Avoiding Trouble with your Tulsa Homeowner’s Association at Closing– Understanding what happens with your Tulsa HOA and how to navigate it is part of the process of closing your Tulsa home. When you first decide to put your Tulsa house on the market. have the restrictive covenant made available up front. That will make the process go a little more smoothly when a contract is accepted on your Tulsa home. It will also make the covenants available immediately upon request from either agent. Also make sure your HOA dues are paid in full and there are no past due payments. If they are not paid, they will be taken out of your proceeds at closing. When you close you must get a clear HOA letter from your HOA. If you or your Tulsa county abstracting company can’t get a hold of someone, there might need to be an affidavit signed or they will have to track down the HOA management company to get the information or letter that is needed. Make sure you give your HOA plenty of notice of the sale or listing of your house so that you are not scrambling at the last minute to get the documents needed for closing. For all your questions related to closing on your Tulsa home for sale or abstracts on your Tulsa home, contact Guaranty Abstract at 918- 496-9090 or www.guarantyabstract.com.
What to Do When Your Light Stays on When the Light Switch is Off– Have you ever turned your light switch off only to have the light bulb stay on? In some situations, especially with an LED bulb, if there is any current coming through it will light the LED bulb even when the switch is turned off. If you have a dimmer on that switch, it is possible the dimmer is not zeroing out when the light switch is turned off. Likely, you can simply switch out the dimmer switch to one that is rated for LED bulbs. Every electronic device in your Tulsa home is drawing power even when you have it off. If it is plugged in, it is drawing power. There are special outlet plugs that shut down all electricity to the device when the device is powered off. This can be helpful for certain devices that are not used as often but are still plugged in.
What is it That Gets You Caught on Unlicensed Work on Your Home? If a Tulsa home isn’t going to be your forever home, be especially cautious. Many homeowners think they will save money by doing the work themselves or by hiring someone unlicensed. The problem occurs when the Tulsa homeowner goes to sell the home and an inspector notices that the work was not done to code. Often, the work done initially, that saved the owner so much money, costs much more to repair later. That is often much more than if a professional was paid to do the work to begin with. Many of the problems we encounter are simple but will cost someone to fix because it wasn’t done properly. It is important to have licensed professionals do the repairs because the buyer does not want to buy someone else’s problem. The inspector is likely to find things that are not done to code and will report it. The buyer doesn’t want to buy that problem so as the home seller, you will likely be paying to fix it in order to sell the home. Also remember to check and find out if you need a permit before you do any work. If you want the value of your home to be as high as it can be, either for you or for your family, use a licensed professional up front. For all your Tulsa electrical needs, contact Murray Electric at 918-835-9605 or www.murrayelectric.com.
The Differences of VA Loans– When it comes to closing your Tulsa home, there are some differences. You must have a DD214 when getting a VA Loan. With a VA loan you are not required to pay mortgage insurance, which is generally required when you don’t make a 20% downpayment. The VA guarantees the loan and you can get 100% financing and zero downpayment. There is some difference in the VA loan process however. On the closing side, most of the time, the seller will pay for the termite inspection (roughly $100). There are also some lender fees that show up in this type of loan. The seller is required to pay certain fees that the Tulsa buyer is not allowed to pay. The lender sets those fees. Make sure you know what those fees are, since each lender has different fees at different rates. As a seller, you may need to set limits about which lenders you will work with, if the fees are very high. Most of the time the fees are pretty low, however always make sure that you check up front. It is important to choose a Tulsa lender that has reasonable fees and is committed to getting to closing. For all your Tulsa mortgage needs, contact TTCU The Credit Union at 918-749-8828 or www.ttcu.com.
Tulsa Real Estate For Sale on Tulsa MLS
5101-5103 E 32nd Street Tulsa-$159,900- Duplex, 4 total bedrooms, 4 total bathrooms, 2 bedrooms and bathrooms in each side. One side is currently vacant.
1004 S Willow Avenue Broken Arrow- $215,000- 3 car garage, Union Schools, over 2500 square feet, new paint inside, large rooms.
7201 W Edison Street Tulsa- $1,750,000- 55 acres, beautifully remodeled home, custom Kosher kitchen with 3 sub zero refrigerators, 24 stall barn, plus more.
6718 S Atlanta Avenue Tulsa-$245,000- Short sale, 4 bedrooms, 2 full 1 half bathrooms, great convenient neighborhood.
For all your Tulsa real estate needs, contact Darryl Baskin of eXp Realty at 918-732-9732 or for One Address, Thousands of Homes and the entire Tulsa MLS visit HomeGuideTulsa.
