What I wanted was a condo on the Upper East Side, one that the owners had converted from a studio into a phenomenal one-bedroom condo.  It was furnished impeccably…  and looked as though it came from the pages of Architectural Digest   …   but the price tag reflected that.

What I bought instead was the same exact unit,  one floor down… for half the price. 

Mine was an estate sale …  in it’s original condition … (It was dark and dingy … in need of  considerable TLC)…   for half the pricetag of the one I’d really wanted, upstairs.

Having had the opportunity of seeing the one upstairs first … I could envision exactly what could be done with the ugly one downstairs.  I knew  that with a minimal investment in time and labor,  and the right contractors, I could convert the ‘dump’ downstairs  into an even better version of the one I’d drooled over, upstairs …   

All it took was plasterboard … to turn that studio into a one bedroom.  

And by adding  lighting… re-tiling the bathroom in marble, installing kitchen countertops, painting,  changing various fixtures, hiring a cabinet maker for a custom piece, and installing blinds and flooring …  investing literally a fraction of what  I’d have spent to buy the unit upstairs, I had a better version of that one, and didn’t have to pay  an arm and a leg for it.   And when I  eventually sold my downstairs unit several years later, it sold for well over double what I’d paid and put into it.  

Alterations and cosmetic fixes tend to play with our emotions.  They are what lure us into paying more for a property.   But without a ‘sample’  property to base our ‘template’ on, it’s often hard to envision taking a fixer-upper and making it fabulous.  If you are a buyer who is willing to put in the work to upgrade a place,  there is money to be made by investing that way.

So many buyers today are looking for a phenomenal deal  …  looking  for a short sale or foreclosure property in pristine condition.    There are opportunities for those  -  without a doubt.  But there are opportunities too to create something out of what other people don’t have the vision for…. finding a fixer … and  fixing it up.

Restivo Team @ EWM Realtors International …  Miami Real Estate Agents 305 793-1365. 

Call us if you are looking to buy, sell, build, lease, or relocate.  We can help -with any of your real estate needs - whether here in South Florida or elsewhere.   And if you are looking to relocate, we have a solid network of real estate experts internationally to refer you to!   Vicki and Alexandra  restivo.v@ewm.com   EWM Realtors.

Code Enforcement keeps tabs on distressed (or abandoned) properties, communicating with the lenders involved,  in an effort to maintain curb appeal and neighboring property values.  

As the  weeds grow and curb appeal slides,  you may notice posted signage on homes needing  “upkeep or maintenance” …  as you’re driving or biking the neighborhoods.  Those notices are from code enforcement, asking home-owner to cut the grass  (with penalties/time frames/ and fines for non-compliance).   

What I didn’t know until last week is that it can take months before Village of Pinecrest sends lawn-service over to mow. It’s apparently rather a fine line:  By jumping in too fast to correct curb appeal issues (in the case of  abandoned property)  lenders may have a lesser sense of urgency to jump in themselves.  The Village of Pinecrest will hold off for weeks after initially posting a compliance notice, before they send out a lawn-service company…   but they don’t frown on neighbors  taking over… 

There are a number of distressed properties in Pinecrest …. pre-foreclosure, bankruptcy, and  foreclosure…. and a number of good samaritans out there (neighbors) cutting the lawns to keep up the neighborhoods.  Thanks from those of us who live and work and sell real estate  in this BEAUTIFUL town!

If you’re considering buying or selling property in Pinecrest,  we would be more than happy to assist you!   Contact us anytime at restivo.v@ewm.com or at 305 793-1365. The Restivo Team.

We received two letters over the past couple of weeks  (from homeowners who recently bought property through us, and  have been doing major  home remodeling projects for  several months now) … I’m going to go ahead and share their recommendation with you : 

“We have used your list of contractors, that you referred, for several items around the house.  There is one person that is responsible for the kitchen:  Dan Piel from Trimline is beyond belief - much more than “just a cabinet” guy.  He is creative, pays attention to your suggestions, and oversees the entire project from start to finish. He is more than capable, demands perfection from his contractors, and gives unequaled service.  You need to add his name to your list of referrals.  Maybe even mention him to the other agents at EWM.”   Jim – Pinecrest

Contact information: Dan Piel Trimline Kitchen Design - in Miami, Florida -  10001 S. Dixie Hwy  (305) 666-7609

Thanks, Jim!   We like to update and revise our list of  Recommended Service Providers (The Restivo’s Little Black Book) … and appreciate your input and feedback… pro and con.  

