Carlsbad Real Estate

Improve Your Insurance Score

December 28, 2010

Paying all of your bills on time is one good way to improve your insurance score – and, in turn, lower your San Diego homeowners insurance premiums.

The most effective way to raise your insurance score is to improve your credit score.

San Diego home insurers look to your credit history to calculate an insurance score that’s used to judge how much of a financial risk you are. The lower the score, the higher the risk and the higher the premium you’ll likely pay on your San Diego homeowners insurance. Don’t despair. There are strategies, including paying bills on time, that can help improve your insurance score.

Good credit pays off

Wondering what too many credit cards has to do with the limb that landed on your roof? More than you’d think, it turns out. Several studies have found that your credit history is a good indicator of how often you’re likely to file an insurance claim. Because more claims translate into more expense for insurance companies, San Diego homeowners with low insurances scores tend to be charged higher premiums. San Diego home insurers claim the use of credit-based insurance scores is fair and actually works in favor of fiscally responsible consumers. A 2006 study found that 53% of Oregon policyholders paid lower premiums on homeowners insurance thanks to credit-based insurance scores. ECONorthwest, the group that conducted the research, estimated the average annual savings for policyholders nationwide at $60.

How your insurance score is calculated

Your insurance score starts with your credit report, a history of your credit use. What credit cards and loans do you have? What are the balances? How promptly do you pay? Your report also includes information gleaned from public records such as bankruptcies and liens. FICO is the best-known company that turns the information in credit reports into credit scores. FICO credit scores range from 300 to 850.

San Diego home insurers are less concerned than lenders about your ability to pay back a specific amount than your overall ability to manage money, says Allstate spokesman Adam Shores, especially whether you make late payments and how long since delinquencies took place. Your insurance claims history, as recorded in your CLUE report, also affects your insurance score. So can your age, the construction of your San Diego house, and whether you’ve installed smoke detectors and other safety equipment.

All of these data are crunched to come up with a numerical insurance score. This is where it gets tricky for San Diego homeowners. There isn’t a single source for insurance scores, and your insurer probably won’t tell you your score even if you ask. Some insurers employ proprietary formulas. Others use insurance scores calculated by companies like FICO and ChoicePoint, the latter of which will sell you your score for $12.95. ChoicePoint’s Attract insurance scores can range from 200 to 997, with a score over 776 considered good.

Ways to raise your score

The most effective way to raise your insurance score is to improve your credit score. You’re entitled to free copies of your credit reports annually from the major credit bureaus: Equifax, Experian, and TransUnion. Order them and look for errors: Is your Social Security number correct? Are all the debts and credit cards yours? Do the balances jibe with your records? Errors can be disputed online.

If the information on your credit report is correct, there are still things you can do to improve your score. Paring down balances on credit cards is a big plus. Paying bills by the due date is another major factor, accounting for 35% of a FICO credit score. Time is also on your side. Most late payments are removed from your credit report after seven years. A few major problems such as a bankruptcy may stay on for a decade or more.

By: Mariwyn Evans

While it may sound a bit crazy to add a new home to your shopping list…this holiday season could be the very best time in history to give yourself the gift of a new home. While there are a number of advantages to purchasing a home in San Diego, and especially during the holiday season, there is a confluence of factors that make this year’s season a bit more special than past years.

San Diego home prices are at all-time-lows. The San Diego real estate market tends to slow down in the fall and by the holidays, it is at a snail’s pace. Homes become a little more affordable during the holiday season as the San Diego housing demand decreases during these months. San Diego homes are more affordable now than at any other point in time since 1970 according to the National Association of Realtors’ housing affordability index. More often than not sellers reduce prices further or offer additional incentives during the holiday season.

Lawrence Yun, chief economist for the National Association of Realtors, said home sales still remain subpar. He explained, “The housing market is trying to recover on its own power without the home buyer tax credit.”

Interest rates are near all-time-lows. October this year we witnessed a little history as rates hit the lowest ever! This season, rates are about 0.5 percent lower over this time last year. For qualified borrowers, this translates to a payment savings of approximately $60 per month on a $200,000 mortgage. Today’s lower rates give you an increase in buying power. Rates have already begun to move higher since November 4th, following the announcement of Quantitative Easing 2 by Fed Chairman, Ben Bernanke. As rates increase, your buying power for your new San Diego home will diminish.

