交屋/驗屋/Final Walk Through

最近有客戶準備交屋了,這個建商不讓agent參加,我來分享一下交屋、驗屋到底要看什麼?

建商明確表示:We do request that only the persons on the contract attend this walk.  Your friends, agents, family are welcome to come for the closing day but not the home orientation. 思就是其他人都不要來給我囉嗦找碴 ><

其實如果有建商願意讓realtor陪的,我就一定會到場,幫忙檢查房子的功能與外觀之外,每次都還能學到最新的建築法規,如果我不能到場呢,你可以參考一下這裡跟下面兩篇文章鏈結。

基本上新房交屋之前的Home Orientation 都是從外觀開始,如果是Townhouse/ Condo外觀(屋頂、外牆)大多數由HOA維護,如果是新建single family也要遵守社區法規維護外觀,walk through時一定要知道總水閥、瓦斯閥、Cable電話線、郵箱、院子的Sprinkler & Timer位置、垃圾怎麼處理等。

外觀看完之後會從車庫開始、看電盤、(壁掛式)熱水爐、車庫門、門鈴、多數都有Pre wire的電車插頭以便未來使用,車庫通常沒有粉刷,其實也沒關係,看看灰板有沒有做好?看看有沒有裂縫? 有時候大家會很驚訝車庫好簡陋啊,但是美國人就是把車庫保留成像倉庫的模樣,絕大多數都沒有做隔熱層、灰板鋪上也沒有上Primer 或油漆,已經見怪不怪了。

房子總水閥有些在車庫內,有些在房屋外面或社區某個角落,後者比較不便。不管住新房舊房,一定要知道總水閥、分水閥的位置,以後維修才知道在哪裡控制,家裡突然爆水管的時候也才能應急。

當然,確定一些最基本需求像是每一個水龍頭都有熱水、暖氣、洗碗機、烤箱、瓦斯爐能正常運作,每一個窗戶都要試試看,確認能正常開啟

常常幫客戶抓的毛病,像是油漆不均勻、地板不夠平(如果當場發現不平,可以叫建商拿個水平儀來量看看,英文叫做Level)、廚房檯面的Caulking有沒做好、磁磚貼好、櫃子沒裝好、baseboard有沒有歪七扭八等等瑕疵。

如果沒有第一次就看到的小問題也不用擔心,建商都還有一年保固,交屋後也都還有工人在附近,跟現場的manager或打給客服聯繫,很快就會來修了。 如果是天花板、地板不夠平這種大問題,多數都是建議客戶,最好要求建商全部改善後我們才交屋,因為太快搬進來,後續維修也很麻煩。

對了,如果是中古屋final walk through,建議都是staging company搬完家具或賣家已經搬家的時候再去,因為除了之前有寫過的制式檢查流程,牆壁有沒有被搬家工人碰撞、地板有沒有嚴重刮傷,清空房屋之後的walk through會比較有效率!

灣區買中古房都是AS IS condition,賣家也不會全部修到好,而是要跟我們當初看房子、看報告的時候一樣的屋況。至於看房子看報告的屋況怎麼存證,就各自出招了。

最後附上各大網站英文版final walk through文章供參考

Your final walk through checklist

Buying a House? Here’s Your Final Home Walk-Through Checklist

如果我還有什麼沒寫到,你覺得很重要的,再請你私訊告訴我,我很願意分享給大家,讓買房之路更加順利。

有任何灣區房地產問題或需求,請利用以下方式與我聯繫、預約看房或賣房分析。

  • 電話/簡訊  408-505-3003 (如未接聽請留言)
  • 電郵: chienmingwei@gmail.com
  • LINE: chienmingwei

我是全職房地產經紀人。CA Real Estate Licensed Broker、National Board of Realtors、California Association of Realtors、以及 Silicon Valley Association of Realtors的會員。DRE#01973756

1014 Springfield Dr CAMPBELL, CA 95008.

Just Listed at $2,088,000 
| 4B 3.5B Apprx 2,538 Sq. Ft.|Apprx Lot 6,632 Sq. Ft|

Prime/Convenient location! A rare stylish & elegant two story NEW construction in West Campbell. Soaring high ceiling: 10′ on 1st floor, 9′ on 2nd floor, all w/ 8′ high doors. Level 5 smooth wall with crown molding. Custom iron stair railing, LED lighting throughout. Pre-wired for CAT 5. Tankless water heater. Two zoned HVAC with furnace in attic. Engineered hardwood floor. Kohler faucets & bath, shower trims. Stained garage flooring. Milgard dual pane windows. Gourmet kitchen w/ quartz counter tops & tile backsplash, SS applicances: KitchenAid stove & fridge, Sharp drawer microwave. Sierra West Shaker style custom kitchen cabinets include many gadgets: pullout drawers, spice racks and trash/recycle bins. Blind corner pullouts, silverware organizers, lift up mixer. Butler room, custom laundry & vanities cabinets. Master suite w HUGE walk-in closet. Easy access to Highway 17 & Interstate 280. Close to Westgate shopping, Campbell downtown, Apple campus, etc.https://mingweichien.com/IDX/1014-Springfield-Drive-Campbell-CA-95008/81743451_REIL/0005606

