Wait! Before you head out to clean up your garden, read these cleanup tips first

Now that Spring is here, and we are all looking for ways to spend some time safely outdoors, many of us are getting anxious to head out to the garden and clean things up.

We see all the dead ornamental grass stalks, the spent perennial stems, and the autumn leaves collected in our gardens and they give us spring fever. We want to bolt outside and spring clean the garden as soon as we can because we know that as the days get warmer, there will be more and more gardening chores to do. But, don’t head out with your favorite clippers and rake just yet! There’s a right way and a wrong way to do a spring garden clean up, according to Jessica over at Savvy Gardening.

First, check out this post from last fall: All the reasons why you shouldn’t do a fall garden clean up. The post encouraged you to let your garden stand all winter in order to provide habitat for many of the beneficial insects and other creatures living in it.

So now, spring has arrived, and if you didn’t do a fall garden clean up as Jessica recommended in that post, you now have a big spring garden clean up facing you. Here are some Spring garden clean up tips that encourage a similar level of habitat preservation for beneficial insects.

How to do a Spring garden clean up the RIGHT way:

  • In early spring, many insects are still in diapause (a physiological state akin to hibernation). In other words, they’re still sleeping. Sometimes they wake up because the weather warms and sometimes they wake up because the day-length increases. Lots of beneficial insects, including pollinators like tiny native bees and pest-munching predators like syrphid flies, lacewings, and parasitic wasps, spend the winter hunkered down in hollow plant stems either as adults or pupae. Cutting down the dead plant stems too early in the spring will disturb them before they have a chance to emerge. Wait as long as you can to do your spring garden clean up. Ideally, you should wait until the daytime temperatures are consistently above 50 degrees F. But, that being said, I’m well aware that gardeners like to cut down old plant stems before new growth starts, so as an alternative to delaying your spring garden clean up, here are two other options:

  • Toss cut perennial and woody plant stems onto the compost pile very, very loosely, or spread them out at the edge of the woods. Many of the insects taking shelter inside the plant stems will still be able to emerge when the time is right.

  • Another option (and the one I prefer) is to take the cut stems and gather them into small bundles of a few dozen stems each. Tie the bundles together with a piece of jute twine and hang them on a fence or lean them against a tree on an angle. Again, the insects sheltering inside of them will emerge when they’re ready. An added bonus of this method: More insects, especially native bees, will move in to the stems and possibly use them as brood chambers all summer long.

  • Then, do a CAREFUL leaf clean up. Again, waiting as long as possible to rake leaves out of perennial beds is the best idea. Hold off on your spring garden clean up until daytime temperatures consistently reach the 50s, if possible. Scores of beneficial insects – ladybugs, assassin bugs, and damsel bugs, for example – hunker down for the winter in leaf litter as adults. Others do so as eggs or pupae. And, adult butterflies, such as morning cloaks, question marks, and commas, nestle into leaf litter for the winter. Luna moths spend the winter in cocoons that look just like a crinkled brown leaf. As you clean up your leaves keep a sharp eye out for these insects and do your best not to disturb them.

    See the rest of Savvy Gardening’s Spring Garden Cleanup tips.

Listing + Selling Your Property During a COVID Stay-at-Home Order

Before we begin, a reminder: the best advice comes from our local government and health officials: Stay Home.

But it isn’t that simple when it comes to Real Estate and shelter. 

Reasons someone may NEED to buy or sell right now:

  • You’ve already bought your next home, but haven’t sold your current one

  • You’ve already sold your current home but haven’t bought your next one

  • You’re a tenant and gave notice (or were given notice) to vacate before COVID-19 began

  • Your financial situation is bad (and was before COVID too)  

  • Personal circumstances like death or divorce 

Reasons to Pause, Watch and Wait:

If you just WANT to buy or sell right now, we strongly recommend you Pause, Watch and Wait. While we don’t know what the future holds and it’s impossible to predict what will happen to the market and prices post COVID-19, we don’t think it’s worth putting yourself and others at health or financial risk if you don’t NEED to sell.

