This regularly-scheduled sponsored Q&A column is written by Val Sotillo, Northern Virginia-based Realtor and Falls Church resident. Please submit your questions to her via email for response in future columns. Enjoy!

Question: I’m looking to buy a remodeled home but I’m afraid of buying a bad flip and wondering if you have any tips for spotting them during showings.

Answer: Whether or not a home has been recently renovated for sale by an investor or homeowner, it’s important for you to do as much digging and inspecting as possible to verify the quality of the work and materials.

Never assume that because a home has been professionally remodeled and looks new that you do not need to perform an inspection. A home inspection is most valuable when buying a flipped property because you’re paying a premium for it being/appearing new.

However, inspections take place after entering into a purchase agreement and cost money, so I’ll highlight some things you can look for before making an offer that will give you an idea of the quality of the work.

Exterior

• Driveway — Repaving a driveway is expensive and often ignored in cheap flips. Look for cracks or other damage in the driveway. If the driveway has been redone, that’s a good sign.
• Roof — You don’t need to be a roofing expert to know whether a roof looks to be old and damaged or in new or good condition.
• Downspouts — You want to see water runoff extending away from the home by 8-10 ft. Not being dropped right next to it, which is often overlooked by inexperienced or cheap investors.
• Lawn — Grass takes time and money to look good so if the lawn is in good condition, that’s a great sign.
• Windows — Windows are very expensive and you can tell a lot about an investor by the windows they install. Are they good quality? Did they replace none, some or all of them? Do they have a warranty?

Interior

• Floor Plan — Did the investor make decisions that leave you scratching your head like a shortage of kitchen cabinets, awkward toilet placement or tiny clothes closets? It’s not easy to redesign a floor plan and novice remodelers almost always make mistakes.
• Plumbing — Turning on faucets will also signal if there are issues with the water pressure, or in some cases, if the hardware hasn’t been hooked up to a water source at all.
• Look Under the Cabinets — House flippers often focus on the cosmetic appeal of the home rather than the functionality. Look under the kitchen sink. If you see that the drain lines, disposal and wiring have been spray painted, it’s a sign the flipper or contractor is covering up a dated disposal.
• Electrical — Look at the inside of the panel door to see if it’s been labeled and if there is a signed/finalized permit sticker.
• Furnace — Does the exhaust pipe have a constant positive pitch leaving the unit until it reaches the exterior (note: this should also be the case on a gas water heater)?
• Door Frames/Shoe Molding — Are the frames around the doors and shoe molding along the floor new or painted over? New frames/molding looks clean and smooth while originals with paint over top look clumpy and damaged. If it’s original frames/molding, you might be looking at a quick, cheap flip.

Other

• In Virginia, sellers are not obligated to provide detailed property disclosures, but you can still ask the current owners for a written, detailed report of all the changes they’ve made to the property.
• Receipts — Try to confirm who did the work. Are they licensed, bonded and insured? Don’t be afraid to talk to the contractors who did the work and see how much they’re willing to share about the materials and crew they used.
• Days Since Last Sale — Look up how much time has lapsed between the investor’s purchase of the property and the completion of the remodel. The timing of the work should align with what the seller is claiming to have done and the time it takes to get the permits.

Check this link for a list of renovations and additions that need a permit in Fairfax County.

Read More

This regularly-scheduled sponsored Q&A column is written by Val Sotillo, Northern Virginia-based Realtor and Falls Church resident. Please submit your questions to her via email for response in future columns. Enjoy!

Question: Is there any new development within walking distance from the Vienna Metro?

Answer: Metro Row at Vienna station is a great option, located just south of the Vienna/Fairfax GMU Metro station.

Built by NVR Inc., it’s a 16-acre community with 141 luxury townhomes. They started Phase One in 2016, and they currently are on Phase Two, with expected delivery date for May/June 2019. There are only 18 home sites still available.

The Homes

Metro Row has been a favorite community for our clients because they deliver a spacious, luxury new townhouse at a great value. Now that they’re well into construction on the second (and last) phase, I thought it would be a good time to check in on what’s left and tour their latest models. Here’s what I like:

• Sizes vary from 2,283 to 2,695 sq. ft. and they accommodate up to 4 bedrooms and 3 and a half bathrooms. The first level can either be an in-law suit or a family room. Very practical use of space.
• My favorite units have access from the main level to a covered back porch with gas fireplace and private backyard. They are great for entertaining!
• The powder room in the model home had a glass tile accent wall and I think that’s an awesome idea you can also apply to the other bathrooms. See video below!