出價的藝術

 

出價的藝術

最近的房市雖然不熱,但是有逐漸回溫的趨勢。房市溫和對大家最有利,買賣在合理價是最難的事情。

昨天跟客人討論disclosure之後準備出價,幾乎所有的買家都會問我「怎麼出價?」能給什麼建議,通常來說我在出價之前會做幾件事情。

第一、CMA: Comparative Market Analysis, 有時候說很快我們就叫comps,我會找出附近類似產品成交價格,讓你了解一下周邊行情,甚至我會抓半年到一年的行情,讓你知道一下走勢。

第二、屋況分析:這房子必須維修多少錢,客戶自身想要做的後續維修需要多少錢?你想做哪一些補強呢?換馬桶、換鏡子換洗手盆,裝修廚房、換洗碗機、換抽風機等等,我們可以概抓一下預算。 如果新房,我也可提供建商的upgrade大概的所需費用行情。

第三、市況:最近市場狀況如何,需不需要加價,我們可能會遇到多少「對手」也想下offer,跟listing agent的密切溝通的結果就成了下offer時重要線索。


第四、房子與市場:這房子在市場上多久了,也就是我發listing給你參考時,你會看到一個DOM (days on the market),為什麼放那麼久?是屋況太可怕沒人要?還是市場低迷等,搞清楚原因我們再投標。

第五:獨特性:每一個房子都是獨一無二的,就算在同一個社區也會因為座向、有沒有風景、棟距、停車位、採光、臨路條件、有沒有面對嫌惡設施等價格有很大的差異。

出價之前大概會整理上述原因,討論出一個價位,搭配自身的出價條件(像是cash offer、或是pre approved,或是down payment多寡等等)總和所有自身優點送出offer。

有些人可能會看到市場變差一點,就想砍價砍到底,低價送offer不是不可能,讓我這個包打聽的先去跟listing Agent探一探訊息,如果賣家價格實在很硬,或是賣家脾氣不太好,砍到人家不爽這offer就GG了,有時還是得將心比心嘛,如果你在賣房收到一個很差的offer,可能直接不回應了!

雖然必須顧及買賣雙方的kimochi,但是買家經紀還是在幫買家做事與捍衛權益的,絕對不是賣家。

 

 

 

關於白蟻termite的處理

最近客戶買了老屋,都會做一下termite的處理,termite的處理時間必須是交屋後取得產權才能對房子做treatment,如果會做一些小型的remodel,甚至是換櫥櫃等等,則建議裝修後再處理,因為可以避免板材內有蟲卵一併殺除。

加州白蟻有兩種,地下白蟻(Subterranean termites)和乾木白蟻(Drywood termites),在網路上搜尋到一篇文章,還說地下白蟻分兩種,點擊連結可以看到原文,雖然說的是德州的白蟻,但是我覺得挺有意思的,本土型地下白蟻( Native subterranean termite),及外來種台灣白蟻(Formosan subterranean termite,或翻議成福爾摩沙白蟻),顧名思義這種白蟻最早在1956年在休士頓發現,推估可能隨載運木頭的船從台灣和大陸福建沿海過來。

地下白蟻喜歡潮濕、陰暗處,注意漏水問題並且不要在房子周邊栽種植物、不要堆積紙張、木頭在房屋旁是一預防方式。

 乾木白蟻 (Drywood Termite)

則是在建築物上比較容易被發現的白蟻,通常木門、窗框、siding有大小孔洞、脆弱的木屑貌,就都是乾木白蟻的痕跡,處理方式就是把房子包起來薰蒸(Fumigation),通常是在過戶之前一兩星期,我們就會聯繫殺白蟻公司估價,並且安排過戶後兩日的薰蒸時段。搬家之前就把房子薰蒸完成,以免後續的麻煩。

殺白蟻公司也會打給PG&E 停止供應薰蒸時期的瓦斯,薰蒸程序過了24小時以後,就對人體無礙,可以安排PG&E重新開啟瓦斯(需要約時間,現場要有成人,才能幫忙開啟瓦斯)。