We think you should Pause, Watch and Wait if:

  • You’re looking for a deal and hoping Sellers are desperate (they aren’t)

  • You’ve got time on your hands and like house hunting (this isn’t a hobby for your REALTOR)

  • Your tenant didn’t pay rent and you’re panicking (we’re hoping to hear about relief for Landlords soon)

  • You can’t work right now and are worried about the mortgage (you likely qualify for a mortgage deferral, talk to your lender ASAP)

  • You think you’re invincible and immune to the virus (you’re not)

If you find yourself in a position where you NEED to buy or sell right now, know that West + Main Realtors are working hard to figure out how to make it happen- but it’s not business as usual for anyone. Things are changing daily and we’ll be updating this blog regularly.

What Home Sellers Should Expect: March 27, 2020

Home Preparation Issues

It’s not safe (or even allowed in some cases) to bring in handymen, painters, cleaners and stagers to prep your home for sale. What-You-See-is-What-You-Get is generally what’s happening during COVID. 

Restricted Marketing

While many REALTORS are using video, digital marketing and off-MLS networking to get their listings seen, marketing homes isn’t as easy as it was just a few weeks ago. The goal is no longer to get as MANY eyeballs on a listing – it’s to get the RIGHT eyeballs on it. REALTORS are balancing the need to advertise their listings with the public’s understandable distaste for marketing right now, and weighing the pros and cons of being listed on the MLS during a pandemic.

  • Not happening: Open houses, large-scale social media promotion, pricing games to attract multiple offers

  • Happening, but different: Photography and video (not likely professional), listings on the MLS

  • Happening intentionally + strategically: Targeted marketing to qualified and motivated Buyers 

Restricted Access to Professionals

Buying or selling a home involves a lot of people, and right now, they may not be able to do their job because of COVID-19, either due to illness, quarantine, self-isolation or government ‘essential services’ definitions. This includes photographers, stagers, home inspectors, appraisers, real estate lawyers, insurance agents, lenders and title company representatives. 

If you’re selling your home during COVID, be ready to lower your service expectations and be flexible at every stage of the sale. 

Showings

Pre-COVID, our goal was to get as many people to see your home as possible. And now? We want the RIGHT Buyers in there – and we need to be creative in order to reduce personal contact. Smart agents are previewing homes without clients, providing video walk-throughs to their Buyers and increasingly, Buyers are making offers sight-unseen. 

If you’re living in your home while it’s for sale, make sure to seriously consider the risks that you are putting yourself/your family/potential Buyers and their agents in and take precautions to mitigate those risks. Better yet: move out while your home is for sale.  

Condos

If you’re selling a condo during COVID-19, there are a number of unique obstacles to be ready for:

  • An increasing number of condominium buildings have restricted access solely to residents. If REALTORS and their Buyers cannot see the unit, it may not be possible to sell it. Alternatively, you may have to accept a ‘sight-unseen’ offer that is conditional until they can view it, or a heavily discounted price to reflect the risk the Buyer is taking. 

  • Challenges getting HOA documents, FHA approvals and other needed documents.

  • Social distancing is harder in a condo, and elevators and common spaces present unique safety challenges to Buyers and their agents. 

Tenanted Properties

If the home you’re selling is currently being leased, know that you likely aren’t able to guarantee vacant possession right now. Landlords are not currently allowed to evict tenants and the current Stay-at-Home orders are going to make it more difficult to move in and out. You will need to include special clauses in any offer to protect you and may have issues on closing if you’re selling to someone who wants to move into the home themselves. 

Also: you likely can’t force your Tenants to allow showings, given all of the legitimate safety concerns right now.

Offers

Thankfully, many Realtors, including our agents, have long been using electronic signatures to sign offers and ‘presenting’ them via email, phone or video conferencing. But offers are far from business-as-usual right now. 

Longer conditional periods for financing and inspections are the norm these days, and non-standard COVID clauses are being added to offers to address potential closing issues, delays, illness and issues with pre-close visits. 

Deposits can be a challenge too – while banks are still open and more title companies and brokerages are accepting wire transfers, a Buyer typically has to deliver Earnest Money within 72 hours of an offer being accepted – and that may or may not be possible during COVID. 

