sould only be performed by a certified lab familiar with meth analysis

~Many states require testing for other drugs

Current Standards

~What are acceptable residue levels??

The most recognized standard of residual contamination nationwide is:

point one micrograms per one hundred square meters

Test For What???

~The actual molecule is considered extremely resilient and very insoluble

~This is why it is used as the marker

~It is also very inexpensive to analyze which makes sampling more affordable

Meth Blank/Field Bank Quality Control

~A quality control sample known as the method blank or field bank must be included with every experiment ~The purpose of it is to prove that not pre or cross contamination took place
~A chain of custody must also accompany all samples from cradle to grave

I hope you have found this information as useful as I did.....If you suspect meth use in a home you are interest in, I would suggest moving on......you can also check police records for garrets at the address and talk to the neighbors.....if anyone will know, the neighbors will!! Don't wait till it's too late! Meaning after you buy.....

Meth lab pictures for renters, realtors, home owners, home buyers

July 16, 2009 by Meth Lab Homes

ClICK HERE: http://methlabhomes.com/2009/07/meth-lab-picture-for-renters-realtors-home-owners-and-buyers/

Here's someone's story...I mean nightmare: http://methlabhomes.com/my-meth-lab-home-story/

PLEASE PLEASE PLEASE, DO YOUR OWN HOMEWORK.....IN THE END, UNFORTUNATELY, YOU WILL BE LEFT HOLDING THE BAG.......

Make it an awesome day!!

Nicole Dion-LeBlanc, Realtor
nicole@for-sale-for-rent.com
www.For-Sale-For-Rent.com

Buyers of Lease-To-Own Need to Research Property and Seller

Buyers of Lease-To-Own Need to Research Property and Seller

by Phoebe Chongchua

Phoebe Chongchua is an award-winning journalist, an author, customer service trainer/speaker, and founder of Setting the Service Standard, a customer service training and consulting program offered by Live Fit Enterprises (LFE) based in San Diego, California. She is the publisher of Live Fit Magazine, an online publication that features information on real estate/finance, physical fitness, travel, and philanthropy. Her company, LFE, specializes in media services including marketing, PR, writing, commercials, corporate videos, customer service training, and keynotes & seminars. Visit her magazine website: www.LiveFitMagazine.com.

Phoebe's articles, feature stories, and columns appear in various publications including The Coast News, Del Mar Village Voice, Rancho Santa Fe Review, and Today's Local News in San Diego, as well as numerous Internet sites. She holds a California real estate license. Phoebe worked for KGTV/10News in San Diego as a Newscaster, Reporter and Community Affairs Specialist for more than a decade. Phoebe's writing is also featured in Donald Trump's book: The Best Real Estate Advice I Ever Received and The Complete Idiot’s Guide to Buying Foreclosures. She is the author of If the Trash Stinks, TAKE IT OUT! 14 Worriless Principles for Your Success.

Whether you're a buyer who suffered a foreclosure not long ago or you're a long-time renter interested in becoming a homeowner, the lease-to-own option may be good for you. I've written about this before (see my Lease to Buy May Be Good Option column) but a reader recently emailed me wondering where to find these rent-to-own properties. That question caused me take a closer look at this niche market. Here's what I found.

Wendy Patton, author of Rent to Buy, due out this month, talked to me about how to find the rent-to-buy properties and why potential buyers should research not only the property but the seller as well.

Patton recommends looking through Craigslist or the newspaper to find the properties. "I just call up owners [of properties for rent] and talk to them about their home," says Patton. She says your real estate agent can help with this process. Patton finds that many landlords whose properties are for rent actually would consider selling.

"Depending on where you are [located] in the country, 30 percent to 50 percent would say yes they would," says Patton.

Patton says that homes that have been on the market more than 120 days are a good starting place. She says buyers and their agents should investigate to make sure that the property is not upside down or an REO (real estate owned by the bank). "[Banks] don't do that yet but some of them might be starting to," says Patton.

The other thing Patton says to check is to see if the home is vacant. Of course, if a home is vacant that can put pressure on homeowners to consider a rent-to-own option. "Most of the time if the [homeowner] has already moved and they're not upside down, they obviously didn't have to sell to move so they're a perfect candidate to be a seller on a lease option or rent to own.

"They need to make sure the seller is not upside down. How do they confirm that? By looking at the mortgage statement through getting a mortgage authorization statement. … They need to make sure that the seller is not in foreclosure or going to go into foreclosure during that option period," says Patton. She says this is critical so that the buyers' payments are protected during the time that they are renting with the option to buy. Patton says buyers need to make certain "that the payment that they're making every month is going to be protected to go against that mortgage as a payment. In other words, instead of just paying the seller directly, maybe they should be paying the lender directly or through a third party that's going to pay the lender so that during that option period it's not swept out from underneath them in foreclosure," says Patton.

"Unfortunately, that's happened many times. Patton says, "[The buyer] gives the seller $10,000 or whatever the option is and then is making monthly payments when all of a sudden the sheriff shows up at their door and says 'You've got 24 hours to get out. The house has been foreclosed on.'" So even though the buyers were making payments to the seller, the sellers were not passing on the payments to the lender.

Other areas of concern are how repairs are handled. "Technically the seller is usually responsible for repairs if it's a rental but in a lease-to-own, it can be more equitably split. Maybe the buyer pays the first $500 and the seller pays anything over $500. The repairs are negotiable items," says Patton.

Inspections are absolutely necessary, says Patton. As with all home purchases, an inspection by a professional can help to expose any future problems with a property. The home inspection also allows buyers to identify trouble spots that they may want to use to negotiate repair procedures and price.

One other important consideration for renters interested in becoming buyers, whether you're doing a lease-to-own or not, is to use the rental period time to build or clean up your credit. "There's different credit repair companies that are reputable that can help them repair their credit," says Patton. She adds that it's vital to find a company that guarantees certain criteria that will be a benefit for the money they are spending in the credit repair program. Patton says before you begin a program do your research. "They have to have provisions of what the company is going to do for them and how the company is going to help [their credit score]." For more information on improving your credit score read my column called, What to do When Credit Card Debt is Keeping You Locked Out of Homeownership.

Published: September 11, 2009

Contact Phoebe at (858) 259-3646 or phoebe@livefitmagazine.com. VisitPhoebeChongchua.com for more information.

and now for my commentary on the issue..........

As with anything else....The saying goes; Caveat Emptor = Let the buyer beware

While lease to own may be appealing to some and a better fit for others, don't be to quick to jump the gun. Homeownership is a dream for most of us and can turn into a nightmare if you're not careful. The above article offers great advice for those considering Lease To Own as an option. Please take the advice in this article and if you need help, please give me a call, I'll be more than happy to answer any of your questions. My job is to make sure you have a great home buying experience.

Make it a great day!!!

Nicole Dion-LeBlanc