Now, THIS is a great kitchen!

If there’s anything in real estate that makes me cringe, it’s the overuse of words like “high end”, “luxury” and “upscale”. Ya know, one person’s “high end” is another person’s schlock. Don’t get me wrong. I’m not coming at ya from a snooty perspective. I wouldn’t know luxury if I was ensconced in it. But I do know my cheap-ass materials.

Yes, some of these “high end” fixtures can be expensive and look extravagant, but sometimes less is more. I can spot a generic Home Depot front door or bathroom vanity a mile away. And if you paid good money for something that I’m confusing with Home Depot shite, well then, you’ve paid too much.

So, what passes my “upscale” test? Well made. One of a kind. Designer. Did I mention well made?

Please, flippers and landlords, stop with all the luxury talk. Stainless appliances with cherry cabinets and a granite counter top is not necessarily high end. Subzero and Viking with custom, hand made cabinets and lava stone counter….now you’ve earned use of those words.

This kitchen was described as “luxury”. I spy Ikea. Now, hear me out. It’s a perfectly fine kitchen and there’s nothing wrong with Ikea, but one does not usually equate it with luxury. That light fixture is under ten bucks. I know because I’ve used them in many of my own downscale, low end renovations.

This was described as an “upscale townhouse”. I don’t even know where to begin. It wasn’t even upscale for 1975.

“Luxury brand new construction”

And the winner is… This “huge Victorian mansion. L-U-X-U-R-Y!!!!” Found on Craigslist. Right below this ad was another post, same text but with an image of a raised ranch. Neither photo depicts a luxurious Victorian mansion.

The post High End? Upscale? Luxury? appeared first on reclaimedhome.com.

It’s essential to have a home inspection after putting an offer on a house. The inspector will take two to four hours to go over every detail so you know what you’re getting yourself into.

Lots of folks back out of the deal after reading the inspector’s report. That’s fine, but there’s no need to waste the $500-$1000 fee if you know what to look for prior to making an offer.

The first time you look at the house, the only items on your mind are location, size and style, right? It’s either a fixer upper or “renovated”. Total fixer uppers are easy. You know it’s gonna be a money pit. But those “renovated” homes are a bit trickier.

On your second visit to the house, take your time to snoop around some more. Here’s what you’re looking for:

1. Floors. Are they bouncy or soggy? If there’s carpeting, what’s underneath? If it’s tongue and groove, check to make sure they have some sanding life left in them. You can tell by the thickness of the boards. It’s not a big deal to replace floors. It’s just an expense.

2. Basement. Do you see any water marks? Is there a dehumidifier down there? A sump pump? If so, ask why.

3. Basement II. Check out the boiler, water heater and electric panel. Let’s keep this fairly simple. How old or new do they look? Do they have maintenance stickers?

4. Basement III. Look up at the ceiling. The floor joists are those 2x6ish pieces of wood spanning every 12″-16″. The beams are chunkier. Maybe they are 4×4 or larger. Maybe they are steel. You want to make sure there are enough posts holding up those beams if it’s wood. The posts should be sitting on concrete, not dirt. If any of this stuff is rotted, they will need to be replaced or “sistered”. Rot could be a sign of larger issues such as water leakage from above or termite infestation.

5. Exterior. If it’s stone, does it have cracks? If brick, will it need pointing? If wood, do you see any peeling paint or wood rot? How are the gutters and flashing? Check the pitch of the landscape to see if water would puddle up and/or enter the house. Are there drains in the back yard?

6. Electric. Make sure there are enough outlets in each room. They should all be three prong. Bathrooms and kitchens should have GFI outlets near water sources. If none of the above, the electric will need an upgrade.

7. Plumbing. Look at the drains under sinks to make sure there there are no leaks. Also check for leaks around toilets and bathtubs. Oh, almost forgot! Go back down to the basement and make sure the copper pipes are not corroded.

8. Follow your nose. Do you smell gas? Mold?

9. Windows. How old do they look? If they are original, have they been maintained or are there storm windows? Do you feel drafts around the windows meaning it’s not insulated?