Closings

If you are successful in selling your home during COVID, you’ll need to prepare for:

  • How to handle the buyer pre-close visits (if the buyer, their agent or someone in your home is sick, isolated or quarantined)

  • Delays due to appraisal issues (appraisers may not be available, able to do their job or they may be discounting values)

  • Serious issues that jeopardize closing – While Buyers can’t just ‘walk away’ from a firm sale (and the repercussions are serious if they do), we may very well see Buyers unable to close because their job or financial situation changes or they are unable to obtain insurance.

  • Title companies are currently open, but it’s possible they will be shut down temporarily at some point, which would mean all closings would be paused. We’re hoping this doesn’t happen – but it might. 

  • Closing issues: Throughout most of the process, both buyers + sellers are able to sign documents electronically, but most closing documents require a notary which may or may not be possible in the future.

  • Movers: If movers are not available, you may need to be creative with organizing your move. 

Selling your home during COVID-19 isn’t easy – but it’s not impossible either. If you NEED to sell your home, be ready to be flexible and deal with obstacles and delays. If you don’t NEED to sell? We recommend you Pause, Watch and Wait.

Want to talk through the obstacles, options + opportunities? We’re here for you.

Fannie Mae, Freddie Mac Relax Appraisal, Employment Verification Standards

Will allow drive-by and desktop appraisals in certain circumstances.

Citing the extraordinary circumstances that the country is facing with the ongoing spread of the coronavirus, the Federal Housing Finance Agency announced Monday that it is directing Fannie Mae and Freddie Mac to ease their standards for both property appraisals and verification of employment.

The moves are part of a growing effort to “facilitate liquidity in the mortgage market during the coronavirus national emergency,” the FHFA said in an announcement.

Appraisal Alternatives

According to the FHFA, Fannie Mae and Freddie Mac will use “appraisal alternatives to reduce the need for appraisers to inspect the interior of a home for eligible mortgages.” The issue of appraisers needing to inspect homes as part of the mortgage process has been a mounting concern as the virus has continued to spread throughout the nation.

Considering that new research shows that the virus can live for “several hours to days in aerosols and on surfaces,” appraisers entering homes to inspect may lead to increased spread of the virus. Beyond that, cities and even entire states are going into lockdowns, thereby prohibiting appraisers from traveling to houses to inspect them.

As a result, the FHFA has directed the GSEs to begin using both drive-by appraisals and desktop appraisals in certain circumstances to ensure that the mortgage process is not held up due to appraisal issues. “Effective immediately, we are allowing temporary flexibilities to our appraisal inspection and reporting requirements,” Fannie Mae said in an announcement sent to lenders Monday morning.

“We will accept an alternative to the traditional appraisal required under Selling Guide Chapter B4-1, Appraisal Requirements, when an interior inspection is not feasible because of COVID-19 concerns,” Fannie Mae continued. “We will allow either a desktop appraisal or an exterior-only inspection appraisal in lieu of the interior and exterior inspection appraisal (i.e., traditional appraisal).”

It should be noted that the change to the GSEs’ appraisal policies mostly affects purchase mortgages. For a more detailed breakdown of the policies, click here.

According to the bulletin, the preferred appraisal method is still the traditional appraisal. If that is not available, the GSEs prefer a desktop appraisal, where the appraiser doesn’t inspect the property or comparable sales. Instead, the appraiser relies on public records, multiple listing service information, and other third-party data sources to identify the property characteristics.

If a traditional or desktop appraisal is unable to be performed, an exterior-only inspection is allowed in certain circumstances. In all cases, the use of appraisal alternatives is available only on certain loans. See the graphic below for details on what loans are eligible for an appraisal alternative.

Beyond that, the FHFA notes that employment verification is becoming increasingly more difficult as many businesses have either shut down entirely or are running with skeleton crews as a result of the virus. To that end, the GSEs will accept alternative forms of employment verification, including a recent paystub, to ensure lending can continue.

Employment Verification

Specifically, the FHFA states that “in the event lenders cannot obtain verbal verification of the borrower’s employment before loan closing, the Enterprises will allow lenders to obtain verification via an e-mail from the employer, a recent year-to-date paystub from the borrower, or a bank statement showing a recent payroll deposit.”

