Saying that shopping for a home can be overwhelming is an understatement. You must consider various factors, including location, neighborhood, layout, number of bedrooms and bathrooms, and even school districts. Not to mention that you need to evaluate essential features such as storage, amenities, or even finishes on the newly renovated kitchen.

But savvy home buyers know that some of the most important things to check are the ones you don't admire at first glance, such as the age of the roof, the stability of the foundation, or, in this case, the condition of the home’s HVAC system. 

The heating, ventilation, and air conditioning (HVAC) system is a critical component that is often overlooked, but it can directly impact your monthly energy bills, air quality, and comfort in the home. And the reality is that it's one of the most expensive things to replace. If it breaks as soon as you move in, brace yourself not only for an uncomfortable stay but also for a steep out-of-pocket cost. 

Before deciding whether to make an offer on your dream home, here are some things you should check to ensure that the HVAC system is in good condition:

During home showings, it's important to determine the type of HVAC in the home. The most common type of system uses a forced air furnace for heating and a central air conditioner for cooling. Meanwhile, many older homes have a forced air furnace but no central AC. Modern homes might have high-tech ductless mini-split systems, while other homes use boilers and heat pumps. Some homes have combined heating and cooling equipment, while others have separate units. Also, find out what brand the system is and check its reputation for reliability.

Likewise, you’ll want to consider the home’s power source. Does it use a gas or electric furnace? Gas furnaces typically have lower fuel costs but are more expensive to install, while electric furnaces typically have easier and less expensive installation and maintenance but higher fuel costs. 

Each system has its own advantages and disadvantages, and understanding the type of system in the home you’re looking to buy will help you determine the type of maintenance required to keep it running efficiently. A well-maintained system will keep you comfortable and safe, lower your energy use and costs, and protect your investment. If you’re unsure or need more accurate information about the type of system the home has, it’s better to consult an HVAC specialist.

This is essentially the most important, as the age of the HVAC system can be a strong indicator of its efficiency and how soon it will need to be replaced. With proper maintenance, most systems have an average lifespan of:

• Heat pumps and air conditioners: 10-15 years

• Furnaces: 15-20 years

• Boilers: 15-30 years

Also, keep in mind that most HVAC systems that are over ten years old are significantly less efficient than newer units being manufactured and installed today. 

To find out the age of the HVAC, check the unit itself as it contains the model number and serial number—information that will tell you exactly how old the system is.

But just because the system is considered old, it does not always mean it needs to be replaced. The biggest factors that affect the lifespan and efficiency of an HVAC unit are the quality of its installation and how well it has been maintained. An HVAC system that has been regularly serviced is more likely to be in good condition.

If you're serious about a particular house, ask the seller if you can see the installation, maintenance, and repair history of the HVAC system. Check for records of annual tune-ups, filter changes, and major repairs or parts replacement. Also, don’t forget to ask if the unit was installed by a reputable company, and whether the services and repairs were done by a trained HVAC technician. Knowing these things matters because if you do purchase the home, the documentation can be helpful for future repairs.

Related to the age of the HVAC system is the question of whether or not it's still under warranty. Some units come with lifetime warranties, while others end as soon as the house sells. If you are told there is a warranty, will it transfer to a new owner? And what does the warranty cover? Finding out these details can help you determine if any future maintenance will be covered.

Likewise, you might want to check the energy efficiency rating of the current system. Furnaces and heating systems should have a strong AFUE (Annual Fuel Utilization Efficiency) rating (at least 90%), while cooling systems with high SEER (Seasonal Energy Efficiency Ratio) ratings are more desirable (SEER of 15 or higher). Consider the overall state of the HVAC system in terms of energy efficiency, as it can lead to manageable utility bills and a smaller environmental impact.

Lastly, be on the lookout for any physical signs that the HVAC system may need repairs or replacement soon. These may include:

• Water marks

• Visible rust, decay, or corrosion on the unit

• Odd noises such as banging or rattling

• Unpleasant odors coming from the vents

• Uneven airflow throughout the home

• Excessive dust

• Frequent cycling on and off

Don't be afraid to check for these warning signs on the unit. Walk around the house so you can feel the difference in temperature and air or heat flow. Turn the unit on and take note of any strange noises or odd smells you experience, as these could indicate underlying issues that might lead to serious damage or a need for servicing.

Why an aging HVAC can be a deal breaker when you purchase a home

• Financing complications - While an older but still functional HVAC unit might pass inspection, any signs of potential problems can cause delays or even disqualify the home from loan approval. This is especially true for government-backed mortgages, such as the FHA or VA loans, where homes need to meet certain livability standards. 

• Can lower a home's appraised value - A failing HVAC can drag down a home’s value, which is a huge deal regardless of the loan type. If the home doesn’t appraise for at least the purchase price, your lender might reduce the loan amount, forcing you to cover the difference or walk away from the deal entirely.

How to use the age of the HVAC system as a negotiating power

If your dream home's HVAC has been there for more than a decade or is nearing the end of its lifespan, you can use it as a negotiating point. Home sellers know that old HVAC systems can potentially scare away potential buyers, so you have more negotiating power than you think. You might want to consider asking the seller to replace the system prior to closing, or work out a deal where they will reduce the asking price for the home.

Before finalizing your offer, get a quote from a local HVAC company to better understand the cost of potential replacement. With a trusted real estate agent by your side, you can come to the negotiating table with real numbers and factor those into your offer.

POV: You're a homeowner thinking about downsizing, upsizing, or relocating to a new area. Your biggest dilemma now? It’s probably this: whether to sell your current home before buying a new one, or buy first and then sell.

It's a common situation for many homeowners who are on both sides of a home sale transaction. Selling first can provide financial certainty, while purchasing first means you don’t miss out on your dream home in a competitive market. Both options come with their pros and cons. However, in this blog post, we’ll break down the benefits and drawbacks of buying a new home before selling, so you can understand what you’re signing up for if you find this approach appealing. 

This strategy is not uncommon in the real estate world, especially for homeowners who find their dream home before they’ve managed to sell their existing one. However, as with any decision, it requires careful planning, understanding of your current housing market, and a full assessment and consideration of your financial situation.