10. Work quality. This is my own theory. I don’t think an inspector will voice concern about a house if it has a bad caulking job, but hear me out. If the finished product looks sloppy, chances are a low end contractor was used to save costs and that means there may just be band-aids on some problem areas. Look for overuse of caulk, grout film on tile, bumpy sheetrock seams and messy paint jobs. I go a step further and even turn my nose up at material quality. Cheap Home Depot wainscoting is usually covering something nasty! I shouldn’t say that. You’re right. I’m a snob. But buyer beware!

Again, nobody is telling you to be the inspector but these are some things you should look for. Are they fixable? Absolutely! But it’s better to know what you’re getting into before you put in an offer. And that, my friends, is the reason I always buy total wrecks.

Good luck!

The post Pre-Offer Home Inspection appeared first on reclaimedhome.com.

We’re in a terrible recession. What if you lost your home or apartment and had to live in a trailer park? Could you? Would you? I’m kind of fascinated by trailer parks. I have to stare when we pass them on the road. I think I’ve been to one once in my life. Perhaps I lived in one in a past life. That’s why there are 3 cars in my driveway and a bunch of broken furniture. Since the history of the mobile home only dates back to the 50’s and I was born in the 60’s, I probably never did live in a trailer. Unless I died at a very young age.

Ok, now that I’m finished rambling on about that, let’s have a look at some aesthetically pleasing mobile homes. Really!

Vintage Vacations designs, restores and renovates trailers built from the 30’s-70’s. Not all of the links on their site work, but some of the trailers I did see made me want to give up my real house and hit the open road.

This Ol Trailer is restoring a 1945 Stewart Coach. Check out the YouTube video.

Web Urbanist posted a modern mobile home that stands up to just about any contemporary prefab design.

Toronto’s Mini Home Parks is the go to fabricator for green contemporary trailers with pizazz.

But if you’re like me and you daydream about the trailer park’s redneck lifestyle, be sure to check out Vat 19’s Definitive Primer on Trailer Park Decor.

Finally, Jolene, the Trailer Park Queen has everything you’ve ever wanted to know about trailer life and more.

The post Not Your Momma’s Trailer! appeared first on reclaimedhome.com.

So, you think you wanna sell your own home? It’s no picnic, I’ll tell you that. But if you have the time and patience, you can save thousands on broker’s fees. It is true that many a FSBO ends up a broker’s listing because people step into it blindly. Just make sure you do the research and have the personality to handle it.

1. Pricing. Obviously, if you want it to move, you’ll have to price the home competitively. Many FSBO people get realtors to come over and give them market value. I’m not a big fan of that. Personally, I think it’s rude to waste someone’s time if you have no intention of giving them business. You can research comps online at websites such as Property Shark, Trulia and Zillow. Make sure you get the sales price as well as the market price and do visit open houses any chance you get. It’s not a bad idea to hire an appraiser to give you a closer value than you can get yourself.

2. Preparation. We wrote an article on staging the very first day we launched. It’s pretty basic…just clear away clutter, clean. Paint if you need to. Freshen the place up. I would suggest taking some of that money you’re saving on the agent and getting a cleaning service in for a major spring cleaning. Maybe even a professional home stager if you suck at that. Another suggestion: hire an inspector yourself so you can fix any problems that might arise. Make sure everything is to code. What seems like a small repair to you can be a deal breaker for someone else.

3. Photos. Did DIY photography on my second day of blogging. I don’t know if I’m hypersensitive because I’m a photographer, but I will not look at photos that are out of focus or underexposed. That’s my pet peeve. I will not tolerate it! Whether it’s a broker or fsbo, I don’t care…they lose me if the photos aren’t good. So learn to do it well yourself or hire a pro.

4. Marketing. Yeah, you can throw it up on Craigs for free and it might sell. But you’ll probably have to work alittle harder than that. A couple of other free options: try getting the home mentioned on blogs and in newspapers. I don’t know if print ads work anymore, but The NY Times online real estate section only costs $125 for 2 weeks.

5. More marketing. Do a website! People want to see information, not just a few photos on Craigs. The more info, the better. What’s the neighborhood like? Square footage? Taxes? Online floorplans are wonderful things. ForSaleByOwner is a low cost, popular site. Postlets looks even nicer. Reclaimed Home does all inclusive plans (pro photos, text and floorplans), but we’re really charging for the services more than the actual site.

