​You could save a substantial amount of money if anything covered under a home warranty policy is in need of repair or replacement during the coverage period. 
 
Here are the top 10 frequently asked questions about home warranty policies:
 
1. What is a home warranty?
A home warranty is typically a one-year service contract designed to protect the family budget from unexpected, costly repairs on home systems and appliances.
 
2. What is covered in the plans?
There are several plans and options to choose from to best suit the home’s specific requirements. Basic plans typically include coverage for: kitchen appliances, water heaters, plumbing, plumbing stoppages, electrical, heating system, ducts, instant hot water dispenser, whirlpool bath motor and pump assemblies and more.

Optional covered items can range from pool/spa equipment, washer/dryer, kitchen refrigerator, air conditioning, well pump and more. Plans  and optional covered items vary in geographic areas and are detailed in home warranty contracts.
 
3. What is a service call fee?
This is the fee paid to the service technician at the time of the appointment.
 
4. Is it safe to assume there are no costs other than the service fee when a covered item breaks down?
Unfortunately, no. A home warranty covers only items listed as covered and excludes all others. For instance, costs could arise for the homeowner from modifications or code upgrades when a system or appliance is replaced.
 
5. Who do I contact when covered items fail?
Anytime a covered item fails, contact the home warranty provider to request service. It is important that the home warranty provider is contacted first, as they do not reimburse for services performed outside of their vendor network without prior approval.
 
6. How does the claim process work?
Once the home warranty provider receives the request and coverage is confirmed, a local service technician will call the homeowner to arrange a mutually convenient day and time to go to the home and diagnose the failure.
 
7. How quickly are claims handled?
Once coverage is confirmed, the contractor typically receives the claim dispatch within four hours during regular business hours. Normally, the services will be initiated by the technician within 48 hours after the request is made.

Simple repairs are usually made on the first visit, however, if items must be ordered an additional visit(s) may be needed to complete the repair or replacement.
 
8. What is an emergency repair and how are these claims handled?
Most home warranty providers consider it an emergency when the failure of a covered item renders the home uninhabitable; in these circumstances, the home warranty provider will make all reasonable efforts to expedite emergency service.
 
9. How is it determined if a failure is covered or not?
In general, coverage is limited to failures caused by normal wear and tear and limited to the terms of the contract. For example, cosmetic defects are not covered.
 
10. How are known pre-existing conditions determined versus unknown pre-existing conditions?
Unknown conditions are covered if, at the time coverage begins, the defect or malfunction is not known or could not have been reasonably observed by looking at or operating the system or appliance.

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Pete Sabine & Leslie Whitney
Call or Text 925.787.2548
Pete@PeteSabine.com
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Even the hottest markets eventually cool.
This does not necessarily imply a large “bubble and crash” (terms much overused).

Over the past 4 decades, a cooling shift has typically meant a gradual decline in sales activity, then either a leveling off in appreciation or price declines of 5% to 10%: More like a slow leak in an over-pressurized tire than a blowout at high speed.

The 2008 subprime crisis – a true bubble & crash – was an extreme event brought about by a massive failure of ethics, underwriting standards and risk management in the loan, banking, investment and ratings industries. 

A correction is not a crash.
The precipitating factor in the 2008 crash – tens of millions of households talked into home loans they couldn’t afford, forcing frantic sales during a recession – does not apply today.

Indeed, mortgage payments as a percentage of income are close to all-time lows (and most homeowners’ mortgages are also at historically low rates). Outside the 2008 crash, market corrections over the last 4 decades typically ran from a simple flattening in appreciation, to price adjustments of 5% to 10% (relatively small compared to the appreciation rates which preceded them). 

This chart below is in the macroeconomic indicators report.
Staggering levels of unaffordable mortgage debt was a huge factor in the 2008 crash, but right now, the current level of mortgage debt as a percentage of disposable income is close to an all-time low. A tsunami of foreclosures and short sales behind the home price crash in 2008-2011 is not imminent:

Here is a quote from the San Francisco Chronicle (July 2022) "The 2008 collapse was an anomaly. The 2005-2007 bubble was fueled by home buying and refinancing with unaffordable amounts of debt on a staggering level, promoted by predatory lending practices, promises of endless appreciation, and an abysmal decline in underwriting standards — and then eagerly facilitated by smug, rapacious, Wall Street flimflam and self-abasing credit ratings agencies, Millions came to own homes they could never afford to pay for and the rot was distributed throughout the financial system.”

