In the excitement and anxiousness of buying a home and the long lists of “what to do”, the value of hiring a Buyer’s Agent can be lost in the endless amount of details. A Buyer’s Agent works on their client’s – your — behalf. The listing agent doesn’t work for you, the buyer. They have their own agenda and responsibilities to their client. That is why a Buyer’s Agent can be one of the overlooked but necessary tools in the purchase of your home.

A Buyer’s Agent works on their buyer client’s behalf as their fiduciary to purchase a home just like a listing agent works for the seller of a home as their fiduciary. The Buyer’s Agent owes to their client, (most buyers are customers)  reasonable care, undivided loyalty, confidentiality, full disclosure, obedience and duty to account.  A Buyer’s agent does not represent the seller. When a Buyer’s Agent meets with a prospective client they will explain the advantages of working with a Buyer’s Agent.  Usually a Buyer’s Agent will have a client sign an Exclusive Buyer Agency Contract just like a listing contract is signed by the seller. The use of an Exclusive Buyer Agency Contract will enable the buyer to — receive a higher level of service, get more without paying more, avoid misunderstandings, give mutual consent to an agency relationship and have the strength of the Buyer Agent’s team.

Compensation for the Buyer’s Agent will usually be through the transaction from the seller.  If the seller’s compensation falls short of the Buyer’s Agent’s buyer contract agreement with their client, the amount in question can be incorporated into the purchase price of the house paid by the buyer or a buyer can choose to pay a check to the Buyer’s Agent at closing for the shortfall not received from the seller.

When working with a Buyer’s Agent your agent has a team in place –attorneys, home inspectors, bankers and other professionals who will be needed to complete the transaction.  The Buyer’s Agent will among other things negotiate on your behalf, perform a comparative market analysis to let their buyer client know how many days the home is on the market, supply a comparative market analysis as to what homes have sold for in the area to formulate their offer and disclose the school district.

To locate a Real Estate Professional who is a Buyer’s Agent you need look only to the Real Estate Buyer’s Agent Council (REBAC) which is a subsidiary of the National Association of Realtors. Their site will list Accredited Buyer Agents, those who have received their ABR designation from the National Association of Realtors who work in your neighborhood.

For more information on Buyer’s Agents or on Staten Island listings, please contact Claire Bisignano Chesnoff, ABR, AHWD, ASP, BCREP, CLHMS, CRS, GREEN, GRI, SRES, N.Y.S. Licensed Real Estate Broker, at Claire Properties. My direct line is 917-974-2238 or reach me via email at claire@claireproperties.com. See featured properties at my website, www.claireproperties.com.

It’s funny how things turn out!

About six months ago as co-chair of the The 50th Anniversary of Chamber of Commerce Building Awards committee, I reached out to the people at the Nate Berkus Show to hand out the The Chairman’s Award. Unfortunately Nate wouldn’t be in New York on December 2nd so that didn’t work out as planned. I made a few suggestions about making over the Chamber office but that wasn’t a direction the show was going in.

Three months later we talked again as they were looking for someone with a room stuck in the past – like the 60′s, 70′s or 80′s! I gave them a friend’s contact information; unfortunately she didn’t make the cut.

Then, two months ago, I received yet another phone call from the Nate Berkus Show. They wanted to know if my agents would be open to a makeover with a famous stylist? My response was yes! My agents work so hard for our customers and clients, always putting others first – they certainly deserved to be pampered and I would love to help that happen for them.

After that was a flurry of phone interviews with all the agents, photos and then more interviews. Even photos of our office decor had to be sent to the producers – thank goodness we had recently won a Staten Island Chamber of Commerce Building Award for interior design in 2010.

Finally we received the phone call we had been waiting for – myself and three other agents had made the cut!

Our shoot date was August 2nd, at our offices. At 8:30 in the morning, the shoot began. The “before” segment on our office life with interviews, shot by half of the crew. We were told the stylist and rest of the crew would be coming later, on the Ferry. I had been dreaming our stylist would be Carson Kressley, the Emmy winning former star of Queer Eye for the Straight Guy, the Nate Berkus Show, the Oprah Winfrey Show as well as the star of Carson Nation – his own show. I am a huge fan of Carson Kressley but when I heard about the ferry ride, I figured a famous stylist like Carson would be a limo guy..So it clearly wasn’t him!