6. Show and tell. So, if you’ve priced it well and marketed it properly, people should be flocking to your house. Try to be as accommodating as possible with appointments, but open houses are a great invention. Just get everyone over there all at once and get it over with so you can have some YOU time. Make sure you have a sign in sheet and offer forms. Have some refreshments and print brochures.

7. What about buyer’s brokers? I say “Go for it!”. You can give them 2-3% commission and it may be the difference between selling your house next month or next year. Don’t be penny wise, pound foolish. Don’t cut off your nose to spite your face. A bird in the hand is worth two in the bush. You get my point.

8. Bringing in an offer. Now comes the hard part. The negotiating. Yuck! Hopefully, you’ve left some wiggle room in your price because everyone wants a bargain! First thing first, no matter what, put your feelings aside. Yeah, you grew up in that house and you love the brown wall paneling with the avocado shag carpet, but you know what? Not everyone does. And that’s ok. Let it go. You can’t get insulted. Either accept the offer, counter offer or tell them you cannot take that price at this time. I like the idea of countering the offer rather than just telling someone to take a hike. It will let them know where you stand. You can come down by $100 if that’s all you want to do, but at least you haven’t shut the door in their face. Oh, and PS…ask to see pre approval from a bank or mortgage broker before accepting an offer.

9. More access to the house. You’ll need to let the buyers in again for inspection and bank appraisal, as well as walk through before closing. Consider yourself lucky if they don’t want to come in to measure and look around several times before closing.

10. Have a great lawyer. Usually the agents are the liaison between the sellers and buyers. They are also helpful in guiding you through each step. Make sure your attorney is on top of things and willing to do the extra negotiating that is usually done by the agent. He/she will should let you know about property disclosure forms and other items needed for closing. You should choose your attorney before putting your house on the market.

The post FSBO Checklist appeared first on reclaimedhome.com.

$439k: Sheepshead Bay Single Family

3 BR brick, needs updating. It’s near the Belt, which means it’s closer to the water but far from the train. Eh. What do you want for $439k?

$495k: Prospect Lefferts 2 Family

Check out the interior photos. Lemme tell you something. If I bought this place, I would just carry on with the decorating vision. I wouldn’t bother restoring it. I’m groovin’ to the red carpet and mirrors. I’d totally go bordello style. So tacky that it’s AWE-SOME.

$499k: Bed Stuy 2 Family

Bless you, agent Andre. The only one who got back to me regarding availability of these homes. Looks cool from the outside. Hancock at Malcolm X, 2100 sq ft. You’re past prime Stuy Heights and in the middle of 2 train lines here, but it’s probably still a good deal at that price.

$499k: Flatbush 2 Family

Oooh…I like this. $100k cheaper than last week’s Flatbush brick which was in better condition. This one needs TLC but the details are intact. Do I see a clawfoot tub? Original plaster and parquet floors? Suh-weet. Map shows it’s close to Newkirk and Flatbush.

$499k: Sunset Park Single Family

Ok, agent Albert got back to me last minute. This property is still available. 43rd and 4th Avenue. So it’s not the prettiest part of Sunset Park, but it’s near the train. Ad says “move in condition”. Since there aren’t any interior photos, you won’t know what that means until you see it in person.

The post Taking It Up A Notch: Brooklyn Under $500k appeared first on reclaimedhome.com.

Our $385k house

Hey, don’t look at me. I didn’t say it. The NY Post did. As if this is news all of the sudden that starving artists are leaving NYC for more affordable digs upstate.

“Meet the suburban pioneers – folks who’ve migrated to edgy, diverse towns in the Hudson Valley where you can nab a house for less than $350,000.” Pioneers? People lived here before we did. I hate that word “pioneer”! Edgy? Who wrote this? Someone living in the mid west? I’ll give you this….Beacon is edgier than…umm…..Marine Park.

Don’t get me wrong. I’m a big advocate for buying a $350k house in a walkable town right near the train. It’s just that the media tends to hype things a bit much. Even I’m guilty of calling Beacon an artsy fartsy crunchy granola paradise. We checked Beacon out because of the buzz. We weren’t fooled by all of the NY Times articles, but we saw for ourselves that the area was in transition and that’s what we like about it. It still has a ways to go. Our neighbors’ rainbow flag was just stolen from the front of their home. On the plus side, at least you can say we have neighbors with a rainbow flag.