Benefits

Buying first means you can move into your new home seamlessly, without the need to set up temporary living arrangements. Finding short-term housing can be a hassle, not to mention costly and stressful. By buying before selling, you won't need to spend money on a double move, nor pay for temporary housing costs, including deposits and utilities.

You can transition directly into your new space whenever it's convenient for you. You won’t be living in a house that needs to be ready at all times for showings to potential buyers. This can be especially helpful for long-distance moves or families with children, or individuals with specific needs.

One of the biggest advantages of buying before selling is that you can take your time exploring your options and house-hunting at your own pace, without the pressure of needing to move out quickly. It will also allow you to make any necessary repairs or renovations to your current home to potentially increase its market value.

Drawbacks

Owning two properties simultaneously means you will be holding two mortgages at once, which can be financially challenging. It can stretch your finances, especially if your old home doesn't sell as quickly as you anticipated. It’s critical to have strong financial stability and do meticulous planning to ensure you can afford this situation.

Depending on your income and credit profile, it can be more difficult to secure financing for a new home when you already have one. Lenders may require higher income levels and better credit scores to mitigate their risk. And without the proceeds from your current home sale, your debt-to-income ratio could disqualify you from getting a second mortgage.

If you're shopping for a new home before selling your old one and need to include a home sale contingency in your purchase offer, some sellers may see your offer as less appealing. They might prefer offers from buyers without contingencies, thinking that your unsold home will impact your ability to follow through on your bid.

You may feel pressured to accept a lower offer for your old home just to sell it quickly since you're managing two mortgages at once. Or if the market shifts after you buy, your old home could sell for less than expected. Either of these scenarios can leave you with financial gaps that could affect your plans.

Buying Before Selling: The Road Less Traveled

Should you buy before you sell? Or go to the conventional selling first of your old home before buying a new one? The truth is this: there's no one-size-fits-all answer. The decision that will work best for you should be made based on a number of factors: your financial capacity, current market conditions, risk tolerance and flexibility, and personal timeline, among others. Should you decide to buy first, seek expert advice from a knowledgeable real estate agent to help you navigate this complicated journey. This way, you can create a plan that aligns with your personal needs and financial goals.

Whether you'll be working on small upgrades to simply refresh your space this summer, or diving into a major remodel before listing your home for sale, remember that preparation is key. It’s important to take a step back and plan before kicking off your long-planned renovation. 

From properly storing your valuables to securing your home against theft, take note of these simple yet effective tips to protect your space, your sanity, and your biggest investment to avoid costly repairs later on.

1. Identify areas that will be affected.

Before diving into any remodeling project, whether you're hiring a contractor or going DIY, it’s important to understand its full scope. Begin by deciding whether you are staying at home or moving out, especially for large-scale renovations. Identify areas of your home that will be exposed to risks and block these off with signs, barriers, and tape. Let your household know about any potential risks, and make sure to keep children and pets away from work areas.

Consider the potential hazards, including dust, debris, or heavy equipment, and how these could impact your home and belongings. Before the crew starts working, relocate essential furniture and items to a different room for convenient access. Having a solid plan of action in place and setting realistic expectations before a remodel is the best way to minimize stress and disarray throughout the project.

2. Properly store fragile items.

Relocate items that may be in the way and properly store fragile items to prevent damage during remodeling. For delicate items such as glassware, ceramics, electronics, art, and other keepsakes, wrap each item carefully and pack them in sturdy boxes designed for moving. Clearly label each box with its contents and add a “fragile” note to ensure careful handling. Find a safe room for storage or consider renting a self-storage unit as a temporary solution.

3. Keep an inventory of your belongings.

Keeping a detailed inventory is essential for insurance purposes and for tracking any potential damage. Document all items in the remodeling area, noting their condition and location. Take photos as well to serve as a visual record. Update your inventory as items are moved or stored. This organized approach will not only keep your belongings safe but also help you easily identify and address any issues that arise during or after the remodel, providing you with peace of mind during the entire project.

4. Invest in or tighten up your home security system.

Your home is more vulnerable to theft and trespassing while the renovation is ongoing. So if you have the means to, tighten up your security or invest in a home security system so you can have peace of mind, especially when you're not around. 

Install CCTV cameras, motion light sensors, and alarms for better monitoring. Make sure to securely lock rooms where valuable items are stored, and that only you or a trusted family member has the keys to prevent unauthorized access. Moreover, make sure someone is there to receive the deliveries of tools and materials, and have them stored in a safe place until needed.

5. Take precautions against fire hazards.

After securing your property and belongings and before starting the renovation, it's also important to take precautions against fire hazards. Test fire alarms and carbon monoxide detectors to guarantee that they’re working. Likewise, make sure to keep fire extinguishers near areas where any electrical or flammable materials will be used.

6. Use protective covers on parts of the house prone to damage.

Use protective covers to shield parts of your home that are prone to scratches, dents, spills, and other damage that could occur during the renovation. This includes floors, countertops and surfaces, corners and door frames, appliances, and other high-traffic areas.

• Protect countertops and any flat surfaces with cardboard. Wipe down your counter before taping the edges to keep out debris and to keep the cardboard in place.

• Cover floors with construction paper, hardboard, or plastic floor protectors. For carpeted floors, use a heavy canvas dropcloth. Prioritize the floor that leads from the work area to the outdoors, but also don't forget about other paths such as the one leading to the bathroom or the electrical panel.

• Cover furniture and appliances with plastic sheets, tarps, or drop cloths to prevent dust and debris. You can also repurpose old sheets and blankets for a cheaper option. Just make sure to secure any covers with a good quality painter’s tape to prevent them from shifting or falling.

• Protect door frames and edges from bumps by using cardboard, securing it over bent corners with painter’s tape.

7. Minimize dust.

While construction dust and fumes are unavoidable, they can be hazardous. This is why it's vital to take extra precautions to help maintain a cleaner environment and safeguard your belongings from dust-related damage. Start by sealing off the work areas with plastic sheeting and tape to prevent dust from spreading to other parts of your home. Don’t forget to cover doorways, vents, and windows as well. 