What Electric Issues Will Cost Me More Money on My Tulsa Homeowners Insurance Policy? Insurance Companies have recognized that they can build into their rates based on certain improvements or lack of certain improvements. Insurance companies have noticed that certain things have added risk to them, therefore the cost to insure is increased. When getting insurance quotes, especially on older Tulsa area homes, keep that in mind. For example, some companies will not write a policy for a home with knob and tube wiring. Other companies will write those policies and have built the risks into the rates. There are times when it will save you money to pay for electrical repair on your Tulsa area home up front, versus paying extra each year for your insurance. This question really can only be answered correctly by your Tulsa insurance agent and your Tulsa Electrician. In some cases it is cheaper in the long run to pay for the Tulsa electrical repairs and updates instead of paying more in your insurance policy due to the extra risk. For example knob and tube wiring, pig-tailing the wiring in your home, and many other issues can increase the cost of your policy due to risk. It may be cheaper in the long run to pay for the repairs needed on those items instead of paying the higher insurance premiums. For questions on your Tulsa homeowners insurance policy contact Tedford Insurance at 918-299-2345 or tedfordinsurance.com. For all your Tulsa electrical repairs contact Murray Electric at 918-835-9605 or murrayelectric.com.
QUICK TIP– Did you know that leaving old tires, paint cans, old unusable non-working bikes and cars lying around your home can detract from the value? If you have old items that need to be disposed of talk to your local city office and find out when and where you can dispose of them. Many cities have annual chemical dumps where you can dispose of old chemicals, unused paint, and other items that can’t or shouldn’t be disposed of in the trash.
Tulsa Title Insurance– In order to issue a title insurance policy on your Tulsa area home, there must be certain things completed first. All payments, releases, and documentation for those things must be given to your title company in order to ensure that everything is in order before the title insurance can be issued. Working with a good experienced title and closing company can help you avoid many problems that can occur before closing, or even years later. Talk to your Tulsa area title and closing company about what requirements are needed. For all your Tulsa area title, abstract and closing needs, contact Guaranty Abstract at 918-496-9090 or 918-587-6621 or www.guarantyabstract.com.
What must be done to ensure you have updated plumbing? Updated plumbing depends on the age of the Tulsa house. Insurance companies look at where the greatest cause of failure would occur- toilet supply lines, hot water heaters, etc. Of course updating fixtures, toilets and other visible features is great, there are also things that are not necessarily visible but can lead to major damage. Insurance Companies use a system called CLUE to see what claims have occurred in the home over the years. This helps them determine how many claims have occurred over the years and gives them a clue about what issues may arise. For all your Tulsa homeowners insurance needs, contact Tedford Insurance at 918-299-2345 or tedfordinsurance.com.
Tulsa Area Real Estate For Sale
One Address, Thousands of Homes- Home Guide Tulsa
3909 Battle Creek Drive- well maintained custom built home with all the extras, heated whirlpool tub, gated community.
For all your Tulsa area real estate needs, contact Darryl of eXp Realty at 918-732-9732 or www.darrylbaskin.com.
Forest Trails is a South Tulsa neighborhood that features quality Tulsa custom built homes built in the 80’s. They also feature larger lots with mature trees. If you are interested in properties in Forest Trails or anywhere in the Tulsa or surrounding areas, contact Tracy Jam at 918-508-5247 or Darryl Baskin of eXp Realty at 918-732-9732 or www.darrylbaskin.com.
Midtown Tulsa Real Estate– Midtown Tulsa is generally considered the area between Riverside and Yale and around 5th/11th to 41st Street. Many are wanting to be back in the Midtown area. It is not just a geographic area it is really a way of life. There are more parks, people are concerned about walk-ability, they tend to frequent farmers markets and there are generally more locally owned businesses. In addition to being close to Riverpark, Downtown Tulsa areas such as the Blue Dome and Brady Districts, Guthrie Green, and Utica Square, there is a also a different mind set. The homes generally have more architectural interesting and are often historic as well. For more information on Midtown Tulsa Real Estate contact Lori Cain of eXp Realty at 918-852-5036 or www.loricain.com.