Oh yeah, back to the Post article. The three towns they site are Beacon, Peekskill and Haverstraw. They compare these places to Soho “in it’s day”. Thankfully, I’m not old enough to remember Soho before it was discovered. I’m more of the East Village era myself.

The Beacon and Peekskill couples moved from Park Slope and the Haverstraw couple, from Astoria. Here’s the beautiful thing: All three couples purchased their homes for less than $300k. They all love living in the Hudson Valley.

The post Suburban Pioneers? appeared first on reclaimedhome.com.

I was on the city’s site the other day for one reason or another. It’s a great resource that I never took advantage of. Some of these things are pretty obvious, but there just might a helpful tip or two that you never knew about.

Check it out:

Apartment Hunting Tips : Finding an apartment, securing it and protecting your rights as a tenant.

Tenant’s Rights: Guidelines and legal help

Affordable Homeownership includes information on counseling, lotteries, down payment assistance and home improvement.

Repair and Maintenance for tenants and homeowners

Seniors and People with Disabilities

The post Affordable Housing @ NYC.Gov appeared first on reclaimedhome.com.

I didn’t grow up in an ultra cool brownstone neighborhood of Brooklyn. Being in Midwood, I was sort right in the center of the boro. When my friends and I weren’t running into Manhattan for our thrills, we sometimes hit Sheepshead Bay. Captain Walter’s was a decent bar, always followed by coffee at El Greco or some nasty shit at the not so fast Roll-n-Roaster. (Does anyone remember their late night commercials?)

Sheepshead Bay did kind of fall apart in the 80’s. Lundy’s closed. Then reopened just in time for my high school reunion. Then closed again. Pip’s Comedy Club is gone. But Sheepshead is being resurrected, as all NYC neighborhoods eventually are.

Gerritsen Beach recently reported that the massive landmarked Lundy’s building is now being gutted to make way for a Whole Foods style grocery and restaurant. Prior to that, it was rumored to become an Outback Steakhouse.

The Q Express services Sheepshead Bay. Granted, it’s near the end of the line, but if you have a book and can get a seat, it’s all good. There are shops near the train, which is a few minutes walk to the bay. On the bay, there are plenty of restaurants (mostly sea food) and entertainment. Plus, let’s not forget the fact that the water itself sets this area apart from other neighborhoods. If you’re into walking or biking, Manhattan Beach and Coney Island are well within reach.

There’s a large cineplex in Sheepshead Bay where my family spent many a Christmas Day after our Chinese meal, if ya know what I mean (It’s a Jew thing). The Loehmann’s shopping center is nothing to sneeze at. Who sez you need to hit Century 21 for all of your designer bargains?

Sheepshead Bay has become a diverse area with a large immigrant population that just might give Ditmas Park a bank for it’s buck.

I’ve always felt a warm, fuzzy for the Sheepshead and I actually like what it’s become! And that’s rare, because I’m not thrilled with “new” NYC.

Forgotten NY

The post Affordable NYC: Sheepshead Bay appeared first on reclaimedhome.com.

Like many of the other upper Catskill towns, Windham is strikingly beautiful. It’s all about the mountains. What sets Windham apart from Phoenicia or Athens is that it’s SERIOUSLY all about the mountains. Dude.

This is ski country. And Windham Mountain is not just for serious skiers. Awkward klutzes like myself can enjoy ice skating, snow tubing or snow boarding. Not that I’m not on my ass half the time doing those things, it’s just not as torturous as skiing. Anyway, in 2006, new owners, Windham Mountain Partners, invested over $5 million for new chair lifts, trails, the ice skating center and a restaurant.

The town does have a fair share of kick ass Victorian architecture, quaint shops and crunchy granola services for those who would prefer drooling over homes, shopping and meditating to being face down in the snow. What? You’re an excellent skier? Well, nobody asked you! There’s even a vineyard. In better weather, of course there’s always hiking, kayaking, antiquing and tubing. Not too shabby.