San Diego home sellers are motivated. The seasonal slowdown creates opportunity for buyers to negotiate with anxious San Diego home sellers. It’s not uncommon to haggle on just on price, but also for other concessions such as appliances or paying closing costs. After the new year when most buyers begin searching for homes again, increasing the San Diego housing demand, these same sellers become less willing to bargain.

As Warren Buffet has said, “Be fearful when others are greedy and greedy when others are fearful.” As housing demand increases San Diego home sellers tend to become greedy as buyers panic to secure home purchases for fear of price increases.

Buying a San Diego home can give you a tax break.Mortgage interest (including points) and San Diego real estate taxes are tax deductible. Since most of what you pay for your mortgage in the first year is interest, on a $200,000 mortgage at 4.25%, you get to deduct about $700 a monthin interest. That reduces your taxable income by about $8,400 a year. If you’re in the 25% tax bracket, that deduction is worth about $175 a month.

To see the benefit, you can either wait for a big payout after you file your income-tax return, or adjust your withholdingsand keep your hard earned money. Your employer’s benefits department can help you with this.

Closing on a San Diego home before the end of the year may provide you some additional tax deductions for the current year. You may be able to deduct any money you pay for points to reduce the interest rate on your loan. Consult your tax advisor to see how the mortgage interest deduction applies in your situation.

Just as the housing boom didn’t last forever, these historically low interest rates and San Diego home values won’t either!

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2011 will be a hallmark year for the Energy Retrofit industry, adding new policies, rebates, and tax incentives that will create value & benefits for San Diego homeowners and services for the construction & real estate industries. The emergence of the Energy Retrofit market offers San Diego homeowners a great opportunity to improve the efficiency of their property. There are pending rebate programs at every governmental level and utility companies. In addition, these programs will stimulate services for San Diego realtors, lenders, energy auditors and the construction industry.

Programs like Homestar is working its way through the Senate. Many of these programs have funding and time limitations so they are on a first come first serve basis. 

Energy Upgrade California in San Diego County is part of a new California program that helps property owners improve the energy and water efficiency of their San Diego homes and puts local construction workers back to work. Most of San Diego County is served by San Diego Gas & Electric®. SDG&E offers rebates up to $4000 for the purchase and installation of qualifying energy-efficient measures. Rebates are available on a first-come, first-served basis until funds are spent.

The Home Upgrade, Carbon Downgrade (HU/CD) Energy Retrofit Incentive Program offers financial incentives for San Diego property-owners to complete comprehensive energy-efficient retrofits. The City of Chula Vista will use up to $300,000 of its Energy Efficiency & Conservation Block Grants to provide incentives for the completion of whole building, energy-efficient retrofits as part of its broader Home Upgrade, Carbon Downgrade program. The building must be located in Chula Vista and retrofits must result in long-term energy consumption reductions. Chula Vista property-owners must also be participating in SDG&E’s Energy Upgrade California (residential) or Energy Efficiency Business Incentive programs. This local incentive, which ranges between $1,000 (prescriptive approach) to $4,000 (performance approach), can be combined with other SDG&E and California incentives.

The Energy Retrofit market is a great new opportunity for San Diego contractors. Energy Retrofits will create immediate work and add incremental work for any San Diego home remodels. It will also launch contractor in a new specialization as a Home Performance Contractor.

Increase your chances of getting your San Diego dream house in a competitive housing market, and lower your chances of losing out to another buyer.

1. Get preapproved and not just prequalified for a mortgage. You’ll be able to make a firm commitment to buy and your offer will be more desirable to the seller.

2. Stay in close contact with your San Diego real estate agent to find out about the newest listings. Be ready to see a house as soon as it goes on the market – if it’s a great home, it will go fast.

3. Scout out new San Diego listings yourself. Look at Web sites such as REALTOR.com, browse your local newspaper’s real estate section, and drive through the neighborhood to spot For Sale signs. If you see a home you like, write down the address and the name of the San Diego listing agent. I will schedule a showing.

4. Be ready to make a decision. Spend a lot of time in advance deciding what you must have in a home so you won’t be unsure when you have the chance to make an offer.

5. Bid competitively. You may not want to start out offering the absolute highest price you can afford, but don’t go too low to get a deal. In a tight market, you’ll lose out.

6. Keep contingencies to a minimum. Restrictions such as needing to sell your San Diego home before you move or wanting to delay the closing until a certain date can make your offer unappealing.