Oklahoma Abstracting Bill– Speaker of the House, Charles McCall, had constituents that were having trouble getting their Oklahoma abstracts because of the length of time it often takes to get done in rural counties. Sometimes it can take longer because the process to track back records to statehood (or even before) is very lengthy. There is also the process of Quiet Title which requires notification. Sometimes there are also Abstractors who are doing things improperly, such as requiring extra funds to get the abstract completed. This bill is intended to bring some transparency to the Oklahoma abstracting process and bring faster return times. This bill will place requirements that will help prevent Abstractors from delaying the process unnecessarily. This bill has passed the Oklahoma House and will be voted on in the Senate soon. For more information on this bill or to contact your Oklahoma State Legislator visit oklegislature.gov.
Tulsa Mortgage– Interest rates have been all over the place lately. With the new President, things have gone back and forth and mortgage rates have fluctuated. This is not uncommon. When you are getting a Tulsa mortgage, you need to work with someone who knows what they are talking about. Let us work with you and discuss your short term and long term plans and goals. There are many products and options that are available. Let us help you find the right fit for your needs. Contact TTCU The Credit Union at 918-749-8828 or www.ttcu.com
Tulsa Area Real Estate For Sale
One Address, Thousands of Homes- Home Guide Tulsa – The entire Tulsa MLS at one address.
10653 S 68th East Avenue Tulsa-$410,000- 4 bedrooms, 3.5 bathrooms, appx 4100 square feet (per appraiser), 1/2 acre lot
171 and Mingo- 35 acres in Bixby (find it at BaskinCommercial.com)
8954 W 51 St Tulsa- $999,999- 4+ acres, 6 bedrooms, over 9000 square feet (per appraiser)
Court Appointed Special Advocates– CASA trains volunteers to speak for neglected and abused children in court. When children from Oklahoma are put in state custody due to allegations of neglect or abuse, a Tulsa area CASA volunteer can be appointed by the judge. The CASA volunteers talk with case workers, foster parents, parents, teachers, doctors, attorneys, the children and those involved with the case. They will be able to make recommendations and give information to the judge so that they can make the best decision for them. To become involved in CASA, contact Tulsa CASA at tulsacasa.org.
Can a Generator Be a Benefit to Your Tulsa Home? A generator is a convenient thing to have but can also enhance the value of your Tulsa home. More experienced buyers will often pay for the quality items that have been added to your home, such as a generator. A generator is not an extraordinary expense to have the peace of mind that you will be able to use the appliances and equipment necessary in an outage. A generator can run just the minimal number of appliances- hot water tank, a couple of light fixtures and electrical circuit, microwave, etc. Those few appliances and electrical outlets don’t take a really big generator. Evaluate what you need (including any necessary medical equipment) and let us help you determine what size generator you need. We will put the necessary items in one panel and when the power goes out those items in the emergency panel will be run with the generator.
Tulsa area homes are using less electricity than in years past. This is due to newer style light bulbs, fixtures and appliances. For an average house you are looking at about $8000 for the entire job- the panel, generator, labor. Now the gas line would need to be run separately by your Tulsa plumber. It is important that you have a licensed Tulsa electrician install the generator and electrical panel. Without the proper installation and transfer switch people can get hurt.
Also remember a whole house surge protector. They are affordable and can save you from lots of expense and difficulty in the future should an electrical surge occurs. For Tulsa electrical repair, installation, or questions, contact Murray Electric at 918-835-9605 or www.murrayelectric.com.
What are Quality of Life Features? When designing your Tulsa home, remodeling, or simply doing repairs to your Tulsa home, consider quality of life features. There are many features that increase your quality of life. Extra thick walls, wider doorways and hallways, and upgrading your thermostat, lightbulbs and light fixtures are all examples of things that can increase your quality of life. Sometimes these features can protect you in the event of a storm (such as wall thickness and material or a built in storm shelter), other times they decrease the amount you spend on utilities. For more information on quality of life features to consider in your Tulsa home, contact The Baskin Real Estate Specialists at 918-732-9732 or www.darrylbaskin.com.
Tulsa has the worlds largest collection of Art Deco buildings! This is a unique feature of Tulsa and a great thing to explore, whether you have lived here for years or are just visiting. For more information on these building, visit Art Deco Tour here at darrylbaskin.com.
Does The Homeowner Have to Be Present During Whole House Surge Protector Installation? If your Tulsa electrician is installing a surge protector at the panel the homeowner does not necessarily have to be there during the install. Sometimes we have to shut off the electricity and sometimes we can leave the electricity on. As a homeowner, depending on your preferences and what we need access to, will determine whether you need to be present during installation.