In Miami, pretty much any top realtor will provide you with recommendations of workers and reputable service providers.  And Alexandra and I certainly look forward to working with you whenever you are ready to buy (or sell)  real estate in Florida  (or need relocation advice - moving elsewhere)..  Please don’t hesitate to contact us anytime -  Vicki Restivo (305) 793-1365  -  Alexandra Restivo (305) 632-0164.    

If you’re in the do-it-yourself mode for making electrical repairs in your home or business, you need to educate yourself on avoiding electrical shock. Timothy Thiele, a writer for www.about.com, offers these tips.

• You should always shut the power off to the circuit or device that you will be working on. Do this first, before you do anything else on the project.  
                                         
• After you have turned the circuit off, check it with a tester to make sure that it is really off. Never assume the circuit is off because if you’re wrong, it might danger your life.
                                                                                    
• If a ladder is necessary for your project, never use an aluminum ladder—ever—for an electrical project. Always use an insulated fiberglass ladder to keep you safe. Avoid wet areas when working with or on anything electrical. If there is a reason for you to be in such a situation, wear rubber boots and gloves to lessen the chances of getting electrical shock. Tools and appliances should be plugged into a GFCI outlet or a GFCI extension cord.                  
                                                                                         
• Dry your hands before grabbing any cord to plug it in or to unplug it. Wet hands coming in contact with a frayed cord spell nothing but trouble.                             
                                                                                        
• If you are working on the service panel or a circuit, put a warning label on the face of the panel. This will warn other people not to turn on the circuit that you are working on. For example, you’re working on a second-floor electrical problem and you have turned off the circuit in the first-floor panel. Then someone else comes along and turns on the circuit again. If you happen to be that person on the first floor, and you notice the warning label, check to see if someone is making electrical repairs.

Paying close attention to these steps will help you stay safe and prevent electrical shock.

And for all your real estate needs … we invite you to contact the Restivo Team at 305-793-1365 or 305 632-0164.  For home tips,  our blog at MiamiRealEstateCafe.com  will give you a wealth of home maintenance and repair tips, decorating and design tips … and  top local Realtors Alexandra and Vicki Restivo to answer any of your real estate related questions.

REMODELING YOUR HOME?  IN ORDER TO MAXIMIZE YOUR INVESTMENT, YOU MIGHT WANT TO KNOW WHICH  RENOVATION PROJECTS  BRING  THE HIGHEST RETURN ON INVESTEMENT (ROI),  AND WHICH FALL SHORT. 

THE BEST RETURN ON INVESTMENT MOST OFTEN COMES FROM HOME RENOVATIONS THAT CAPITALIZE ON BUYER’S EMOTIONS. 

HOME BUYERS SWOON OVER REMODELED KITCHENS AND BATHS.  BECAUSE KITCHENS AND BATHS SELL HOMES, THE RETURN ON INVESTMENT FOR KITCHEN AND BATH REMODELS IS  HIGH -  ESPECIALLY AS YOU COMPARE THEY TO OTHER HOME RENOVATION PROJECTS.  

*KITCHEN REMODELS CAN  BRING 80-85%  RETURN ON INVESTMENT IN SOUTH FLORIDA (70% NATIONALLY). 

*BATH REMODELS  IN SOUTH FLORIDA CAN BRING  70-85% RETURN ON INVESTMENT. 

APPRAISED VALUE  ON THE PROPERTY  TENDS TO INCREASE  AS WELL, WITH EITHER  OF THOSE TWO RENOVATION PROJECTS. 

BUYERS EXPECT THE HOME THEY ARE PURCHASING TO BE FUNCTIONAL (UNLESS THEY ARE BUYING IT FOR PENNIES ON THE DOLLAR).  THEY EXPECT THE ROOF TO BE WATERTIGHT,  WITH A FEW YEARS STILL LEFT ON IT. (REPLACING A ROOF WILL BRING 40-50% RETURN ON INVESTMENT  -  WHICH IS LOW - BUT I THINK IT IS LOW BECAUSE A ROOF LACKS ANY REAL EMOTIONAL COMPONENT).  IN THE SAME VEIN, BUYERS EXPECT AIR CONDITIONING, ELECTRICAL,  &  THE SEPTIC TANK  TO BE FUNCTIONAL… AND AGAIN,  ROI COMES IN FAIRLY LOW ON ANY OF THOSE RENOVATIONS.