7. Don’t get caught in a buying frenzy. Just because there’s competition doesn’t mean you should just buy it. And even though you want to make your offer attractive, don’t neglect inspections that help ensure that your San diego house is sound.

From now through November 15 2010, Brookfield Homes is offering up to 85K in saving on a new home purchase in one of their San Diego new home communities. Brookfield Homes San Diego has 5 new home communities to choose from with prices starting in the $300′s. Rockrose Carlsbad and Mahogany San Marcos are Brookfield Homes new home communites located in north county San Diego.

Rockrose Carlsbad is offering a 40K price reduction on site 134 with an additional 10K in incentives towards closing costs. Rockrose Carlsbad is located in the newest Carlsbad CA  masterplanned community called The Foothills. The Foothills Carlsbad boasts 3 new home communities priced from the $400′s and is located just north of El Camino Real off of Cannon Rd. The Foothills Carlsbad features a community pool and clubhouse, a tot lot, BBQ areas and walking trails. Rockrose Carlsbad is located within award winning Carlsbad school district and is adjacent to the site of the new Carlsbad High School.

Located within Old Creek Ranch San Marcos is the Brookfield Homes community of Mahogany. Mahogany San Marcos is offering a 49K price reduction and 25K in incentives on site 3019.  Mahogany San Marcos has new home models ranging from 2412sf to 3875sf with 3-5 br floorplans available. Mahogany is Old Creek Ranch San Marcos is priced from the $500′s.

Savings on additional homesites are also available, while supplies last. You must go in to contract on your new home by November 15th 2010 and close escrow by December 28th 2010. What better gift for Christmas than a new home! Purchase your new home through me and receive extra incentive!

You made the decision to list your home with a San Diego REALTOR®. You worked hard to get the house in tip-top shape, the curb appeal shines, and you’ve priced it well.

Some might say that’s the easy part. When an offer comes in, your San Diego real estate agent will review it with you. It’s important that you read and understand all of its terms – not just the purchase price. Here are five things to keep in mind when reviewing offers to help you choose the one that’s best for you.

1. What contingencies are involved? A contingency is something that has to happen before the contract is fully enforceable against the buyer and seller. If a contingency is not met, the party benefited by that contingency can walk away. Common examples include the buyer seeking a mortgage loan to purchase the home; selling the buyer’s current home; conducting inspections; and in a short sale, approval of the seller’s lender.

2. What’s the bottom line? Can you afford to cover everything the buyer is asking for? Your San Diego real estate agent can provide you with a “net sheet” that takes all of the financial terms – such as requests for closing costs and repairs – and calculates what the net proceeds will be, based on the offer price. This is especially important for owners who are short selling their homes.

3. What timeframes are involved? Be available for your San Diego real estate agent to present offers. Every offer has an expiration date, and it’s important to meet that expiration date or get an extension if you need more time to review the offer. When is the buyer proposing to close escrow? How long is the buyer asking for due diligence? The purchase agreement will have a “time is of the essence” clause, so it’s important to pay attention to all contractual deadlines.

4. What is most important? This is a question that only you as the seller can answer. If maximizing proceeds is most important, you’re more likely to stand firm on your financial terms, whereas if a quick closing date is most important, then you may be willing to compromise in other areas.

5. What are my options? The seller always has the right to accept, reject or counter every offer that’s made on the property. Selling a home can be a very emotional time for a homeowner. It’s important to stay flexible, look at it as the business transaction it is, and for each provision in the offer decide whether it’s a deal breaker or if you’d be willing to compromise. Working through the offer with your San Diego real estate agent, decide what course is best for you.

San Diego homeowners facing financial difficulties have numerous options besides short selling your home. Options could include loan modification or a revised repayment plan; refinancing with your current lender or another lender; bankruptcy; or voluntary deed-in-lieu of foreclosure. These options may have adverse consequences and you must decide what is best for your individual situation.

To find out more, explore your options with your lender and other appropriate professionals, such as attorneys, accountants, and qualified San Diego housing and credit counselors. A list of HUD-approved housing counselors is available by Clicking Here. Even more local, state and national resources are compiled on the State of California Foreclosure Help website at http://www.hud.gov/local/ca/homeownership/foreclosure.cfm

It’s a buyer’s market, and even small things can set your San Diego home apart from the competition. The problem is, over time, homeowners no longer see small projects like fixing a hinge on a seldom-used cabinet door or cleaning scuff marks off the back door.