And here, from Fannie Mae’s bulletin, is more detail on how each of those forms of verification of employment will work:

  • Written VOE: The Selling Guide permits the lender to obtain a written VOE confirming the borrower’s current employment status within the same timeframe as the verbal VOE requirements. An email directly from the employer’s work email address that identifies the name and title of the verifier and the borrower’s name and current employment status may be used in lieu of a verbal VOE. In addition, the lender may obtain the VOE after loan closing, up to the time of loan delivery (though we strongly encourage getting the verbal VOE before the note date).

  • Paystub: The lender may obtain a year-to-date paystub from the pay period that immediately precedes the note date.

  • Bank statements: The lender can provide bank statements (or other alternative documentation as permitted by Selling Guide B3-4.2-01) evidencing the payroll deposit from the pay period that immediately precedes the note date.

The FHFA notes that lenders should “continue to utilize sound underwriting judgment to ensure these alternatives are appropriate to the borrower’s circumstances.”

Both the adjusted appraisal and employment verification standards are in effect through May 17, 2020, according to the FHFA.

For more information on the appraisal alternatives, click here.

And for more information on the employment verification alternatives, click here.

Stay Home + Color! Download West + Main Coloring Sheets to Print and Enjoy

KIDS-WM Coloring Pages Printable_Page_2.jpg

We know it’s hard to keep yourself and/or the kiddos entertained for days on end while stuck at home…hang in there, we’re here for you!

Download these Designs
Download these designs


1. Download West + Main Coloring Sheets

2. Print

3. Color

4. Post on Instagram or Facebook and tag @westandmainhomes

5. Email us your name + mailing address at hello@westandmainhomes

6. Enjoy a Surprise from West + Main Homes!

We can’t wait to see + share your colorful creations!!

"Should I buy a house?" - Googlers want to know

Should I buy a house? That is the question on Americans’ minds — literally, Google search data shows.

Google searches in the U.S. for “Should I buy a house” doubled in March from last month, reaching an all-time high last week, according to Meyers Research. The jump could mean that potential homebuyers are torn between taking advantage of historically low interest rates and waiting to see the effect that the coronavirus outbreak will have on the economy. 

“Why are they [Americans] searching that [“Should I buy a house”]? Is it because rates are low, and they want to buy? Or because they were looking, and now they wonder if it’s still OK to buy?,” said Ali Wolf, director of economic research for Meyers Research, who flagged the data from Google Trends, a real-time indicator of consumer sentiment. Google began collecting search data in 2004.

Since the beginning of March, Google users in the U.S. also searched “Mortgage loan” more than they did any month prior, double the rate of searches in February. The phrase “Mortgage rates today” also reached its all-time high last week on Google Trends. 

Searches for “Should I buy a house” and “Mortgage rates today” peaked on March 3, and searches for “Mortgage loan” peaked on March 4, following the Federal Reserve’s sudden move to cut interest rates by 50 basis points to combat the economic impact of the coronavirus. The 30-year fixed mortgage rate fell to a record low of 3.29% last week, according to Freddie Mac, and experts predict mortgage rates will continue to fall.

Search for homes

Google searches may not translate into actual home purchase

But the Google search frenzy does not necessarily mean people will buy a home. The last time search activity for homebuying peaked was in June 2018 and the housing market actually slowed down, according to Wolf.

Currently though, mortgage rates are more than 100 basis points lower than they were in June 2018, which could counteract previous effects, she said. But this time around, given concerns over the coronavirus it is unclear whether Americans will be ready to pull the trigger on a home purchase.

Action-oriented searches, like “Applying for a mortgage,” have not substantially changed since coronavirus fears hit the economy, and searches for real estate listing sites have stayed relatively steady. Americans are searching “Zillow”  at the same rate they did in March 2019 and “Realtor.com” 3% less, while “Trulia” had a 12% dip in searches year-over-year. Searches for the phrase “homes for sale,” are slightly down from its peak in summer 2019, but is 2% higher than this time last year. 

Whether the coronavirus or low interest rates tip the housing market could depend on whether the U.S. economy falls into a recession.

“The housing market is somewhat dependent on jobs, so as long as layoffs aren’t deep and aren’t kicking in soon, the housing market can chug along,” she said.

Sarah Paynter is a reporter at Yahoo Finance. Follow her on Twitter @sarahapaynter