Using air purifiers with HEPA filters is a must to help reduce airborne particles and keep the air cleaner. Regularly sweep, dust, and vacuum the affected areas to minimize dust buildup, especially at the end of each work day. Using a HEPA-filter vacuum cleaner is better to trap fine particles, as standard vacuums will only blow them back into the air.

8. If hiring contractors, communicate openly and regularly.

Effective communication is crucial when hiring contractors to do the remodeling work. Since they will be constantly coming and going into your home, it can feel like an invasion of your personal space. Start by setting work hours so there's no confusion about when crews should be on-site. 

Never hand out physical copies of your house keys. If possible, use smart locks with temporary codes that you can disable when the project is done. Likewise, discuss any specific instructions for handling or accessing any valuable items. Setting clear expectations with your contractors from the get-go can help prevent misunderstandings and ensure that the process remains professional.

9. Have a plan for post-renovation cleanup.

The moment you decide to become a first-time home buyer is a huge feat on its own. After all, buying a home is both a momentous financial and emotional commitment. And just like any critical decision, you need to be sure it's right for you, no matter what anybody else says.

Asking the right questions is crucial, especially when plunging into homeownership. There's always been a long checklist of questions for you to know and understand every part of the real estate transaction—from your home search, inspection, up until closing or even beyond. There are also many insightful questions geared towards your mortgage broker, real estate agent, home inspector, and other professionals that are part of the homebuying process. 

But how about “soul searching” questions you should be asking yourself first? Many times, these questions are often overlooked simply because they can make you feel uncomfortable. But the decision to purchase a home, despite being influenced by different factors, is deeply personal and subjective. Hence, it should be taken only after checking everything carefully. And that includes checking within yourself.

So, even before starting your home search and hiring a local real estate agent, here are five crucial questions to ask yourself before deciding to buy your first home:

1. Why do I want to own a home?

The first question to ask yourself is this: What's my real reason for wanting to buy? Even though homeownership might make more sense in many aspects, understanding your own motivation can provide clarity and help align your decisions. 

Remember that there’s no right or wrong answer—just something that truly resonates with you and your goals. Are you buying your first home out of practicality, insecurity, or societal expectations? Do you see it as an investment? Or are you just trying to sell yourself the idea of owning a home? Do you see it as a symbol of your freedom and independence? Are you itching to redesign your rooms with some Pinterest-inspired ideas?

Some reasons might be better than others, so it is crucial to recognize your desire to purchase. After all, homeownership is a big life decision, and you need to be fully aware of the commitment it requires before you sign on the dotted line.

2. Have I recently gone through a loss?

Have you recently gone through a painful breakup, the death of a loved one, lost your job, or suffered any negative event in your life? Emotionally speaking, we feel like the best way to cope during a time of loss is to start over. And there's nothing wrong with wanting a reset, to aim for a fresh, new beginning.

However, a time of loss is truly a challenging, high-stress moment, which means it might not be the best time to take on a huge responsibility such as having a mortgage. Moving is probably for the best, yes, but buying a new home is an entirely different situation. Will you be able to handle taking out a home loan when you’re still not stable emotionally? 

Stability is key when it comes to buying a home, and the last thing you’d want is to be in a situation where you purchase a home and then find yourself faced with the need to change things up because you subconsciously make housing decisions out of stress, frustrations, or fear. It's better to wait until you’re past a negative phase in your life to potentially avoid major headaches and only make things worse.

3. Am I okay with staying put?

Are you ready to commit to living in one place for a considerably longer time? When thinking about these questions, also take into consideration the following:

• Will I be changing jobs anytime soon?

• Is getting married part of my long-term plan?

• Am I going to start a family (in the near future)?

• Will I need to move back home to take care of aging or sick parents?

  While there's no way to predict what exactly will happen in your life in the next five to ten years, it’s good to have a general idea of where you’ll be. If you’re thinking about purchasing your first home but in the back of your mind, you’d like to try living in another city or country sometime soon, you might want to reconsider your decision. 

Buying a home takes time, and it’s considered a long-term investment for this reason. Moving also takes time, and so does settling down and enjoying your new home. It’s better to stay put for at least five years to gain enough equity from your home and make it a sound financial investment. Otherwise, if you sell earlier, you may end up taking a loss on the deal.

4. Am I ready for a mortgage?

There's no denying that getting a mortgage is complicated. But unless you pay for your house in cash, you’ll have to prepare yourself for having monthly mortgage payments. In this case, it might be helpful to find yourself: Am I okay with owing money to the bank?

Your payments will stretch out over the years—may it be a 15- or 30-year mortgage. You will have to pay the interest on the loan as well. It can also be difficult to pay down your principal when you’re constantly trying to cover other costs, such as insurance, property taxes, and other related expenses. It’s a huge challenge that is not for the faint of heart. This is why it’s critical to assess what your monthly mortgage payments will look like after buying a house and how it will affect your household expenses and overall budget.

5. Am I prepared to be a homeowner?

If you're going from being a renter to a homeowner, don’t miss this important question. Can you tolerate the not-so-pleasant parts of homeownership? While there are many benefits of owning a home, there are also responsibilities, which is why you must ask yourself if you’re ready to be a homeowner.

Responsibilities such as upkeep, general maintenance, and unexpected repairs are things you have to keep in mind.  Are you ready for these things? Do you have the time, interest, and the right skills to handle basic maintenance tasks around the home? If not, will you have enough funds or be able to save up enough to hire professional help for advanced repairs? 

After all, as a homeowner, you are your landlord! So if you can't imagine having a home maintenance issue without a landlord to call to solve it, you might want to put off buying for now or at least consider a low-maintenance option, such as a condo or new construction.

Final Thoughts

Owning a home is like being in a “long-term relationship” with no easy way out. You should not only be financially ready, but you should be emotionally prepared as well before deciding to purchase. If your heart isn't in it and you’re not yet ready for the long-term commitment, it’s best to reconsider before taking the plunge.

They go by different names depending on the region: accessory apartment, in-law suite or in-law apartment, granny flat, second unit or secondary suite, and are also known as ohana units in Hawaii and casitas in the Southwest.

Regardless of what they're called, an accessory dwelling unit, also known as an ADU, is an additional living quarters on single-family lots that is independent of the primary dwelling unit, according to the U.S. Department of Housing and Urban Development. The separate living spaces are equipped with kitchen and bathroom facilities, and can be either attached or detached from the main residence.