But in a home buyers eyes, those little projects put questions in their minds, not only, “how much will these repairs cost?” but also, “if the little things aren’t done, are there big things that haven’t been done as well?”

A clean and clutter-free San Diego home is a great start. But it’s important to take a more critical eye to your home before listing it for sale. If you can afford it, have a pre-listing home inspection to identify problems ahead of time. Fix the problems that you are able to, and be prepared to disclose and/or negotiate the ones you can’t fix up front. Here are five areas where a small fix can make a big impact on how a buyer sees your San Diego home.

Heating and cooling is a critical component to San Diego homes and one of the most costly repairs to make on a home. a heating and cooling system that appears to poorly maintained can raise concerns with potential San Diego home buyers. Be sure to replace the furnace filters to ensure optimal air flow to the HVAC system. Clean all the air vents and ceiling fan blades.

Electrical. Replace any burned out light bulbs in all fixtures inside and outside. Replace cracked or missing outlet covers and switch plate covers. These are simple, inexpensive items that improve the overall appearance of any home for sale in San Diego.

Walls and windows. Repair and touch up dings, scratches and holes in the walls, even small holes from picture hangers. Clean scuff marks off base boards, walls and doors. Clean the windows and vacuum the window tracks inside and outside to get rid of debris.

Flooring is an item that every San Diego home buyer immediately notices. Shampoo the carpet if it is still in good condition. Where possible, replace broken floor tiles or boards. If the carpet is looking worn or stained, get estimates to replace it so you will be armed with information if the buyer tries to negotiate a concession.

With all the recent news and health concerns about mold, it is important to have the plumbing in tip top condition. Fix any leaky faucets or pipes. Besides being clean, bathroom fixtures should function properly. Check the faucets for water flow and temperature. Make sure the toilets flush properly and don’t “run.”

Finally, if you started home improvement projects that you haven’t quite finished, finish it! Not only will it be one less thing on your to-do list, it could improve your chances of standing out to potential San Diego home buyers.

Selling your San Diego home can be much easier if you follow a few basic guidelines. Even in a slow San diego real estate market you can get a good offer in a minimal amount of market time if you are a realistic seller.

The most important factor in getting a good offer on your San Diego home (in my opinion) is to price it right from the get go. Set a price at the lower end of your property’s realistic price range. Pricing your San Diego real estate at the upper end of the property’s price range “hoping to leave room for negotiating” can deter potential buyers from viewing your property if there are similar lesser priced property’s in your neighborhood.

Prepare for visitors. Get your San Diego house market ready PRIOR to listing it in the MLS and showing it. You want your home to be ready to show the day it hits the market. Listing your San Diego home in the MLS and stating it cannot be shown for a week due to clean up will only frustrate potential buyers and lead them to believe the home  is in poor condition.

Be flexible about showings. It’s often disruptive to have a house ready to show at the spur of the moment but the more amenable you can be about letting people see your home, the sooner you’ll find a buyer. Having a lockbox on the property, even if you want to be present during every showing is also a big plus. A San Diego Realtor who is preparing a list of properties to show their client may choose to skip your property if they think it will be difficult to show due to not having a lockbox present. 

Anticipate the offers. Decide in advance what price and terms you’ll find acceptable. A quick response back to the potential buyer will keep them interested in the property.

Don’t refuse to drop the price. If your San Diego home has been on the market for more than 30 days without an offer, you should be prepared to at least consider lowering your asking price. Despite declining prices, there are still a lot of San Diego home buyers out there. If you have little to no showings and no offers with-in the first 30 days, your list price is most likely too high.

The Home Affordable Foreclosure Alternatives (HAFA) program became effective on April 5, 2010. This program is funded from the federal government’s $75 billion stimulus program and is designed for homeowners who are in financial trouble but don’t qualify for a mortgage modification. The objective is to speed up the short sale (properties with less value than the mortgage balance) process and prevent lenders from filing deficiency judgments against the home seller. The program could improve or at least minimize the foreclosure crisis. It may provide relief for an estimated 70 percent of San Diego homeowners who have mortgage balances larger than the value of their home. Lenders are on board with the HAFA program and are prepared for an expected onslaught of inquires.

HAFA will be offered after a lender declines a homeowner’s request to modify their existing mortgage. The lender will send out solicitation letters regarding the HAFA program shortly after the decline of a modification. Participation in the HAFA program will shorten the time to process a short sale approval once the homeowner enters into a purchase agreement with a buyer.

Click here for a list of participating lenders and loan servicers.