We can't predict the future...there are indeed many volatile economic, political, demographic and even environmental factors at play right now. Certainly, the housing market has been going through a significant correction since June of 2022. As long as home loan interest rates continue to rise, this correction is likely to continue into 2023.

Pete Sabine & Leslie Whitney
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​These days everyone is obsessed with data. Facts. Figures. Percentages. Averages. Medians. Most real estate reports report on data on closed sales that often were contractually negotiated many weeks or months prior to a closing. That kind of data is rather stale in fast-changing markets. Most data we hear or read about is not very reflective of current market conditions.

Consumers who rely on media headlines alone are certain to be at a decision-making disadvantage.

In this lies one of the greatest value-adds of a professional real estate advisor who is completely immersed in the markets, actively engaged daily in what is selling/being signed for what, number of attendees at open houses, number of bidders, number of showings, etc.

The “boots-on-the-ground” real-time data points that while maybe not 100% accurate, sorted and prettied up for mass consumption, probably provides a more accurate, clear picture of current market conditions.

This is the kind of data and insight that is non-Google-able. And just another reason why a professional agent is invaluable to the consumer in helping them navigate the complex, nuanced, hyper-localized waters of real estate. 

We have over 37 years of local real estate expertise negotiating over one thousand successful real estate transactions on behalf of our cherished clients.

Pete Sabine & Leslie Whitney
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Some homebuyers are pausing right now, pondering whether this is the right time to buy a home as interest rates spiral upwards and the threat of a recession looms. Maybe better home prices are in the future? Here are some thoughts on this subject…

1.  Homebuyer's circumstances are different and specific to them. It's critical for professional agents to spend the time carefully evaluating ALL the parameters of these specifics clearly and accurately before being in a position to structure a curated strategy forward. 

2.  Stop reading headlines and averages from those spewing 'reports' about non-specific data. The data and insights that are hyper-localized are the only ones that matter. Some properties may be over-valued. Some may be fair value and others may even be UNDER-valued.  Specifics matter more now than ever. Averages are meaningless and unintelligent.

3.  Evaluate all financing options. Not all mortgages - or borrowers - are created equal! Average fixed 30-year mortgages are not for everyone. Rates can vary considerably by location, property type, buyer profile, etc. And rates will probably rise further.

4.  If a recession is indeed coming, usually the FED lowers rates to stimulate growth. With sharply higher rates now, at least the FED has the gunpowder to do so. A year ago, they had virtually none. Refinancing at lower rates in the future is always a possibility.

5.  Inflation is high now but has ALWAYS been around. Even low inflation raises rents. You have to live somewhere usually for around 60 years. And many buyers who are unable to buy due to rising rates or job losses turn to renting, thereby further fueling rent prices and demand.

6.  When times get uncertain, there is always a flight to quality. With the inventory of buying options rising, focusing on the best quality is always smartest. And now you may have more choices. Buying a quality home for a fair price is always smarter than a bargain price for a someone else’s headache.

7.  With fewer buyers, the chances of over-bidding are reduced, although this will vary notably from area to area and also property type/price-point. EVERYTHING will be guided by supply and demand. By not over-bidding those saved dollars in purchase prices may absorb some higher borrowing costs.

8. Often the best properties are withdrawn from the market if markets don't deliver premium pricing. That can reduce inventory options.

9.  Homeowners locked into low interest rates might not sell now, reducing inventory options.

10. Cash buyers have been waiting for this moment. They will feel more empowered now than ever.

11. When calculating monthly costs to own, always factor in the amount of tax deductions. Consult with a professional accountant: A higher interest rate produces a larger dollar amount deduction even with the deduction price limit...that can offset some of the higher borrowing costs.

12.  For those living in high real estate tax environments, the SALT deduction limit poses opportunity. Buyers who buy with all cash and then draw out equity from their homes within a month of the purchase for investment purposes might be able to deduct ALL the interest on that.