ADUs have been steadily gaining popularity due to their flexibility. They’re originally designed to provide convenient and private housing to family members as they age. But these suites have evolved outside of this more traditional purpose and are now being used to provide housing for younger family members as they save for their place, or to help the homeowner generate passive rental income.

Read on to know more about accessory dwelling units, see their variety of uses, and key considerations if you’re looking to add one to your property.

The classic ADU or in-law suite is a self-contained space that offers both proximity and privacy. At the very least, it includes:

• A separate entrance

• A bedroom or sleeping area

• A full bathroom

• Others may also include a kitchenette or even a full kitchen, and a living room

• Attached - An ADU that is connected to the main house or part of the primary residence but is designed to be an independent living space. This unit usually has a separate entrance on the side or back of the house. Attached additions typically require less space than their freestanding counterparts and are less expensive to build.

• Detached - A detached in-law suite is often a smaller, standalone structure built on the same property as the primary residence. It offers more privacy than an attached suite so it's more desirable for a rental unit.

• Interior ADU or a converted existing space - This type of ADU is a separate unit located inside the main house. It can be an existing area that’s been converted or modified to create a separate living space, such as a basement or an attic, but may feature a separate entrance.

An ADU is a versatile feature that can serve many purposes. Here are some uses to consider:

Home office - It could be the perfect place if you're looking to work from home or want to have a dedicated office for your small business.

Guest quarters - Suitable accommodation for out-of-town guests or relatives, so you both can have a little privacy even while staying within your property.

Residence for adult children or aging parents - Multigenerational living is on the rise due to the rising costs of homeownership. Since ADUs are flexible living spaces, it’s a great way for families to function together as a whole unit while maintaining each other’s independence and privacy. Adult children who are still establishing themselves financially can use it as a tiny home. Likewise, it can also be a permanent and practical dwelling for aging parents or relatives, especially for young families who want a home-share situation.

Rental unit - Since many ADUs can be considered as fully equipped apartments, they make ideal rentals. Renting it out for an extended period, or even for shorter terms through apps like Airbnb or VRBO, can help you recover the expense of building the unit and could potentially help you pay your mortgage. 

1. Local building codes and zoning laws

Before dreaming about having an in-law suite, research local zoning laws first, as every locality has different rules regarding lot size, accessory dwelling units, and parking, among others. To find the laws specific to your property, go to the zoning office with your lot and block number to find out if having such a suite on your property is permitted. Even homeowners' associations may have stipulations when it comes to an in-law suite and its use.

If you're looking to have an ADU for income generation, there may be additional permits or inspection requirements for rental compliance, and it’s important to look into that before you start the process.

2. Purpose

Determine who will use it and what the purpose of your in-law suite is, so you can decide on which features are most important. If the space is to be used by aging parents, you may want accessibility features like wider doorways, ramps, or grab bars. If it’s for your small business or home office, you may need to think about the layout that will work best for you and your needs.

3. Utilities and infrastructure

ADUs often use the same utilities as the primary residence, which is why it’s crucial to ensure the existing gas and water lines and electric lines can handle the additional living space.

4. Budget and financing

While in-law suites are generally smaller and can be less of an undertaking than other living spaces, don’t forget that it may still be a significant financial investment. Make sure to explore your budget and financing options ahead of the project. There are several options you can consider, such as home equity loans, construction financing, and cash-out financing.

The Bottom Line

With its flexibility and multiple benefits, in-law suites or ADUs have the potential to meet the wants and needs of anyone who needs a little extra space.

A house is only as stable as its base. It can have luxurious finishes and modern appliances, but without a strong foundation, it can pose safety concerns that can potentially put you and your family at risk. 

Foundation problems are dangerous since they can lead to significant issues throughout the rest of the home, including structural damage, mold, water damage, and even pest problems.

For homeowners, it's crucial to know that foundation problems can come with all sorts of warning signs. The earlier you address these issues and have them fixed, the more likely you are to reduce repair costs and avoid serious damage to the rest of your house.

For buyers searching for their dream home, know that issues with the foundation can only be revealed after a home inspection. Many homeowners are often unaware of foundation problems, or else they should’ve disclosed that information to you when you first viewed the home. It’s important to know whether these foundation issues are minor speed bumps or major dealbreakers on your road to homeownership.

Common warning signs of foundation problems on a home:

Small hairline cracks on the foundation and along interior walls are relatively common and are nothing to worry about. They're often just indicators that the property has undergone a period of normal, minor settling. However, if you notice any horizontal cracks, or those that are wider than a quarter of an inch and continue to widen or lengthen over time, this often indicates a more serious issue with the foundation. Worsening cracks can lead to severe structural damage, especially since water or insects can work their way inside the home.

Moisture and excess humidity, especially during summer, often cause wood to swell. This results in doors and windows that stick when you try to open or close them, or they may not close or latch properly. But if you notice there haven't been any drastic changes in heat or humidity lately and your doors and windows continue to stick year-round, then a foundation problem is more likely the cause. When the foundation settles, shifts, or sinks, it creates an imbalance in the home's structure. This imbalance causes the framing around the doors and windows to shift or bulge slightly. You may also notice the window frames starting to pull away from the surrounding brick.

Aside from cracks, if you see warped, buckled, or bulged spots in the home's siding, it’s a common indicator that there’s something wrong with the home’s foundation. Any visible gaps between the siding planks or bricks are also a dead giveaway that there's a problem.

Sagging or uneven floors are not only unsightly but can also pose safety concerns. This happens when the home's foundation shifts or settles, causing the support beams to separate and the walls to become compressed. Likewise, bouncy or spongy floors, particularly if accompanied by popping or creaking, are usual indicators of foundation settlement or moisture-related concerns in the crawl space.

Water can cause serious problems with your home's foundation, so assessing your property for drainage issues is a great way to identify problems early. After it rains, walk the perimeter of your house to see how the ground drains water. If you notice pooling, you likely have problems with drainage, which can cause major issues for your home’s foundation.