Location, Location, Location

Metro Row is located in a rapidly growing part of Fairfax. Consider these facts:

• Located 0.6 miles from the Vienna Metro (Orange Line makes downtown D.C. just 20 minutes away).
• Easy access to I-66 and 495.
• Walking distance from Pan Am Shopping Center, where you have everything you could possibly need: get groceries at Safeway, watch sports at Glory Days, your daily coffee at Starbucks, pet supplies at Pet Valu, many international restaurants (California Shabu Shabu offers a fun dining experience!) and many other services such as gas station, banks, UPS Store and fast food.
• About a mile from the upcoming mixed use development Scout on the Circle, which will have small shop retail, and a 54,000 sq. ft. Giant Food.
• A 5 minute drive to the thriving Mosaic District, offering many options for dining (True Food and B Side are some my favorites!), shopping, fitness and entertainment.
• 21 miles from both Reagan National Airport and Dulles Airport.

Price

The townhomes at Metro Row start at $759,990, and go up to the mid $900’s, depending on the finishes selected. The HOA fee is $111 (will decrease to $89 a month by community completion) and it includes common ground maintenance, snow removal, trash removal, recycling, grass cutting and landscaping.

As for incentives, they offer up to $20,000 off quick move-ins and a special gift in the model home valued up to $2,500.

If you would like more details about Metro Row, schedule a tour, explore more neighborhoods, or if you’d like a question answered in my weekly column, please send an email to [email protected]. I hope to hear from you soon!

Val Sotillo is a licensed Realtor in Virginia, Washington D.C., and Maryland with Real Living At Home, 2420 Wilson Blvd #101 Arlington, VA 22201, 703-390-9460.

This regularly-scheduled sponsored Q&A column is written by Val Sotillo, Northern Virginia-based Realtor and Falls Church resident. Please submit your questions to her via email for response in future columns. Enjoy!

Question: We are planning to buy a home in the D.C. area in the next 12 months. What should we know before buying a house that we can get started with now?

Answer: Whether you’re a first-time buyer, experienced buyer relocating from out-of-state, or moving locally here’s a list of things I review and plan out with clients before getting into the full swing of house hunting.

Requirements, Timelines, and Contracts

The most important thing you can do as a buyer is take time to become educated on the process, timelines and key contractual terms/obligations in the area you plan to search. This is also a good way to meet and vet different real estate agents early on to get a feel for who is willing to spend time with you up-front on education and planning vs pushing immediately for a sale.

Get Pre-Approved

It’s important to identify a lender who provides high quality service and also has loan products that fit your profile (down payment, credit score, job industry, etc).

Getting a pre-approval from a lender who reviews and verifies your financial documents, income, and employment will decrease the chances of you being rejected from a loan, increase your leverage in contract negotiations and reduce the amount of work required of you once you’re under contract.

Set A Monthly Budget

Most people qualify for more than they actually want to spend, especially dual-income buyers, so budgeting is important. Set a monthly budget for total housing expenses including mortgage, taxes, insurance and applicable Association fees or mortgage insurance.

Do You Want Representation?

Determine if you want to be represented by a Realtor (breaking news… I highly recommend it). In most cases, the seller pays commission to the buyer’s broker, so representation often comes at little or no cost to buyers.

Cash Needs + Savings

You need cash savings for your down payment + closing costs of 2.5-3% of the sales price. When your offer gets accepted, you need to deposit 1-5% of the sale price into an escrow account to secure the sale.

You’ll spend about $1,000 before closing on inspections and appraisal. Don’t forget moving expenses, furniture, painting, etc. You should have 3-6 months of emergency savings tucked away after everything is paid for.

How Long Will You Live There?

This is the most underrated conversation for buyers to have when setting a budget and determining criteria. Your home-buying strategy should look very different if you’re planning to own for 3-5 years vs 10-12 years so give it serious thought and be realistic.

Sometimes the best investment is buying a house that allows you to live there longer and eliminates one or more real estate transactions in your lifetime. The value you get out of being in a home for 10 years vs 3 years far surpasses a small increase in your budget.

Deadlines and Lease Terms

Figure out if you have any strict deadlines for the move and if there are costs of buying before or after that deadline. If you’re renting, make sure you find out the cost of early termination or if month-to-month leasing is an option.

I hope this list is helpful not just for local D.C. metro readers, but for anybody getting started with their home search and wondering what you should know before buying a house.

These are the conversations and steps I take with my clients every day to make sure they’re prepared and have the right strategy in place before we even look at homes together. I’m sure I left a few things off this list, but this should get you 95% of the way there.