Tulsa Real Estate for Sale
One Address, Thousands for Sale- Home Guide Tulsa
171 and Memorial- Commercial Acreage, appx 35 acreage, good highway access
6718 S Atlanta Avenue Tulsa- $255,000- one level, side entry 2 car garage, modern updated kitchen
1 N Armstrong Street Bixby- $285,000- The old Ice House Fitness Center, can be sold with or without equipment
3909 N Battle Creek Drive Broken Arrow- $400,000- gated community, quality of life features, therapeutic hot tub
630 Meadowood Drive Broken Arrow- $163,500- Indian Springs, Backs to golf course, 4 bedrooms, partially remodeled.
For more information on Tulsa area real estate, contact Darryl of eXp Realty at 918-732-9732 or www.darrylbaskin.com.
What Should Tulsa Buyers and Sellers Look For In a Realtor? Tulsa Buyers and Sellers are looking for a Realtor that will help manage the Tulsa real estate process and have good negotiating skills. Realtors should also have good ideas on staging and presentation of your Tulsa home. They should be able to answer questions about what’s common and what’s in demand- questions that you might not find on Zillow.com or Realtor.com. They should realize that buyers and sellers buy and sell about every 5-7 years and be able to stay on top of the market. As a Tulsa Seller or Buyer, if you are asking these questions, being perceptive about those qualities in an agent and asking these things in an interview ahead of time, you should be able to find a good Realtor and have a good experience. For more information on Tulsa real estate, contact Darryl Baskin of eXp Realty at 918-732-9732 or www.darrylbaskin.com.
What’s happening in the Stillwater market?– Stillwater is its own creature as far as the real estate market in Oklahoma. It is growing and gaining more retail and industry. Local industry is increasing its employees. It has a very active chamber of commerce. InterUrban is taking over the Applebee’s location that closed. Downtown has a lot of energy and is revitalizing. For help with Payne County real estate, contact Rhonda Plake with eXp Realty in Stillwater- Payne County area 405-385-2478 or rhondayourrealtor.com.
QUICK TIP– CRS stands for Certified Residential Specialist and indicates that the Realtor has met certain educational levels and has met specific standards in order to meet the CRS designation. If you see a CRS after your Realtors name then you know they have gone above and beyond standard real estate training.
Disclosure versus Disclaimer– Many times when buying and selling a Tulsa home, you might find that the person that owns the home doesn’t know much about the house. A disclaimer says that the Seller knows nothing about the house. This means that you, as a Tulsa seller, claim you have no knowledge about the property. This may not always be the best situation for you as a Seller. If some work was done and you don’t give the information to the buyer, you could be held liable. As a seller, you can state that you don’t know anything, except that a certain professional did work or there was a specific issue. Don’t be held liable because you knew a plumber came by but failed to disclose it properly. For more information on Tulsa real estate, contact Darryl Baskin of eXp Realty at 918-732-9732 or www.darrylbaskin.com.
Hiring a Tulsa Closing Professional– When you are choosing any Tulsa professional, you need to be careful who you choose. Do your research ahead of time. Interview them. Ask for References. When looking for your Tulsa closing professional realize that they are involved with everything. They communicate with everyone involved. They must have good communication in order to assess what’s going on and make sure things are clean and clear and ready to proceed. They must review title requirements up front and communicate with all parties involved. At Guaranty Abstract, we have developed tools to help ensure that closing goes as smoothly as possible. Experienced Tulsa closers should do certain things and communicate to all parties in order to get to closing smoothly and in a timely manner. It is all about timing and service. The right professional will know what to look for and communicate effectively to those involved. They should be able to help oversee the process and get through it as smoothly as possible. For Tulsa county abstract needs, contact Guaranty Abstract at 918- 587-6621 or www.guarantyabstract.com.
Image courtesy of Sujin Jetkasettakorn at FreeDigitalPhotos.net
The Art of Downsizing Your Tulsa area Home– Downsizing is really an art. In order to do it most effectively and without all the stress and difficulty, it takes planning and thought. Many Tulsa homeowners that are downsizing are older and are needing to sell a Tulsa area home and get rid of many belongings. One of the biggest challenges we hear of people that are making this move is how to get ready for the downsizing that will be taking place as this move happens. When downsizing, it’s important to take time to plan and get the important things to the right people instead of having to throw them away or place them in storage. That’s why we call it the art of down-sizing. Inverness Village is a residential facility that has multiple options for those adults that are aging and wanting to downsize. It generally appeals to older adults that want to relieve themselves of the hassles of home ownership but still want to lead an active lifestyle. For more information on downsizing or Inverness Village, contact Inverness Village at 918-388-4235, invernessvillage.com or contact Darryl Baskin of eXp Realty at 918-732-9732, www.darrylbaskin.com.