13.  Be super-prepared. A higher credit score fueled by cleaned up credit can deliver lower rates and make you more attractive to sellers open to negotiation. We are seeing price reductions in many areas. A $500k home financed at 4% has the same monthly mortgage payment as the home financed at 6% priced at $400k.

14. Job security. In a jobs environment where there are 2 jobs for every unemployed person, the risks for massive job losses are lower than prior corrections. Owning a home prior to a job loss is smart as qualifying for a home loan without a job is very tough-to-nearly impossible.

15. Apply “balance-sheet” thinking and evaluate ALL the aspects of the move. In a 'down' market, upgrading is smart. Selling a $500k home at a 10% discount delivers a $50k 'loss'...then buying your next home for $1m at a 10% discount delivers a $100k 'gain'...leaving you with a net $50k gain. And often the lower priced homes have smaller discounts.
​
16. Focus on the LONG TERM. The best investors are not day-traders. They don't aim to time markets 'perfectly'. They seek long term returns, benefits and growth. All markets recover. The US is still grotesquely UNDER-built... and this might not improve for decades, possibly slowed now as builders face higher borrowing costs....which could also fuel home price inflation.
 
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With the recent significant spike in home loan interest rates along with the highly probable additional home loan interest rate increases through the remainder of 2022, it's important to understand the impact of higher borrowing costs affecting the real estate market velocity and market values. 

* When interest rates rise, some people will simply not be able to afford to buy many homes at their current prices. When a seller considers a price reduction to help 'match' the monthly mortgage payments of lower rates, this is how to adjust:  
- A 6% mortgage rate monthly payment is equal to a mortgage payment with a 5% rate when the asking price is reduced by roughly 8.25%.  
- A 6% mortgage rate monthly payment is equal to a mortgage payment with a 4% rate when the asking price is reduced by roughly 16.25%.

* Many buyers who for the past months approached a listing almost certain they would have to bid over the asking price, may now not encounter as much competition (and/or a seller/agent with a less aggressive asking price)....combined, these two factors may offset what might have been a higher selling price to offset higher borrowing costs. 

Remember, if a home price has risen 20% in the past year, a 10% price reduction erodes 12% of that 20% gain.

DISCOVER THE BENEFITS OF BUYING DOWN A HOME LOAN INTEREST RATE TO SELL YOUR HOME FOR TOP DOLLAR...

One effective option is to offer a Seller credit to the buyer to "buy down" the home loan interest rate by applying this credit to pay loan fee points.

This option is mutually beneficial to both parties as illustrated by this example chart:

Benefits of discounting the loan interest rate:

SELLER
 $27,000 credit saves $23,000 compared to a $50,000 price discount
 Competitive advantage to attract purchase offers

BUYER
 Monthly payment approximately $557 less than payment @ 5.625% interest rate
 Monthly payment approximately $265 less than payment $1,500,000 price
 Save approximately $8,560 for 4.875% interest paid over 10 years compared to 5.625% interest rate

Discover more real estate tips and strategies...Visit OurFiveStarTeam.com

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​From the Desk of Pete Sabine & Leslie Whitney 
​- Real Estate Market insights and expertise

A Housing Correction May Be Coming,
Not a Crash…
Almost everyone is wondering if a housing crash is on the horizon. However, most experts think the real estate market is headed for a softer landing. It's true that the market has slowed over the last few weeks. In fact, 12% of homes for sale had a price drop in the four weeks ending April 3 based on recent data.

That's up from 9% as compared to 2021. Rising mortgage rates are also putting some would-be homebuyers' plans on the backburner. But as the real estate market cools, its foundation of record-high home equity and housing prices is probably going to keep the market relatively healthy.

After a survey of a wide number of Bay Area Realtors, it is clear that the Bay Area real estate market has begun its shift cooler, not surprising with interest rates up a shocking 69% in 2022, the volatility of stock markets, and the increase in media coverage of negative economic/market issues.

Though not every Bay Area region has seen the same trends, and the trends are preliminary and not universal, these reports were repeated over and over: less traffic at many open houses, fewer offers on many new listings, some buyers dropping out or becoming much more selective, and some sellers moving their listing dates earlier.

The San Francisco Bay Area Real Estate Trend Report reveals the incredibly heated market sales statistics through April, 2022. The preliminary shifts in market psychology and dynamics that are generally not yet reflected in the closed-sales statistics. 