IN CERTAIN AREAS OF SOUTH FLORIDA, BUYERS EXPECT A POOL.  A POOL CAN MAKE THE DIFFERENCE BETWEEN SELLING …. OR NOT …  ESPECIALLY IN AN AREA WHERE EVERY NEIGHBOR HAS A POOL, BUT THE RETURN ON INVESTMENT FOR THE HOMEOWNER IS TYPICALLY BELOW 40% ON ON POOL INSTALLATION.  (I KNOW THAT CONTRADICTS WHAT I SAID ABOUT THE  ”EMOTIONAL COMPONENT”, BECAUSE A POOL CERTAINLY HAS THAT!). REGARDLESS, THE COST OF ADDING THE POOL (WHICH COULD EASILY RUN 20,000 – $30,000 OR MORE IN MIAMI)  DOES  LITTLE OR NOTHING TO BOOST THE ACTUALLY SELLING PRICE OF THE HOME.

IN FLORIDA, HOMEBUYERS ARE LOOKING FOR HURRICANE PROTECTION  (IMPACT GLASS OR SHUTTERS).   SHUTTERS AND IMPACT GLASS OFFER  SECURITY AND PEACE OF MIND,  BUT THERE ARE INSURANCE BENEFITS (REDUCTIONS) AS WELL:  INSURANCE RATES ARE LOWER ON HOMES WITH IMPACT GLASS OR HURRICANE SHUTTERS.   THE RETURN ON INVESTMENT WILL BE WELL BELOW YOUR INSTALLATION COSTS .  A BUYER MAY WELL CHOOSE A HOUSE WITH IMPACT GLASS OR HURRICANE SHUTTERS OVER ONE WITHOUT,  BUT THE SALES PRICE WON’T LIKELY DIFFFER ALL THAT MUCH BETWEEN THE TWO.

CURB APPEAL: THE ENTRANCE , THE FRONT DOOR AND LANDSCAPING ARE THE FIRST THINGS TO MAKE AN IMPRESSION…. POSITIVE OR OTHERWISE.  BECAUSE OF THAT, SPENDING MONEY ON CURB APPEAL CAN GIVE A HOMEOWNER A SUBSTANTIAL  RETURN ON INVESTMENT.  

EXTERIOR PAINT CAN BRING AN ROI OF 90-100%.  CHANGING THE FRONT DOOR, ADDING LANDSCAPING AND ADDING TO CURB APPEAL CAN BRING A RETURN ON INVESTMENT OF 100%  +/-  

IN SOUTH FLORIDA, THE HIGHEST RETURN ON INVESTMENT SEEMS TO COME FROM OUTDOOR RENOVATIONS … GARDENS, OUTDOOR ROOMS, SUMMER KITCHENS, COVERED PATIOS, CANOPIES,  PERGOLAS, TREES, PLANTINGS, AND DEFINED, UTILIZABLE OUTDOOR SPACES… POTENTIALLY BRINGING WELL ABOVE THE AMOUNT SPENT. ROI ON OUTDOOR RENOVATIONS  IN SOUTH FLORIDA CAN BE AS HIGH AS 100-200%  …  ONE OF THE TOP RETURNS ON INVESTMENT.

THE 2010 RETURN ON INVESTMENT FOR HOME REMODELING PROJECTS NATIONALLY IS SPELLED OUT IN REMODELING MAGAZINE .

THESE STATISTICS ARE COMPILATIONS TAKEN FROM CNNMONEY AND ABOUT.COM AND REMODELING MAGAZINE’S “COST VS VALUE” REPORT.  I SPECIFICALLY GEARED THE “EXPECTED RETURN ON INVESTMENT  FOR HOME RENOVATIONS”  IN THIS BLOG  TOWARD  THE SOUTH FLORIDA REAL ESTATE MARKET FOR MiamiRealEstateCafe.com 

IF YOU ARE CONSIDERING BUYING OR SELLING PROPERTY IN SOUTH FLORIDA, AND LOOKING FOR AN EXPERIENCED LOCAL REALTOR TO ASSIST YOU, WE WOULD BE PLEASED TO TALK WITH YOU.  YOU ARE MORE THAN WELCOME TO SEND US A NOTE HERE, OR GIVE US A CALL AT 305-793-1365 OR 305-632-0164 – CELLULAR NUMBERS FOR THE RESTIVO TEAM.