The shoot kept us busy all morning. At 11, the door to the office flew open and there appeared Carson Kressley – saying…”Well Hello Claire Properties”…My famous stylist WAS Carson Kressley!  Apparently Emmy award winning famous stylists do take the Ferry! More shooting commenced and we were all on Cloud Nine. What AN AMAZING day!

Since then we’ve had our fitting with Carson at the Lord & Taylor’s in Manhattan in the personal shopper’s salon; We felt like movie stars! On August 30th we’ll be picked up by limo at 7am (now that we had celebrity status!) and taken to the Julien Farel Salon on Fetai Hotel, where Carson Kressley met us, for the last part of our make over. He discussed with Julian Ferrell our hair color, cut and style.

Finally, back to the Nate Berkus Show for the final shoot and the final reveal.

We each had our own green room.  We were even kept blind folded right up until the final reveal…We’re still pinching ourselves!

Amazing! I still can’t believe how it all turned out.

Any questions, please contact me, Claire Bisignano Chesnoff, ABR, AHWD, ASP, BCREP, CLHMS, CRS, GREEN, GRI, SRES, N.Y.S. Licensed Real Estate Broker, at Claire Properties. My direct line is 917-974-2238 or reach me via email at claire@claireproperties.com. You can see featured properties at my website, www.claireproperties.com.

Home staging is a technique not nearly used enough by sellers. The art of staging a home for sale can be accomplished by professionals or done by the owners; either way, the benefits can do amazing things for your bottom line. Clearing the clutter and highlighting the best features of your home will make your property a standout for potential buyers as they view home after home.

A properly staged home can be a mental balm for the overwhelmed home buyer. After seeing dozens upon dozens of homes, potential buyers can walk in and feel mentally moved into your space, which puts them in a far calmer and more interested frame of mind. Instead of yet another living room, they can imagine themselves there, entertaining or relaxing. They’ll truly see the house, instead of rushing through with a mental checklist, not truly seeing the unique details of your home.

A well staged home will also emphasize the size of rooms as well as playing up key features like natural light and easy egress. It can also present solutions to oddly shaped spaces by creating vignettes that show the potential buyer how to best use the space.

Along with the look of the home, the right price is vital to moving the “for sale” sign off your front lawn and turning it into a “sold”!

A trained Realtor, such as myself, will help you settle on a price that will not only fulfill your needs but also appeal to the buyers in the current market.

The first step of finding the right price is examining the prices of comparable homes in your neighborhood. Find out their selling prices and how quickly they sold. This is a good indicator of where you need to be price wise in the market for your area.

Research and planning – the right look and the right price – will elevate your offering to potential buyers. I have been amazed at what the combination of these two things can do for my clients!

Any questions, please contact me, Claire Bisignano Chesnoff, ABR, AHWD, ASP, BCREP, CLHMS, CRS, GREEN, GRI, SRES, N.Y.S. Licensed Real Estate Broker, at Claire Properties. My direct line is 917-974-2238 or reach me via email at claire@claireproperties.com. You can see featured properties at my website, www.claireproperties.com.

Claire Properties Fights to Retain Pillar of Home Ownership

Purchasing your first home is not just a personal joy and accomplishment but an important investment in your future and your family’s future.  That isn’t a marketing slogan, it’s an economic fact.  Statistics show that the average net worth of a family in America who rents their primary residence is $4000, conversely the average net worth of an American family that owns their own home is $160,000.  That’s a huge difference that represents a tremendous divide in the likely success or failure of these two groups.   “Life, Liberty and the Pursuit of Happiness” is among the most famous quotes in the Declaration of Independence and home ownership is a vital ingredient to establishing roots that can blossom, not only within a community but also in your future, your children’s future and the generations that follow.  Owning a home is an economic advantage that translates into more opportunities, better education and a higher standard of living.  Over the long term owning a home is an investment that has always accrued value, this investment transforms lives, neighborhoods and by extension, counties and states – it makes our country and citizenry not only wealthier but, as individuals this personal investment increases their stake and interest in their communities.  Home ownership is a major part of peoples’ ability to gain a foothold and climb the economic ladder.   Homeowners have invested in not only a home but a neighborhood, a town, a county and even in a state.

Congress is debating removing this vital tax benefit for homeowners.  As a Realtor® and homeowner I am incensed at that possibility.  Eliminating the Mortgage Interest Deduction from the Federal Tax Code would be a devastating blow to American’s ability to purchase a home and take advantage of all the tremendous benefits that come with home ownership.  This would mean the interest you pay on your mortgage would no longer be a tax deductible expense, which is probably the largest incentive available to convert people from renters to owners.  The mortgage tax deduction is a major reason many individuals and families are able to make that initial step into home ownership.  The deduction is taken by a broad range of the public.  65% of those who take the deduction earn less than $100,000 per year, 91% who take the deduction earn less than $200,000.