Pete Sabine & Leslie Whitney
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Pete@PeteSabine.com
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Help for first-time homebuyers 
 
The State of California is offering forgivable loans of up to 10% of a dwelling’s purchase price; aim is to give working families a hand in making down payments.

Seeking to chip away at an ambitious goal of boosting home ownership in California, the state has launched a new program of forgivable loans for first-time home buyers. The program, Forgivable Equity Builder Loan, allows qualified, first-time buyers to borrow up to 10% of a home’s purchase price, and have the debt forgiven if the buyer lives in the home for five years.

The loans are available to middle-income families making less than 80% of their county’s annual median income, below $120,000 in all Bay Area counties. California lawmakers earmarked $100 million in the state budget for the first-time homeowner loans. The goal is to help working families with enough income to pay a mortgage but not enough savings to ante up for a down payment.

Eric Johnson, spokesman for the California Housing Finance Agency, said the state wants to encourage families to build generational wealth through long-term home ownership. The gap in generational wealth has been particularly wide in Black, Hispanic and some immigrant communities. “The down payment and closing costs are a real hump,” he said.

The new effort comes as Bay Area housing costs hit record highs, and rising interest rates have pushed monthly payments up hundreds of dollars. The median price of a Bay Area home in March was $1.4 million, according to the California Association of Realtors. Raising a standard down payment of 20% — more than $200,000 for many starter homes — is beyond the reach of many would-be buyers.

Affordability for first-time buyers has been particularly challenging, according to CAR surveys. About two in five Bay Area residents could afford the median-priced single-family home at the end of 2021. The minimum qualifying income was $150,000 for a typical home priced at just over $1 million. Zillow senior economist Jeff Tucker said a program boosting a buyer’s payment by 10% “makes a meaningful difference.”

The forgivable loan allows a home owner to develop equity much faster, and could help a first-time buyer refinance to a lower interest rate after the five year period is up, he said. But, Tucker noted, first-time Bay Area buyers face a challenging market.

After two years of record low interest rates, mortgage costs have shot above 5%. Between rising rates and accelerating home prices, Bay Area buyers in March paid 37% more in monthly costs than a year ago. “That is not affordable to most people,” he said.

California’s forgivable loan program has already received about a dozen applications, Johnson said. The agency does not limit the size of the loan. It requires buyers to attend a first-time home owner class, and use a recommended loan officer familiar with state programs.

The first step is to speak with a preferred loan officer listed on CalHFA’s website. Eligibility for the loans in the Bay Area ranges from an annual median income of $119,000 in Santa Clara County to $107,000 in San Francisco, San Mateo, Alameda and Contra Costa counties, according to Fannie Mae.

The California Department of Housing and Community Development also announced $66 million in new grants to boost home ownership for low-income residents. The program will provide funding for 33 low- and moderate-income housing projects across the state. In the Bay Area, $5 million will go to the Santa Clara County Housing Authority, $5 million to Santa Clara County, $2.5 million to the Housing Authority of the County of Marin, and Habitat for Humanity will receive several grants for projects across the region.

The grants are aimed at helping low-income residents become homeowners, or renovate and remain in their existing homes.

​BY LOUIS HANSEN LHANSEN@ BAYAREANEWSGROUP.COM

How to Price Your Home Strategically - Buyers for residential real estate base their decision to buy a home driven primarily by the emotional appeal and secondarily supported by their perception of fair market value. The List Price of your home is compared to other available homes for sale in the area with similar intrinsic qualities.

When financing is a part of the purchase transaction, the Purchase Price must meet real estate appraisal guidelines supported by recent nearby sales (within the past 120 days) of like-kind Sold Properties, and current Pending Sales and Active Listings.

The art of pricing a home accurately is to analyze the above stated perspectives and data to determine a range of Fair Market Value and then select a List Price within this range. If the List Price is too high, make List Price adjustments if needed, usually after the first 3 to 4 weeks of full market exposure on the MLS.

When a property in high demand is offered for sale in a "Seller’s Market", we usually recommend a specific Offer Review date within 7 to 10 days from the MLS debut date to generate competing offers and the highest possible sales price.