Bottom line

For homeowners, the best course of action is to seek professional help

Foundation issues, no matter how minor, are serious and should never be ignored. Even if you think of yourself as a skilled DIYer, there's not much you can do with these kinds of issues beyond noting the affected areas and providing the necessary information to a foundation repair specialist. These professionals will then assess the damage to the home and determine if the foundation is at risk of collapse or if it can be repaired.

For buyers, should you buy a home with foundation issues?

Once the home inspection reveals problems with the foundation, it will likely cause a delay with closing. Lenders are generally cautious about homes with foundation issues, so your mortgage application and approval status could also be at risk. Your first call should be to seek advice from your trusted real estate agent on how to proceed. You can be in a good position to negotiate with the seller to pay for repairs. But if the damage is too extensive or the seller refuses to pay out of pocket, the best way to deal with it is to simply walk away and start your home search again.

Since purchasing a new home is a monumental decision, house-hunting can be a stressful and emotionally draining experience. Add kids to the situation, and it can get even more complicated. However, involving your children in the home-buying process can make it more meaningful. Moving into a new home is a major family milestone, after all, so kids shouldn't be left out. 

In this blog, we list five tips to keep your kids involved and informed about the home purchase. They may not fully understand its many aspects, but making your children feel included and valued can help ease the transition and get them excited about relocating.

Establishing open and honest communication is the first step if you want to involve your children in the home-buying process. While this might depend on their age and level of maturity, it's crucial to make them understand the reason for the move and what to expect during the house-hunting journey. Allow them to ask questions and share how they feel, especially if they’re anxious or excited about the upcoming transition.

Help them understand the realities of home buying, such as why some homes might not fit the family’s needs, delayed timings, possible setbacks, and so forth. Let them know that you will value their preferences and input and acknowledge their emotions throughout, but you will still be the one to make the final decision since there are several factors to consider.

One of the most exciting phases of your home search is the initial research. Aside from looking at possible properties, you also search for neighborhoods, school districts, and local amenities and features that are important to you and your family. When envisioning (and listing down) your needs and wants, don't be afraid to discuss it with your kids. Create a family wish list that includes must-haves and nice-to-haves to help narrow down your search. 

Understandably, your children’s needs and preferences for a new home can vary greatly depending on their age, interests, and priorities. And surely, it will be impossible to cater to all of their requests. But listening to their opinions and acknowledging their preferences help them feel heard. It gives them a sense of importance in decision-making. Also, it teaches them to understand the factors that go into choosing the most ideal home for your family.

Get kids excited by giving them simple, relevant tasks that will further help them feel involved. Older kids can help with online research, especially when it comes to checking out nearby schools, parks, restaurants, and other neighborhood features and attractions. You can also let them become their own design consultant when selecting furniture or decorations for their future room. 

For younger kids, let them work on small crafts or projects that they can decorate their future space with. Other simple activities include creating a “moving map” that will track your journey from your old home to the new one or making a personalized calendar that will highlight important milestones like property showings and the moving day. These will help kids visualize the transition and make the journey seem easier and more exciting.

Here comes the most exciting (but also probably the most tiring) part: viewing homes. Especially when it's a full day of getting in and out of the car, driving between multiple neighborhoods, and discussing the potentials and drawbacks of each property. Since you need to be focused as you look at and assess each house, consider attending initial viewings without the kids tagging along. Have them stay at home so you can concentrate on checking potential homes and whether they match your needs. This way, you can avoid being in a situation where your kids become attached to a property that doesn’t meet most of your preferences.

Take the kids to tour homes only once you’ve narrowed it down to a few choices, during your second or third viewing. There will be less decision fatigue among the family, and you can have ample time to discuss each home’s pros and cons since there are fewer to choose from. 

If your kids are at the right age and you decide to bring them along during property viewing, don’t forget to remind them about good etiquette. Remind them to be respectful since they’re still visitors in someone else’s home, be quiet and keep any opinions to themselves, and avoid touching household and personal items. This will help ensure that both parties have a positive experience.

Lastly, make the home-buying journey more enjoyable with the family by allotting some time to explore the surrounding area. Treat it as a little “field trip” where you will check nearby schools, public libraries, movie theatres, local shops and restaurants, and other landmarks. By spending time at nearby playgrounds and other recreational sites, your children can start visualizing the new neighborhood as their future home, lessening the anxiety of moving and making them look forward to this new phase.

What is curb appeal?

To put it simply, curb appeal refers to the attractiveness of a home's exterior. It’s how welcoming a house looks from the street, which includes landscaping, exterior maintenance, architecture, and overall appearance.

Why is curb appeal crucial to attracting potential buyers?

First impressions matter, especially in real estate. It's particularly crucial in spring, which is considered the busiest selling period in many housing markets. Many potential buyers start looking for homes, and your goal is to entice them on the outside so they’d be willing to look on the inside. When buyers pull up to your home’s curb or see photos of your home online, you want them to be excited by what they see, so your home’s exterior needs to look as welcoming and inviting as possible.

Keep in mind that the curb appeal, or lack thereof, can raise fears that the home isn’t being properly maintained. Buyers might be less likely to check out the rest of a house if the outside is rundown or unattractive and may begin to question the home’s condition and even safety.

As the weather warms up, it’s important to capitalize on natural elements such as blooming flowers, green grass, and lush landscapes if you’re looking to sell your home. Here are some of the quickest and easiest ways to boost your curb appeal and add a little pizzazz to your property. Choose the appropriate projects to DIY in an afternoon or a whole weekend to make your home stand out. Just make sure to get expert help for big-ticket changes involving electrical work, fencing, or major landscaping, to name a few.

Spring projects to increase your home's curb appeal and help you sell

1. Yard

Spruce up the outside of your home by cleaning up debris and removing any trash from the yard, including dead leaves, branches, old furniture, and broken toys, among others. These tasks may seem mundane, but they can have a huge impact on potential buyers' first impressions.

2. Exteriors

One of the best but inexpensive ways to improve the look of your home is to simply give it a good power wash. If you don't already own one, consider renting a power washer to refresh your home’s siding, driveway, walkways, and even patio spaces. Just make sure you know how to handle the pressure washer to avoid damaging your home.