Tulsa Real Estate for Sale
N 214th West Avenue Sand Springs- $28,000- 3.3 acres, off Lake Keystone
1510 Lakeside Ridge Drive Sand Springs-$435,000- over 3200 square feet, approximately 7 acres
8954 W 51st Street Tulsa-$999,999- approximately 5 acres, beautiful views, 8 car garage, almost 10,000 square feet
6328 S 112th East Avenue Tulsa-$140,000- Union Schools, 3 bedrooms, 2 bathrooms
**eXp 3D is out and running very strong. If you want to tour homes in 3D, visit DarrylBaskin.com.
What is the Oklahoma Abstractors Board? The Oklahoma Abstractors Board is made up of 9 members- 6 are employees or holders of a certificate of authority (the certificate allows the company to be an abstractor of the county). That means that 6 know the abstracting business, 1 must be a licensed real estate broker for 5 years prior to being a member, 1 must be an attorney licensed to practice in Oklahoma for at least 5 year prior to being a member, and 1 an officer of a bank in Oklahoma. Prior to 2008 the Governor designated the board, however now, each July the members come up for reappointment. The board can change each year and are not reappointed or confirmed by the Senate. They receive no compensation for this job. Abstractors gather the information that has been filed on record for your property. The title side of business examines the abstract and determines what requirements must be taken care of in order to transfer title of the properly. The abstract process is the first part of the process but there are other things are going on at the same time.
What is a Quiet Title Suit? When you have two parties and they aren’t agreeing on who owns the property or what is going on it goes to a quiet title suit. They will each be able to speak to an attorney and give evidence to prove that they own the property. It will go before a judicial review to determine who owns the property. Even though people think that Oklahoma has more of these problems because we are an abstract state, others have problems just like this as well.
In order to help prevent problems with the title, make sure you purchase owners title insurance. You can also go to the county clerk to verify that the release was filed with them after your closing occurs. For all your Tulsa area Abstracting needs contact Guaranty Abstract at 918-587-6621 or www.guarantyabstract.com.
Tulsa Real Estate and Historic Homes- Handling Older Wiring- When purchasing a historic or older Tulsa home, there can be many concerns with older electrical wiring. Anything built before around 1954-1955 could have wiring and electrical issues that could be problematic. With knob and tube wiring the wires were run open with porcelain knobs to keep wires from touching the wood. It was actually a pretty safe method but can sound terrifying to us today. The two wires that were used, if they come in contact would cause sparks and arching. With knob and tube, one side of the stud would be the hot side and the other would be the cold side. So, until they went into the box, they couldn’t come in contact. Years later, we came up with different wiring for the convenience and cost savings. Knob and tube by itself is safe, as long as it is fused correctly. The problem occurs when you have knob and tube and add other electrical outlets. Cloth wiring was used in knob and tube wiring. If cloth wiring is in a temperature and humidity controlled environment, it can be pretty safe. Remember, you need to have someone that knows what they are doing to come tie into older wiring and make additions or repairs. If you need to update your wiring, try doing it circuit by circuit or room by room. Rewiring and entire house is quite costly.
As a Tulsa home buyer, what do I do if this comes up in an inspection report? If you like the house, have a licensed Tulsa electrician, experienced in knob and tube wiring, come and inspect it. Realize that inspectors are not experts at everything. They have a good general working knowledge of the systems in your home that the Oklahoma Construction Industries Board requires. When something occurs in the inspection, talk to an expert in that particular field. Don’t just take what the inspector says as the final story. Call professionals in the related area to inspect that area and give you recommendations. For all your Tulsa electrical repairs, contact Murray Electric at 918-835-9605 or www.murrayelectric.com. For more information on historic homes in Tulsa visit homeguidetulsa.com.
Tulsa Area Real Estate For Sale
Tulsa MLS- One Address, Thousands of Homes- Home Guide Tulsa
E 171st Street Bixby- $1,120,000- Corner of 171st and Mingo, 35 acres
6428 S 87th East Avenue Tulsa- $165,000- 4 bedrooms, 2 full 1 half bathrooms
10653 S 68th East Avenue Tulsa-$410,000- 1/2 acre lot, mature trees, 4 bedrooms, 3 full 1 half bathrooms