Together with you, we develop a List Price strategy incorporating your primary goals and objectives:
• Your urgent need to sell as soon as possible
• Your ability to "time the market" to benefit from limited supply with high demand
• Your resources to complete cosmetic and/or repair improvements to obtain the highest possible sales   price
• Your goal to sell "As-ls" or in "fully optimized" condition including professional staging

Local real estate market trends
• Supply and Demand, average Days on Market, Seller sales concessions or price adjustments
• Buyer's Market or Seller’s Market trend
• Median home value for your zip code versus the estimated value of your property
• Current volume of Pending Sales versus Active Listings (velocity of sales)
• List Price to Sold Price ratio

Macro - economic conditions
• Home loan interest rates – increasing or decreasing
• Availability of financing - tightening or loosening credit, appraisal, and loan underwriting requirements

From the desk of Pete Sabine & Leslie Whitney
Real Estate Market insights and expertise
Call or text 925.787.2548
Pete@PeteSabine.com
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Selling your home when you still need to shop for a new one can feel daunting to even the most seasoned homeowner––especially when the demand for new homes keeps rising, but the supply feels like it's dwindling. You're not alone either if you're already feeling drained by the complex logistics of trying to sell and buy a new home all at once.

Searching for a new home can be exciting, but many homebuyers admit that it can also be stressful, especially if you live in an unpredictable market with plenty of competitors. Unfortunately, waiting out a competitive housing market isn’t always the best idea either since listings are expected to remain limited in the most coveted neighborhoods for some time.

That doesn't mean, though, that you should just throw up your hands and give up on moving altogether. In fact, as a current homeowner, you could be in a better position than most to capitalize on a seller’s market and make a smooth transition from your old home to a new one.

We can help you prepare for the road ahead and answer any questions you have about the real estate market. For example, here are some of the most frequent concerns we hear from clients who are trying to buy and sell at the same time.

“WHAT WILL I DO IF I SELL MY HOUSE BEFORE I CAN BUY A NEW ONE?”

This is an understandable concern for many sellers since the competitive real estate market makes it tough to plan ahead and predict when you'll be able to move into your next home. But chances are, you will still have plenty of options if you do sell your home quickly. It may just take some creativity and compromise.

Here are some ideas to make sure you're in the best possible position when you decide to list your home:

Tip #1: Flex your muscles as a seller.

In a competitive market, buyers may be willing to make significant concessions in order to get the home they want. In some cases, a buyer may agree to a rent-back clause that allows the seller to continue living in the home after closing for a set period of time and negotiated fee.

This can be a great option for sellers who need to tap into their home equity for a down payment or who aren’t logistically ready to move into their next home. However, many lenders limit the duration of a rent-back to 60 days, and there are liability issues to consider before entering into an agreement. A contract and security deposit should be in place in case of any property damage or unexpected repairs that may be needed during the rent-back period.

Tip #2: Open your mind to short-term housing options.

While it can be a hassle to move out of your old home before you’re ready to move into your new one, it’s a common scenario. If you’re lucky enough to have family or generous friends who offer to take you in, that may be ideal. If not, you’ll need to find temporary housing. Check out furnished apartments, vacation rentals and month-to-month leases. If space is an issue, consider putting some of your furniture and possessions in storage.

You may even find that a short-term rental arrangement can offer you an opportunity to get to know your new neighborhood better—and lead to a more informed decision about your upcoming purchase.

Tip #3: Embrace the idea of selling now and buying later.

Instead of stressing about timing your home sale and purchase perfectly, consider making a plan to focus on one at a time. Selling before you’re ready to buy your next home can offer a lot of advantages.

For one, you’ll have cash on hand from the sale of your current home. This will put you in a much better position when it comes to buying your next home. From budgeting to mortgage approval to submitting a competitive offer, cash is king. And by focusing on one step at a time, you can alleviate some of the pressure and uncertainty.

“WHAT IF I GET STUCK WITH TWO MORTGAGES AT THE SAME TIME?”

This is one of the most common concerns that we hear from buyers who are selling a home while shopping for a new one, and it’s realistic to expect at least some overlap in mortgages. To make sure you don't get into a situation where you are carrying dual mortgages for longer than you can afford, examine your budget and calculate the maximum number of months you can afford to pay both.