3. Landscaping

Once the clean-up is done, another thing you can do to improve your home's curb appeal is to make sure the landscaping is on point. Basic lawn maintenance includes removing debris, addressing weeds, tending to areas damaged over winter, and ensuring the grass has the soil nutrients it needs. Don’t forget to add a fresh layer of mulch to all your garden beds and around shrubs and trees to enhance the overall aesthetics. Also, trim back any large trees and shrubs, especially if they already overshadow your home.

4. Windows and doors

Your home's main doorway is usually the focal point of its curb appeal, so it’s important to make it appealing to create a welcoming look. Consider replacing your front door if it’s already dated or out of shape. Otherwise, just give it a fresh coat of paint in a bold or unexpected color for an added wow effect and to rejuvenate its appearance. Other easy and inexpensive ways to freshen up your entryway are to add a seasonal wreath and replace your front doormat with designs that reflect your style and your home’s interior.

Aside from your front doors, you’d want to make sure that your windows are sparkling clean and free from any dust and fingerprints—because the last thing you’d want is for buyers to see through dirty windows. Remember to hire a professional window-cleaning service for anything beyond ground level.

5. Garage

In many house designs, an attached garage makes up a huge part of what you see from the street. But oftentimes, garage doors are lacking in detail or good design. Since most garage doors are paintable, this can be an easy weekend project. Shift away from the basic white and opt for the same color as your front door, or choose a color that blends with your siding. 

Since your garage provides space not only for your vehicles but for your items as well, it's also crucial to clear the clutter. Potential home buyers would want to see if their car can fit in the garage and how they can use the extra space, so showing a clean and organized garage is essential.

6. Outdoor areas

Spruce up your outdoor spaces and help potential buyers envision the areas where they can relax and entertain. Make sure to toss out or update any outdoor furniture that's old and in need of repair. Check the outdoor kitchens, fire pits, porch furniture, and other seating areas and see if they’re still in good condition. Clean them with warm water and dish soap, then try using a quick coat of spray paint to freshen them up. Once all seating areas are cleaned and maintained, remember to throw in some rugs, pillows, and blankets for added comfort and texture.

7. Lighting

Adding exterior lighting is always worth the investment since it not only enhances the aesthetic quality of the home but also provides extra safety and security around the property. A well-lit home is easily attractive and appealing, both day and night.

Start by checking on what you have, and make sure to replace old, worn-out light fixtures. Consider adding pathway lights and accent lighting to trees or shrubs. If you aren't able to use lights that require wiring, your best option is to use solar fixtures that are budget-friendly and easy to install. To add depth to your lighting scheme, incorporate a variety of fixtures and lighting types, especially in areas you’d like to draw attention to.

8. Mailbox and house number

Mailboxes and house numbers are a great opportunity for a makeover. If your mailbox is already old, rusty, and looking like it's going to topple over, it’s time to consider updating it. Before making any enhancements, be sure to follow the USPS regulatory standards. 

With limitless styles and designs to choose from, your mailbox can also complement you and your home’s personality to instantly make your front yard more welcoming. But if you’re working on a limited budget or don’t want to go for a whole new look, a fresh coat of paint is all you need for an easy update.

Moreover, replacing the house numbers if they’re worn or outdated will make your home easier to identify from the street and increase the appeal of your property.

9. Outdoor hardware and finishes

A huge aspect of curb appeal is in the little details, including small items such as hardware and home finishes. Swap out old door hardware (think doorknobs and door knockers), doorbell buttons and door chimes, gate and garage hardware, and other home finishes for something modern and stylish to easily improve the look of your home. The best thing is that it only takes a few dollars and a few hours to install (aside from a quick trip to your local home improvement store). 

Although these elements are small, they add a lot of polish to your home's look. The most important thing is to keep the finishes consistent so they will look and function collectively rather than as mix-and-match pieces.

10. Add pops of color

Remember that your goal is to make your entryway appealing and inviting, so add visual interest wherever possible. Add plants, flowers in pots, and hanging planters to breathe some life into the space and bring natural pops of colors here and there. Get brand new doormats and wind chimes, and use colorful decor such as mosaic art and colorful stepping stones, to name a few.

Throughout your home-buying journey, there's nothing more exhilarating than finding the home of your dreams. You can’t wait to try new tasty recipes in that spacious kitchen or relax in your cozy nook with a book in hand. Once you think you’ve found The One and the daydreaming is over, the next thrilling part is making an offer. 

It's tempting to rush into writing an offer and seal the deal before another buyer gets their hand on it. But not so fast! Before making an offer on a home, you need to do your research to ensure that you get the best deal possible and avoid potential headaches down the road. 

Here are some guide questions to help you make an educated and appropriate offer that the seller will gladly accept.

Before making any real estate purchase offer, you must determine your current local market conditions. Traditionally, in a buyer's market where available inventory is high and houses tend to sit on the market for longer, you can have more flexibility on price. Home sellers might be more willing to negotiate with you since offers are usually fewer. You might be able to submit an offer that’s below the asking price and have the upper hand in negotiations.

In a seller’s market, however, it’s typically much harder to go below the asking price because inventory is low and multiple buyers are interested in the same properties. Since sellers usually get multiple offers, you might find it difficult to negotiate. If you want the property, it’s best to offer the list price or even go above the asking price if you can. Knowing the current inventory in your area is an absolute help when deciding how much to offer.

Once you've determined how much wiggle room there is to work with, it’s time to research recent sales in your desired neighborhood. With the help of your local real estate agent, ask them to work up a comparative market analysis, commonly known as comps, which will show recent sales prices for similar homes that have sold in the past few months. This information is the key to knowing whether the seller’s asking price is fair and reasonable or if they’re asking too much or too little for their home. You can use it as a reasonable baseline in terms of a starting offer.

If a property’s listing price is already noticeably higher than comparable homes, don’t be afraid to submit a low offer. Your agent is your best partner when it comes to breaking down recent sales and justification for your offer, giving more room for a productive negotiation.

If the house has been available on the market for a long time (also considered a stale listing), the seller is probably extra motivated, which can mean flexibility on price. The homeowner may be more willing to negotiate or accept a lower offer. On the other hand, if the property has only been up for a few days, it might be best to match the asking price and be prepared for a bidding war if the home draws a lot of interest.