I believe this would be a tragic mistake and am doing everything in my power to prevent this vital tax benefit from being eliminated.  We are disseminating all the facts.  This isn’t a partisan issue, it’s an American issue, home ownership is such an integral part of every community’s fabric.  People need to contact their representatives, Congressmen and Senators to let them know how important this issue is.

This N.Y.S. Licensed Real Estate Broker is not only the Owner and Broker of Claire Properties; I have an active record of community involvement and service.  I have previously held the positions of President and Vice President of the Staten Island Chamber of Commerce, Business Guild 1, and was also a Member of the Advisory Board of the American Red Cross of Greater New York on Staten Island.

Any questions, please contact me, Claire Bisignano Chesnoff, ABR, AHWD, ASP, BCREP, CLHMS, CRS, GREEN, GRI, SRES, N.Y.S. Licensed Real Estate Broker, at Claire Properties. My direct line is 917-974-2238 or reach me via email at claire@claireproperties.com. You can see featured properties at my website, www.claireproperties.com.

A REALTOR can work for a buyer or a seller as their fiduciary.  What does that mean? You have a choice to have a REALTOR work on your behalf as a buyer representative or work for the interests of the seller.  Huhhh???  In simpler terms, a REALTOR is legally bound to represent the interests of a seller, when they list their home or can have an obligation to represent the buyer’s interests as a buyer’s agent.  Either way the Realtor is legally bound to represent the interests of either the buyer or seller.  An Accredited Buyer Representative (ABR) has attained this designation through The National Association of Realtors having taken the course work, passed an exam and has proven buyer client transactions.

So what does a REALTOR owe their client, whether a buyer or seller? Fiduciary duties include reasonable care, undivided loyalty, confidentiality, full disclosure, obedience and duty to account.  When you enter into a client relationship your REALTOR will keep your conversations in strictest confidence. It is akin to an attorney client relationship.  The REALTOR will work for you when selling your house to attain the highest price from the most qualified buyer or if purchasing a home, work to ensure you are not over paying for a home.

There are several ways to sell your home.  One option is to sell it “by owner” or in real estate terminology, sell as a “FSBO” (For Sale By Owner).  Using a REALTOR to sell your home has benefits since they know the market, have the tools to price the home accurately and can expose the house to all pre approved buyers.  “By Owners” usually believe they’re “saving” the Realtor’s commission but in effect you’re taking on a tremendous amount of work that requires expertise in many disciplines, from marketing to title work, be prepared to wear many hats.  Although you’ll certainly be representing your own interests you may not be the most qualified to do so.  Perhaps the most difficult task is overcoming the emotional attachment to the home.  Living in a space over long periods of time clouds clear thinking in regards to business decisions and the worth of your home.  Surgeons never operate on family members!

When you list your home with a Realtor, that Realtor represents your interests.  However, the other Realtors showing your home can represent you or represent a buyer.

So when you decide to purchase or sell a home make sure you ask the REALTOR, who do you work for up front?  The answer to that question just might put more money in your pocket.

For more information contact Claire Bisignano Chesnoff,  N.Y.S. Licensed Real Estate Broker with Claire Properties direct at:  917-974-2238 or email:  clairechesnoff@gmail.com.

Appraisal Rules Are Causing Problems on Staten Island!All Politics Are Local…Well it’s the same for appraisals or at least it should be.

Just yesterday I received a call from an appraiser.  She needed comparables for a 2 Family semi attached home on Staten Island but could only find 2 family detached homes.  That’s strange.  There are tons of 2 family semi attached homes on the island for sale; “Haven’t you looked on the MLS?” for closed sales, I asked her.  The owner of her company doesn’t belong to the MLS, he doesn’t want to spend the money, she explained.  She was simply searching Realtor.com like any consumer would to help form her appraisal.

So, for perhaps the most significant purchase of someone’s life this appraiser was cobbling together home details from Realtor.com, and other free services, in fact, that’s how she found me!  It got even worse.  When I asked her if she’s familiar with the area (one of the most important elements of an appraisal) she explained she lives in New Jersey, although her office is in Queens but she’s doing an appraisal on Staten Island!  How’s that for a round-a-bout.