If you simply can’t afford to carry both mortgages at once, then selling before you buy may be your best option. (See Tip #3 above.) But if you have some flexibility in your budget, it is possible to manage both a home sale and purchase simultaneously. Here are some steps you can take to help streamline the process:

Tip #4: As you get ready to sell, simplify.

You can condense your sales timeline if you only focus on the home renovations and tasks that matter most for selling your home quickly. For example, clean and declutter all of your common areas, refresh your outdoor paint and curb appeal, and fix any outstanding maintenance issues as quickly as possible.

But don't drain unnecessary time and money into pricey renovations and major home projects that could quickly bog you down for an unpredictable amount of time. We can advise you on the repairs and upgrades that are worth your time and investment.

Tip #5: Prep your paperwork.

You'll also save valuable time by filing as much paperwork as possible early in the process. For example, if you know you'll need a mortgage to buy your next home, get pre-approved right away so that you can shorten the amount of time it takes to process your loan.

Similarly, set your home sale up for a fast and smooth transition by pulling together any relevant documentation about your current home, including appliance warranties, renovation permits, and repair records. That way, you're ready to provide quick answers to buyers' questions should they arise.

Tip #6: Ask us about other contingencies that can be included in your contracts.

Part of our job as agents is to negotiate on your behalf and help you win favorable terms. For example, it’s possible to add a contingency to your purchase offer that lets you cancel the contract if you haven't sold your previous home.

This tactic could backfire, though, if you're competing with other buyers. We can discuss the pros and cons of these types of tactics and what’s realistic given the current market dynamics.

“WHAT IF I MESS UP MY TIMING OR BURN OUT FROM ALL THE STRESS?”

When you're in the pressure cooker of a home sale or have been shopping for a home for a while in a competitive market, it's easy to get carried away by stress and emotions. To make sure you're in the right headspace for your homebuying and selling journey, take the time to slow down, breathe and delegate as much as possible. In addition:

Tip #7: Relax and accept that compromise is inevitable

Rather than worry about getting every detail right with your housing search and home sale, trust that things will work out eventually––even if it doesn't look like your Plan A or even your Plan B or Plan C. Perfecting every detail with your home decor or timing your home sale perfectly isn't necessary for a successful home sale and compromise will almost always be necessary. Luckily, if you've got a good team of professionals, you can relax knowing that others have your back and are monitoring the details behind the scenes.

Tip #8: Don't worry too much if your path is straying from convention

Remember that rules-of-thumb and home-buying trends are just that: they are estimates, not facts. So if your home search or sale isn't going exactly like your neighbor’s, it doesn't mean that you are doomed to fail.

It's possible, for example, that seasonality trends may affect sales in your neighborhood. So a delayed sale in the summer or fall could affect your journey––but not necessarily. According to the National Association of Realtors, the housing market tends to be more competitive during the summer and less competitive during the winter. But it's not a hard and fast rule, and every real estate transaction is different. That's why it's important to talk to a local agent about your specific situation.

Tip #9: Enlist help early.

Which leads us to our final tip: If possible, call us early in the process. We'll not only provide you with key guidance on what you should do ahead of time to prepare your current home for sale, we'll also help you narrow down your list of must-haves and wants for your next one. That way, you'll be prepared to act quickly and confidently when it’s time to list your house or make an offer on a new one.

It's our job to guide you and advocate on your behalf. So don't be afraid to lean on us throughout the process. We’re here to ease your burden and make your move as seamless and stress-free as possible.

BOTTOMLINE: COLLABORATE WITH A REAL ESTATE PROFESSIONAL TO GET TAILORED ADVICE THAT WORKS FOR YOU

Buying and selling a home at the same time is challenging. But it doesn't have to be a nightmare, and it can even be fun. The key is to educate yourself about the market and prepare yourself for multiple scenarios. One of the best and easiest ways to do so is to partner with a knowledgeable and trustworthy agent.

A good agent will not only help you evaluate your situation, we will also provide you with honest and individually tailored advice that addresses your unique needs and challenges. Depending on your circumstances, now may be a great time to sell your home and buy a new one. But a thorough assessment may instead show you that you're better off pausing your search for a while longer.

Contact us for a free consultation so that we can help you review your options and decide the best way forward.

Pete Sabine & Leslie Whitney
Call or text 925.787.2548
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