白蟻公司處理完之後,會再給一份報告,並且提供一到三年不等地保固。

關於殺白蟻的知識,我找了幾篇文章,給大家參考

3 Termite Treatment Safety Concerns

Termite Treatment Options

2018年9月矽谷房市行情報告

好久沒有準時寫文章了!
九月份的周末都在看房,weekdays也是到處跑,剛好這陣子手上的買家南灣、東灣都有看,而上個周末(9/29~9/30)兩天,我整整看了20間房子。 Sunnyvale 兩房全數被我看完了,94087的house、Cambrian、Almaden地區也大概七成看過,Milpitas, N Fremont, Newark & S Union City新房、舊房我也是持續關注,
市場上買家還在,但卻因為市場上選擇多而放慢腳步。觀察不少地區,相較於今年3~5月的房價,依照區域有別,已經有10~15%跌幅。
房價漲跌向來就是供需面的互相影響,最快跌價的就是大型興建Town house/ Condo社區,因為此類型戶數多,如果遇到鄰居也在賣房子,甚至建商還有餘屋,銷售速度放緩,價格當然也有影響。
此外,大街上、高速公路旁、路沖、電塔、鐵道旁,此類型稱為「有硬傷」或「嫌惡設施」的房子在現在的市場上,影響尤大。除了電塔、鐵道、高速公路第一排我是特別堅持買方不要碰以外,能接受大街跟路沖者,只要地點好、學區好,反而是有撿便宜的機會。當然,如果有選擇,我們還是先從巷弄裡撿便宜就好。
相對保值的地方,就是學區跟交通房,不過學區房也不一定是鐵不跌,像是今年Great school 分數大改制,許多以往API高的好學區,分數紛紛調降,而市場上買家只對Redfin/zillow學區上的評分比較有感,所以以前老經紀(我老闆說的) 口中所謂的好區,舉例像是West San Jose 95129/95130 熱度非常明顯地不如往昔了。
價格相較今年最高點,有明顯跌幅的區域還真不少,在此就不一一列舉。當市場上一路往前衝時,大家奮不顧身搶房,現在房價過了最高點,買家心理的期待會變成「還會不會再跌?」每次我遇到這問題,就很希望大家去問問自己的算命師XD,如果你有高明的人指點,請他幫我回答這題。至於屋況、市場估價、檢查報告、賣方資訊、後續裝修、出租服務等等,我通通能回答。

歸納近期市況:
第一、買賣雙方正在拉鋸,多數賣方都必須讓步才能順利售出
也有開超低價吸引買家出offer的,比周邊成交價少個10~20%的「開價」還真不少,也有因此就收不到開高價的offer,只好又把價格調上去,最近Listing Agent不好做,賣房賣得戰戰兢兢,開太高沒人看,開太低又加不上去,所以不要再殺commission了 
九月幫客戶買到的兩間房子,都是低於今年春天甚至去年冬天的行情的價格
第二、市場上買家還在,但是持續觀望,下手一定想殺價
買家有剛需,看房行程未間斷,但如果目標不堅定,實在是難以下手。在這樣的市況下,如果我是買家,我一定也會有同樣的猶豫心態。不過殺價殺不殺得成,買不買的到,還是要回歸開價跟屋況,屋況新、開價低,多數還是要往上加的。
第三、投資客還是虎視眈眈,市場游資很充裕
還是有客戶天天LINE我:「這間不錯」「這間怎麼還沒賣掉?」投資客不如真實剛需的買家,現在要下手,難免猶豫不決。投資型客戶的煩惱是身邊有籌碼、可是股市太高也不知道放哪去。現在想入場投資,必須待長期持有,且一定要慎選地點啊。
(矽谷的租金報酬真的不好,扣除所有持有成本,如果有3%就算很高啦! 矽谷房價已高,不可能有高報酬!真的不是我不幫你找房…)
第四、利率持續攀升,房價小幅修正
舉例來說,之前100萬的貸款如果是30年固定利率4%,月繳$4774,現在貸款90萬,固定利率4.75%月繳金額為$4695,房價雖減但是利率不斷升,持有成本也不一定會變低
第五、市場上餘屋量越來越多,價格紛亂
有時候觀察同一社區、同一neighborhood,如果有多間餘屋者,價格一定守不住,但是如果屋況好、條件好,像是邊間、雙車位等等,不彷把握機會出價。
寫到這裡,大家應該擔心房價又要繼續跌了!? 我還是不悲觀啦,但是要慎選房、慎選地點,至於怎麼挑,跟你的經紀人好好討論一下。