Information on how long a house has been on the market can easily be found on most real estate listings. If not, your trusted real estate agent will have access to this information through the multiple listing service. You can ask them to pull this data for you, and then use it as a reference as you write your offer.

Before making an offer, take the time to know the condition of the property, as it directly impacts its market value. Is it in need of repair or is it move-in ready? A house that requires significant repair or renovation will have a lower price than the one that is move-in ready. This is why you'd want to have a thorough inspection of the property. You can gather insights into its condition and market value, which will give you concrete evidence that can support your offer.

If you’ve found a fixer-upper that’s attracted little to no buyer interest, you might feel confident making a lower offer. It’s an investment risk, so you’d want to make sure you’re expecting a deal. Moreover, if the roof, furnace, windows, central heating and air conditioning unit, and other major home systems are nearing the end of their lifespan, know that they’re the most expensive to replace. Remember to keep those things in mind when determining your offer.

Homeownership is a huge financial commitment. And while everyone's goal is to own their dream home, the reality is that we all need to work within our budget. In this sense, you’ll need to make an offer you can afford. You should understand your budget and consider several factors, such as the amount you are pre-approved for, how much you’ve saved for the down payment, your closing costs, and other additional expenses associated with buying and owning a home. 

Your mortgage pre-approval provided by your lender, in particular, will give you a ballpark figure that you can keep in mind as you write a purchase offer for a home. This is so you won’t make an offer that is above your budget or what you are qualified to borrow, which can lead to financial strain.

Last but not least, and you're the only one who can answer this: How badly do you want the home? 

Maybe you’ve been house-hunting for a while now, and you’ve finally found what you think is the perfect home for you. This property meets your needs and the asking price is well within your budget. It might be worth it to consider offering exactly what the seller is asking for, or even a bit more—an offer that the seller can’t refuse, to show that you’re a serious buyer and you want the property more than anything else.

Don't Know How Much To Offer On A Home? Consult With A Knowledgeable Real Estate Agent

Crafting an offer isn't just about how much you can afford to pay, but also about how to be competitive and get the best deal possible. If you want to employ a strategic approach to secure your dream home, leverage the extensive experience of your trusted local real estate agent. 

Aside from guiding you through the offer process, they can discuss your options and recommendations based on current market conditions, the home’s conditions and features, and comparable sales, all while considering your preferences and budget. You can easily take the guesswork out of the process and negotiate successfully when you find a knowledgeable and dependable agent.

Your home isn't simply one of your biggest investments. More than just a physical shelter, it’s a space where precious memories are made. But as much as you love your home, there will always come a time when you feel like it’s time to move.

According to the National Association of Realtors® 2024 Profile of Home Buyers and Sellers, the median number of years a seller owned their home was ten. Some of the most commonly cited reasons for selling are that the house is either too small or too large or that the neighborhood is becoming less desirable.

While there are a variety of reasons, selling a home is undoubtedly a huge decision — one that will make you reassess your current situation. Maybe it's something you’ve been considering for a long time as you scrutinize the most recent property listings and daydream about a new house. If you’re still on the fence about selling, here’s a look at seven telltale signs that it’s time to sell your house.

Financial reasons:

Home equity, in simpler terms, is the difference between how much your home is worth and the amount you owe on your mortgage. Knowing how much equity you have in your home is usually the first step if you are considering selling, as sufficient equity may increase your chances of leaving the sale with a decent profit. 

The best way to calculate home equity is to subtract the value of your home from the loan balance. So, how much equity should you have before you sell your house? You want to at least have enough equity to pay off your current mortgage. And if you can make enough profit to cover the 20 percent down payment on your next home so you can avoid paying private mortgage insurance, plus enough to cover closing costs and other moving expenses, then even better.

Aside from your monthly mortgage costs, if you find that rising property taxes, homeowners insurance, and maintenance costs are starting to become unmanageable and have been straining your budget, the next resource may be to sell and find a more affordable home. Selling your home to ease your mortgage burden is a better route than risking foreclosure, especially if you underestimated your housing costs.

Lifestyle changes:

Changes in your needs and lifestyle can make you rethink your space. If you have a growing family, what might have been a good size when you first moved into the house might no longer be the case. Outgrowing your home is an indicator that you need to upsize, especially if you're already in a situation where your kids are crammed into a bedroom or your aging parents need to move in with you. The next logical step is to consider selling your home and buying a bigger one to accommodate this new chapter in your life.

On the other hand, you might need to downsize if your children have all grown up and moved out. It’s a simple solution that will not only lessen your maintenance and upkeep costs but also help you save money that can be used for retirement or other investments.

Certain life events, such as death, illness, divorce, or relocation for a new job, can also be significant factors that may warrant a need for a change.

Maintenance is one of the most significant responsibilities associated with homeownership. However, scheduled services such as landscaping, house cleaning, pest prevention, trash removal and recycling, septic service, and even tree or snow removal often come with a hefty price tag, particularly when getting the help of a professional. According to Homeguide, in 2024, the average home maintenance costs range from $4,000 to $22,000 per year, although the cost depends on the home's age, size, location, features, and condition.

If the energy or expenses of keeping up with your home’s maintenance is starting to feel more trouble than it’s worth, you may want to consider selling and instead buying a lower-maintenance real estate, such as a condo or new construction.

Neighborhood and market factors:

Seeing your beloved neighborhood change as time passes by can have its pros and cons. While changes are to be expected, it can be saddening if your neighborhood changes so much that it already affects your quality of life or displeases you, especially if you've lived in it for a long time. Issues like rising crime rates, unwanted construction, or increased traffic congestion can make you want to relocate. It can also be disheartening to see your closest neighbors move out one by one. These factors are good enough reasons to sell your home and find another neighborhood that will best suit your needs and lifestyle.

When deciding whether it's time to list your home for sale, the state of the property market can also be part of the equation. In a strong seller’s market, homes generally sell faster for a higher price since the housing demand exceeds supply. Competition among buyers might be higher when your home goes on the market, which means you can probably sell your house for more money and have plenty of offers to choose from.

While it goes without saying that you’d prefer to sell your home when the market is good, ‘timing the market’ shouldn’t be your top priority and should only be one factor.