Unloading cabinets and drawers until the wee hours of the morning, literally everything from our kitchen is stacked temporarily in our (now full) dining room.  The rest of the stuff is now beginning to spill out into the  corridor and into the game room.  

What an ordeal any remodel/renovation is …   

I’m dumbfounded by the amount of “stuff” we’ve acquited over a relatively short period of time.  I forgot about the mini-Cuisinart chopper, the extra sets of bar-b-que tongs, and those 12 exquisite crystal candle holders.  We  have a whole set of steak knives that would have come in handy on many an occasion (if we’d know they were there!).   The bizarre collection of bottle tops, and lids for containers (where are the containers they go with?)  and why were we saving them? …  Nut-crackers, six colanders, pots and pans we never use, dishes we would  (if they were within eyesight or reach) …. two blenders, a smoothie maker, a pasta machine, cast iron skillets. Those are some of the things that we’ll have to think about -   where to put them  if we decide to keep them.

Our recycle bins are full (dozens of cups from Cirque du Soleil), glasswear that’s miss-matched, chipped ceramics, mugs I detest.  The boxes ready for donation pick-ups are full. And the piles of stuff to eventually go back in our new kitchen  is overwhelmingly.  We’re ’trying’ to weed out … scale down …  It’s only a matter of time … we will be empty nesters, looking to downsize.  I’m not sure why we  thought we “needed” such a big house, or how we acquired so much stuff …  

We are definitely  “grappling”  with downsizing.   But the thought of moving, packing and ”change” itself is daunting!    It’s easy to walk other people through the process of moving on… It’s another entirely when it’s our stuff to sort through, our life in topsy-turvey… our home (‘house’ sounds less personal, doesn’t it? ) to be downsizing from … as we ponder going ’smaller’ and more ‘practical’. 

Puts a whole new spin on selling real estate…   getting rid of stuff we have (and forgot we had!)…  thinking ahead toward downsizing… and moving on… as empty nesters.  It gives me a fresh perspective  - which is the ‘stuff’ I need to hold on to.   -   and the adventure begins!

It puts life in perspective …  packing, boxing, scouring and scrubbing,  feeling displaced and uprooted … and not being able to find a coffee cup or a spoon! 

Realtors wonder why nerves are frazzled as their ‘peeps’ buy and sell …  I can tell you… It doesn’t take very much to see why.  Just packing and moving a single room reminds me CLEARLY of what an ordeal moving really is.  Worth it in the end …

Some home repairs are fairly easy (and fairly inexpensive)  fixes…  if you’re  handy.   Other repairs require a technician.  The most common washing machine ailments revolve (literally!) around the spin and balance.

Balance is an easy  ”do-it-yourself-fix”.   Over-packed washers, or ones that are not sitting level on the floor, may spin lop-sided, or spray water onto the floor.  Move the machine, or adjust the ‘feet’ so it sitting level.

A broken lid switch is more serious.   If you hear NO sound whatsoever when you put the machine on spin cycle, it may be a broken lid switch.    The lid switch mechanism ( a tiny button on the inside lip of the washer lid)  keeps the machine from spinning when the lid is open – for safety reasons .   If that’s the case, just call a repair technician.

A malfunctioning motor or a broken belt will probably require a service call… but if the problem is the transmission or the drive motor, you are probably better-off getting a new washing machine… energy efficient and with tax savings.

MiamiRealEstateCafe  … your source for everything having to do with buying and selling real estate.  If you’re looking for a real estate professional to help you in your move, please give us a call  or contact us here - The Restivo Team – EWM Realtors International (305) 793-1365

THAT’S WHY WE DO HOME INSPECTIONS, PEOPLE !

Our  little black book  (of referred/preferred suppliers and business providers)  now comes in TWO versions … and you are in the new version for home-buyers and home-sellers… of who NOT to use! 

That’s what Realtors do …  We provide our buyers and sellers with  resources …competent and reliable workers/providers, etc… and now, those to avoid.

Guess what? Our  BLACK LIST of shoddy, unethical, incompetent and deceitful providers, that you are now at the top of … will hopefully diminish your pool of unsuspecting homeowners, who shouldn’t trust you!  Here’s  to  you  … going  out of business  … soon!