以下數據就讓大家參考一下月與月之間的變化,去年同期跟現在的加價率、銷售所需時間平均值,至於各區域性的行情與出價等資訊,就需要精細的comparable、還有要與屋主跟Listing agent談談談、磨磨磨,磨出好價錢。

Time frame is from Oct 2017 to Sep 2018 Postal City is 'Sunnyvale' Property Type is one of 'Residential', 'Residential Income (1-4 units)' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 920 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is ‘Sunnyvale‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 920 listings

Time frame is from Oct 2017 to Sep 2018 Postal City is 'Palo Alto' Property Type is one of 'Residential', 'Residential Income (1-4 units)' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 440 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is ‘Palo Alto‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 440 listings

Time frame is from Oct 2017 to Sep 2018 Postal City is 'Mountain View' Property Type is one of 'Residential', 'Residential Income (1-4 units)' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 540 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is ‘Mountain View‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 540 listings

Time frame is from Oct 2017 to Sep 2018 Postal City is 'Cupertino' Property Type is one of 'Residential', 'Residential Income (1-4 units)' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 320 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is ‘Cupertino‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 320 listings

Time frame is from Oct 2017 to Sep 2018 Postal City is 'Santa Clara' Property Type is one of 'Residential', 'Residential Income (1-4 units)' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 950 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is ‘Santa Clara‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 950 listings

CB
Time frame is from Oct 2017 to Sep 2018 Area Name is ’14 – Cambrian‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 820 listings

Time frame is from Oct 2017 to Sep 2018 Area Name is '17 - Saratoga' Property Type is one of 'Residential', 'Residential Income (1-4 units)' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 310 listings
Time frame is from Oct 2017 to Sep 2018 Area Name is ’17 – Saratoga‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 310 listings

Time frame is from Oct 2017 to Sep 2018 Area Name is '5 - Berryessa' Property Type is one of 'Residential', 'Residential Income (1-4 units)' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 770 listings
Time frame is from Oct 2017 to Sep 2018 Area Name is ‘5 – Berryessa‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 770 listings

MI
Time frame is from Oct 2017 to Sep 2018 Postal City is ‘Milpitas‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 520 listings

AM
Time frame is from Oct 2017 to Sep 2018 Area Name is ’13 – Almaden Valley‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 400 listings

BH
Time frame is from Oct 2017 to Sep 2018 Area Name is ’12 – Blossom Valley‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 940 listings

 

EG
Time frame is from Oct 2017 to Sep 2018 Area Name is ‘3 – Evergreen‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 690 listings

Time frame is from Oct 2017 to Sep 2018 Postal City is 'Redwood City' Property Type is one of 'Residential', 'Residential Income (1-4 units)' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 670 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is ‘Redwood City’ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 670 listings


謝謝上個月成交客戶的最新評價

我是 National Board of Realtors、California Association of Realtors、以及 Silicon Valley Association of Realtors的會員。

如果您有任何買賣房屋的需求。

請利用以下方式與我聯繫、預約看房或賣房分析

  • 電話 408-505-3003 (如未接聽,請留言)
  • 電郵:chienmingwei@gmail.com
  • 微訊:maggiechien002
  • LINE:chienmingwei

1758 Cross Way #235 SAN JOSE, CA 95125

【SOLD】

 

Boutique community with only 10 units and 90% homeowner-occupied. This eight-year-old, corner unit, townhouse style condominium is near major freeways (87, 85, 280), mass transit (Tamien VTA/Caltrain station), and Willow Glen Village plaza. 3 Bedrooms/2.5 Bathrooms with bright and airy Living & Dining rooms. 3 assigned carport spaces provide lots of flexibility! In-unit full size laundry, dual pane windows. Beautiful oak hardwood floor throughout. Granite slab kitchen counter top. Security and intercom system wired-in. Gas fireplace with marble and decorative surround. 4 miles to the proposed SJ Google campus, 7 miles to SJ Airport and only 2 miles to downtown Willow Glen. HOA is $328 which includes water and garbage. Award winning Willow Glen schools.

 

FOR SALE/ 809 Auzerais Avenue,#329, San Jose 95126

OPEN HOSE 12/09, 12/10 1PM~4PM

809 Auzerais Avenue,#329, San Jose 95126

An end unit in the desired Monte Vista community. Open floor plan with dual pane windows and abundant natural light. Two bedrooms located on either side of the spacious living room and dining area. Indoor laundry with full sized washer and dryer. Gated garage with 2 car spaces. Easy access to highway 280 & 87. Close to the proposed Google Village, Diridon Station, SJ Airport, SAP Center, 24 Hour Fitness, San Pedro Square Market, Safeway, Target, Trade Joe’s and Whole foods. Directly across from the Del Monte dog park for the dog lovers!