Personal readiness:

Last but not least on this list, you'd want to ensure that you are emotionally ready to sell. The process of selling can be an emotional roller coaster. Are you ready to let go of your personal attachment to the home? Aside from the need to declutter and prepare the home for sale, you also need to prepare yourself for any kind of adverse feedback you may receive from potential buyers. Even if the numbers are all saying that it’s time to sell, your psychological preparedness matters as much, so give yourself time.

On the flip side, maybe you already have the next logical step and have the means to do so. Having a solid plan of what comes next makes you ready to move out and leave your beloved place to venture into something new.

Bottom line

Don't get us wrong—the decision to sell your house is still up to you, so take your time deciding if you should sell. Then, study the local housing market and find a trusted and knowledgeable real estate agent in your area so you can be completely ready when you do decide to move.

Buying a home is no easy feat. You usually have to put money down equal to a percentage of the final purchase price, or your down payment. Having this upfront cash on hand may not be easy for everyone. In fact, it's one of the major hurdles when buying a home. This is why down payment assistance programs are available to qualifying home buyers. 

Here's a quick guide that will explain what a down payment assistance program is, how it works, and what are the different options that exist to help you reach your goal of owning a home.

Down payment assistance (DPA) is any type of program designed to help home buyers afford a down payment. Some programs also help lower or cover your closing costs. There are thousands of DPA programs available across the country, and the majority of them are offered at state, county, and city levels, and even through some banks and lenders. Down payment assistance is typically geared toward first-time home buyers, but there can also be assistance available for repeat home buyers. 

These programs typically have eligibility requirements and borrowers usually have to take out a mortgage with a participating lender to take advantage of their assistance program. The funds often come from the U.S. Department of Housing and Urban Development, or HUD, as well as employers, community organizations, and state and local governments.

Any type of down payment assistance is likely to have certain qualifications. The majority of these programs are geared toward first-time home buyers. A first-time homebuyer is someone who hasn't ever owned a home or hasn’t owned a home in the past three years.

Beyond that, other typical requirements include a minimum credit score of 620, a low-to-moderate household income, and a debt-to-income ratio. Do take note that these requirements vary from program to program. Likewise, many DPA programs also require the following:

• You must live in a certain city or county

• You must purchase a primary residence, not an investment or rental property

• You must attend a first-time home buyer class or financial literacy classes

• Purchase a single-family home, condo, or a townhouse

• You must be in a public service profession, such as a teacher, firefighter, police officer, emergency responder, active-duty service member, or other public servant.

• Qualify for a 30-year, fixed-rate first mortgage to buy the home.

Down payment assistance comes in three main types: loans, grants, and credits, each with its pros and cons. Here are some of the most common:

• Grants

Home buyer grants are the most popular and most valuable form of down payment assistance. This is because it provides homeowners the money that they never have to repay since it's considered a gift. If you qualify, you can use the cash sum to cover all or part of the down payment or closing costs. 

However, most grant programs are often more difficult to qualify for due to challenging requirements, such as that you need to live in the home as your primary residence for a certain number of years after your purchase. It’s also important to keep in mind that some programs labeled as grants by the organization providing the funding may create a second lien on your home. Just make sure that you know what you’re getting into and that your lender is aware of the grant. 

• Forgivable loans

A forgivable loan is technically a second mortgage large enough to cover the down payment, but it acts as a grant since you don’t have to repay the loan if you meet certain requirements. For example, a program might forgive the loan if you live in the home and pay the primary mortgage for a set amount of time, typically anywhere from three to 10 years. However, if you move, refinance your mortgage, or sell your home before the loan is forgiven, you’ll need to pay it back. Forgivable loans have an interest rate of 0%.

• Deferred payment loans

A deferred payment loan most often takes the form of a no-interest second mortgage that typically covers the cost of the down payment. But unlike forgivable loans, you will have to pay back the loan at some point. This happens when you sell the home, refinance your mortgage, or pay off your first mortgage.

• Low-interest loans

This type of down payment assistance also functions as a second mortgage but with a lower or more affordable interest rate than your first loan. Along with making monthly payments for your primary mortgage, you’ll likely need to repay this loan in installments, typically over a few years. This means you’ll be making two monthly mortgage payments.

• Individual Development Accounts or matched savings programs

Also called a matched savings program, an Individual Development Account (IDA) is a unique type of down payment assistance. It’s a special savings account that home buyers deposit money into, which is matched by either a bank, government agency, or community organization. For example, if you put $5,000 into the account, the agency you’re working with would match that amount, making it $10,000. The total funds can then be used to help cover their down payment or other qualifying costs. These programs often have strict requirements to qualify, such as income restrictions, and employment requirements, and participants usually need to complete financial literacy training.

There are many ways to find down payment assistance. Here's where to start:

• You can check the HUD website for local home-buying programs at the state level. You can also check for HUD-approved housing counselors in your area.

• Contact your state’s HFA or visit its website to learn about your own DPA options, as every state runs an HFA that helps homeowners and renters.

• Check your city or county website to see if they offer any grants or loan programs.

• States and some larger cities have housing finance agencies, which can be great resources for state-supported programs.

• Municipalities often have housing support programs in one form or another, regardless of whether they do so through a housing finance agency or otherwise.

• Nonprofits focused on housing also are good places to look for grants and other forms of down payment assistance.

• Look for down payment assistance programs for specific groups. There are programs for people who work in particular occupations, such as the Teacher Next Door program. There are also programs available for other public service professionals.

• Your real estate agent and mortgage lender can also be great resources when looking for an assistance program. Just don’t forget to find out if your lender works with the specific down payment assistance program.

• Private company Down Payment Resource also provides various resources for homebuyers, real estate agents, and lenders, including an eligibility and assistance lookup tool.

Understand that down payment assistance varies from state to local levels, so the amount of time it takes to get one mainly depends on the program and the type of assistance. While the timeline varies, you can expect that it will be a relatively long process.

If you're considering applying for a down payment assistance program, you may want to start looking for your options before you start your home search. This is so you can give yourself plenty of time. If you’re required to take a first-time home buyer course or a financial literacy course, you can still complete it within the dedicated timeframe.