Adirondack Trailways offers service to Windham that gets you there in less than 3 hours. Check out this site for more options. Once in town, you don’t need a car unless you plan on visiting nearby areas.

Homes vary widely in price. Check out that farmhouse listing below for $169k. Or….you can easily spend upwards of a million if that suits you better.

Cons:

3 hours is a tough commute every weekend. When we were doing the country house thing from Park Slope to Kingston, that was only 2 hours and we bitched about that. There are homes within this price range that are closer, however the beauty of this area can’t be matched.

Driving around these mountains….especially at night….is soooo scary!

Windham Chamber of Commerce
Greene County Tourism
Town of Windham
Getaway the Hudson
Lovely Victorian B&B

The post Weekender: Windham, NY appeared first on reclaimedhome.com.

$169k: 2 Family Farmhouse in need of TLC

$199k: 1920 Sears 3 BR

$280k: Rustic Log Cabin

The post Windham Listings appeared first on reclaimedhome.com.

The Times had two articles in the real estate section this Sunday which I’m rolling into one post.

“Cashing out of NYC” informs us of the widening gap between prices in Manhattan and the suburbs. One couple mentioned in the article bought a $690k ranch in Norwalk, CT with the proceeds from the sale of their $899 Manhattan coop. Another couple couldn’t find a loft space in Dumbo for under $600k so they bought a 1350 square foot loft in New Rochelle for that amount.

I suppose The Times never mentioned the word “affordable” in this article, but I’m sorry….$600k for a 1350 sq ft space is a lot of money for your Average Joe. I’ll admit it, I spent more on my Bed Stuy brownstone, but hel-lo, my tenants are helping with my mortgage! Plus taxes and train fare are significantly less money.

The newly renovated loft space is in a converted factory. The couple, both jewelry designers, wanted to be near other artists. I guess only successful ones. So much for the good old days of NYC when artists squatted in abandoned East Village lofts for F-R-E-E. Yeah, I’m that old, kids.

And PS, when I cashed out of my Park Slope home a few years back, I bought 2 houses for the price of one. THAT, my friends, is what cashing out is all about. Gotta find the bargains, baby!

I’m tying this to “A Month of Commuting” because it pertains to the suburbs as well. And because I don’t want to have two NY Times posts.

For the month of January, every day, Times reporters will post an account of a particular commute. They’ll concentrate on the 5 boroughs as well as the burbs. I find this interesting as I’m constantly looking for the “next” area, but of course it ain’t nothin’ if it’s not a good commute to Manhattan. Unless of course, it’s a great weekend retreat.

And if it’s overpriced…screw it.

The post NY Times: Beyond NYC appeared first on reclaimedhome.com.

$549k: 2 Family

$569k: Diamond in rough. OH this Sunday!

$569k: 2 Family w/ details

The post Ocean Hill Listings appeared first on reclaimedhome.com.

Justin at Materialicio.us is good. I believe he was the first one to catch the new Green MLS. At least that’s where I saw it. Listed Green is the MLS for green, sustainable, energy efficient homes and developments worldwide. They screen the listings before they are placed on the website to assure the dwellings are indeed green and not just fake green. You know what I mean. Currently, there are only 2 listings in New York.

The post Green MLS appeared first on reclaimedhome.com.

No Sleep Till….

This Sunday’s NY Times reported that there are bargains in Brooklyn! This just after Crains reported that home prices in the borough were up. Ah, to be fair, although prices have risen, the article states that fewer homes have sold.

So what does this mean for you if you’re looking to buy? It means you may be able to grab that $1.1 million brownstone in Bed Stuy for $950k like Josh and Mary Dennis did. Or nab a new condo in Greenwood Heights for 5% below ask, which would be a million for a 1915 square foot duplex.

The areas you’ll find the most bargains are those that are hurting due to foreclosure, such as Bed Stuy, Bushwick and East New York. There are also condo bargains to be had in neighborhoods that have been overbuilt, such as Williamsburg and Greenwood Heights, which is on the fringe of the fringe of Park Slope South.

The post Bargains In Brooklyn appeared first on reclaimedhome.com.

$255k: 1 BR Apt. OH Sat

$475k: 1 Family

$729k: 2 Family. OH Sun

The post Bay Ridge Listings appeared first on reclaimedhome.com.