Local markets are all different so how can an out of the area appraiser who isn’t familiar with the neighborhoods perform a proper appraisal?  Remember, this is important.  If the home doesn’t appraise correctly, the loan isn’t approved.  If the loan isn’t approved the home doesn’t sell, when homes don’t sell our economy remains stuck in neutral.

The Home Valuation Code of Conduct (HVCC) went into effect on May 1^st, 2009.  It was supposed to put an end to corrupt practices in the appraising properties – appraisers would produce appraisals solely aimed at getting the loan approved.  The more the home was worth the easier for the bank to approve the loan – hence one of the main ingredients to the bubble.  Well the solution, HVCC, has caused even more problems.  Under the new rules, neither the mortgage broker nor real estate agent can choose the appraiser.  The bank can but it can’t be anyone in the bank associated with the loan process.  Banks are now using 3^rd party Appraisal Management Companies (AMC) that receive the request and select an appraiser from their list of approved appraisers – regardless of location, knowledge or experience.  It’s a sort of HMO plan for appraising.  Instead of having appraisers who banks worked with regularly, local people who knew the markets, we have people who don’t know the area or the homes and don’t have the tools or ability to familiarize themselves with the market.  It will take a bit of time for this to change, government moves slowly, but if there’s one concept they should understand it’s that “all appraisals are local”, or should be.

For more information, please contact me, Claire Bisignano Chesnoff, Broker/Owner, Claire Properties direct at: (917) 974-2238 or clairechesnoff@gmail.com.

At this point, we are all familiar with the benefits of recycling, hybrid cars and various other aspects of green living.  And while we all want to do our part, it’s difficult sometimes to incorporate things such as reducing our carbon footprint into our everyday lives. Oftentimes, we simply don’t know where to start. It’s hard to believe that it can be as simple as living in one of the new green construction 4BR, 3.5Bth Colonial homes found at the “The Views” at Haven Esplanade Silver Lake, Staten Island, New York.  Amazingly, not only do these energy efficient homes help us choose a greener lifestyle, they also provide homeowners with rental income in the form of 2BR rental units!

I’ve also wondered if living in a “Green Home” would require daily sacrifices.  Who wants funny toilets?  Who wants to sweat out summer without central air?  The amazing thing about these properties is you wouldn’t know they’re special until you see your energy bills!  Most people who want to be environmentalists have to keep their heat down and live without air conditioning or at least keep it to a minimum.  These homes actually allow you these luxuries because they’re so efficient and you can manage them remotely.

The Energy efficient particulars for “The Views” at Haven Esplanade in Silver Lake, Staten Island, New York are very impressive: 65% more energy efficient that New York City code, 50% more efficient than Energy Star as well as being constructed using green building techniques that help homeowners reduce their carbon footprint AND save them up to $1100 a year in utility bills. Homeowners don’t have to sacrifice modern amenities to live a greener lifestyle when they are living at “The Views” at Haven Esplanade in Silver Lake, Staten Island, New York.

A greener lifestyle doesn’t only mean using less resources and saving money.   Living green, just like the name suggests, is a healthier way to live.  The home is completely air tight, every crack and space is filled with foam that keeps the house warmer in the winter and cooler in the summer.  To provide air flow Aprilaire Energy Recovery Ventilators are used to exchange stagnant indoor air with fresh outdoor air.  The ventilators filter the air and reduce indoor pollutants like formaldehyde, volatile organic compounds (VOCs), carbon dioxide, smoke, bacteria and viruses.  Because it’s air tight, then ventilated with fresh air you get a healthier environment.  Pulmonary ailments like asthma are greatly reduced.

These homes are stunning.  You simply wouldn’t know they’re green homes.  They are beautifully built new construction and you wouldn’t see or notice anything different about them. They’re in a residential neighborhood but within walking distance of Silver Lake Park, as well as stores.  In addition, the bus to the ferry takes less than 10 minutes. For those times when you do need to get in your car, expressways to Manhattan, Brooklyn and New Jersey are just minutes away.

With “The Views” at Haven Esplanade in Silver Lake, Staten Island, New York, you can forget all your preconceptions about how to live a greener, more energy efficient way of life! The fact that these new green construction, energy efficient homes will reward homeowners with significant savings year after year is just another plus…and it’s sacrifice free!

For more information, please contact me, Claire Bisignano Chesnoff, your GREEN N.Y.S. Real Estate Broker, at (917) 974-2238 or clairechesnoff@gmail.com.