Our home-buyers  knew that the AC ducts were being replaced.  The sellers (YOUR CLIENTS!) believed in and relied on you.  As I drove by, I could see all the old ducts out on the driveway.  I had no reason to doubt your word  … doubt your contractual agreement (for which you pulled a permit from the Village of Pinecrest!)

Did you know that the sellers had a previous deal fall apart?  Did you know they’d already bought another home, and were under contract to sell their  home again, to a new set of buyers?  Mine.  Did you know the  sellers  were  repairing the deficiencies outlined in the inspection report from the previous offer…  and were anxious to sell and move?    What about the outrageous sum they paid  you  -$6,000 –  to have their AC duct system replaced..

The home inspection my buyers did a couple of weeks back revealed that  1/2 the AC ducts  ( those readily visible)  had been replaced.  Good job!   What about the other 1/2 you were supposed to replace?  Apparently your licensed AC company was hoping the Village of Pinecrest wouldn’t do a thorough  final inspection?   Apparently your AC company didn’t know that my buyers would order independent inspections of the house as a whole? The Village of  Pinecrest would have caught your fraud, on final inspections, I’m sure. But they didn’t have to.  

Allied Inspections  (Allied Building Inspection Services – Joe Penza)  checked out the house two weeks ago on a  Monday … Pinecrest wasn’t set to do their final inspections until Tuesday… Allied was quick to point  out your ‘work’.   Scandalous!

You, a licensed contractor,  take $6,000 from and unsuspecting homeowner, promising to replace the duct work… and  and do half ?  You may not have known that the home buyers would hire an independent inspection company … but you did pull a permit for the AC work, so you must  have known the Village of Pinecrest would order a final !  What happened to your work ethic?   That’s thievery … twice over… robbing both the homeowner and the new buyer.    

You are now officially at the top of my list …  shoddy workers… poor work ethic.  Have I ever used your services?  No … nor will I.  You have earned your spot …  very close to the top of my list …  my little black book of providers NOT to use.

WATER HOOK UPS in PINECREST, FLORIDA … who pays… who benefits…  What are the costs and what is the grace period? 

2) Hook-up is mandatory once a property is SOLD.

3) It is the responsibility of the buyer to connect, and the buyer has 90 days in which to do so.

4) Costs are  $146 for the Village of Pinecrest plumbing permit, and $486 for the Miami-Dade hook-up.

5) Home owners must contract with their own plumber to do the work. Pricing varies accordingly.

Questions about buying or selling real estate in Miami?  If you’re looking for an experienced Realtor to assist you, I am happy to help.    305-793-1365  EWM REALTORS INTERNATIONAL  – Vicki Restivo -  Pinecrest is one the areas of Miami we specialize in.

 

OVEN DOESN’T HEAT  PROPERLY? 

GAS OVEN:  If the igniter on the bottom of the oven glows red but doesn’t ignite for several minutes,  you may need a new igniter, and a service technician will need to handle that.  

Do it yourself jobs include unclogging the burners or :

1) If the gas burners are clogged, you can clean them out with a safety pin (or other metal point… but not a toothpick since it could break off and cause a problem!).  

2) If the spark plug igniters are clogged with food or grease, a toothbrush and soap will do the trick.

ELECTRIC OVEN:

A broken thermostat should be replaced by a technician.

Do it yourself jobsinclude changing the wire heating element and changing out a broken glass cooktop.

1) The wire heating element on the bottom  of the oven glows bright red when the oven is turned on and the element is working properly.  If you see dark spots (or ‘burn’ voids) on it, it’s not heating the way it ought to.  You can order a new one, and replace it yourself .  Unplug the oven and turn off the circuit breakers.  The element is attached with screws.  Just unscrew the screws,  remove the heating element, insert the new one, and replace the screws.

2) A cracked or brokern glass-cooktop you can replace yourself.  Order the part. Unplug the appliance, flip the circuit breaker to off, unscrew the screws or brackets that secure the glasstop . (They may be under the cabinet toward the front.) Then resecure the glass top.

For appliance trouble-shooting, you can refer to the owner’s manual (which you can also download online at www.appliancejournal.com )  or contact the manufacturer  through their hotline for service and parts, and technicians.

Realtors wear many hats.  While we don’t repair appliances, we can sell your house  … and we are a wealth of resources and information for you when you are buying or selling.  Call us when you’re ready to buy or sell real estate in South Florida  305 793-1365 or  contact us here.