If you’d like a question answered in my weekly column, please send an email to [email protected]. I hope to hear from you soon!

Val Sotillo is a licensed Realtor in Virginia, Washington D.C., and Maryland with Real Living At Home, 2420 Wilson Blvd #101 Arlington, VA 22201, 703-390-9460.

This regularly-scheduled sponsored Q&A column is written by Val Sotillo, Northern Virginia-based Realtor and Falls Church resident. Please submit your questions to her via email for response in future columns. Enjoy!

Question: I’m the Treasurer at [redacted Condo Association] and we’re working on the 2019 budget. What’s a good way for us to save money in the budget without compromising the health and maintenance of the building?

Answer: Review your Master Insurance Policy. I know, it’s not the most exciting answer, but your insurance policy is likely a top three expense on your balance sheet every year and if you haven’t reviewed it lately, there’s a good chance you can cut the cost by 5% or more and probably improve your coverage at the same time.

I’m not an expert in insurance so I asked Andrew Schlaffer, Vice President at USI Insurance Service’s Community Association Practice to provide some details on what Board’s should look for when they do a review of their Master Policy. Take it away Andrew…

Pillars Of Insurance Reviews

Condo insurance reviews require a holistic approach, so it’s important to break the cost into a few distinct categories: insurance premium, deductible expense and out-of-pocket costs. To effectively accomplish long-term savings, all three of these categories need to be considered and addressed with a qualified insurance professional.

Adjust Coverage Responsibly To Save On Premium

Premium is certainly a factor to consider during the insurance selection process; however, available insurance products differ significantly.

Coverages and services should be very carefully analyzed and compared. While omitting various coverages will save premium dollars, it might also result in substantially increased costs to the Association for out-of-pocket expenses related to uncovered claims.

It is critical to work with a professional who understands local insurance needs and can adjust your insurance program in a way that maximizes premium savings while maintaining adequate insurance coverage. Some coverages may be required by statute and/or Association documents, so cutting required coverage exposes the board to unwanted risk.

Deductibles Based On Loss History

Associations with strong financials often choose to increase their property deductibles which can provide immediate savings of 2-5%. Deductibles range from $2,500 to $25,000+.

When considering deductibles, it is important for the Association to review their loss history and the loss history of comparable buildings in an effort to obtain an accurate estimate for deductible expenses. Read More

Fairfax County Schools Closed — Due to this morning’s snow and treacherous road conditions, Fairfax County Public Schools are closed for the day. [Twitter]

Fairfax Home Prices Flat — “Home sales were down slightly while average sales prices were flat in October across Fairfax County, according to new data… While sales were down, prices were effectively unchanged, with the overall sales price of $552,034 down one-third of a percentage point.” [InsideNova]

McLean Mansion for Sale — “It’s enough to appreciate the stunning architecture of this contemporary McLean home. Yet it goes above and beyond with its own sculpture garden.” [Patch]

Tysons Company Raises $100 Million — Tysons-based PFF, LLC has “closed a $100M capital raise and changed its name to Parabilis. Founded in 2013, by Dr. Edward Bersoff, the specialty financing company will continue in its mission to provide working capital funding to companies serving the U.S. Federal Government.” [BusinessWire]

Realtors Holding Clothing Drive — “McEnearney Associates is holding its fourth annual winter-clothing drive through Jan. 4. Held in partnership with United Community Ministries, donations of new or gently used winter clothing can be dropped off at either the Arlington office (4720 Lee Highway) or McLean office (1320 Old Chain Bridge Road, Suite 320) weekdays from 9 a.m. to 5 p.m. or weekends from 10 a.m. to 4 p.m.” [InsideNova]

Snow on the Way — Fairfax County is expected to get its first snowfall of the season Thursday, with up to an inch of snow and sleet falling Thursday morning before changing to rain. Forecasters, meanwhile, are calling for a snowier than usual winter, with up to two feet of snow falling inside the Beltway over the course of the season. [Capital Weather Gang, Twitter, Capital Weather Gang]

Changes in County’s Recycling Program — “What happens to your recycled items these days? That’s a good question as the worldwide recycling market has changed dramatically in recent months, especially due to ‘Operation National Sword‘ in China.” [Fairfax County]

Interview With Tysons Corner Center Santa — “Santa Claus is making a list and checking it twice as he begins to set up shop at malls and shopping centers throughout the D.C. region as we countdown to Christmas. That includes the Santa Claus at Tysons Corner Center, who has been there for three decades. Many throughout the area have sat on [Santa’s] lap and are now having their children take their turn visiting him.” [Fox 5]

Every week the Eli Residential Group scours our network for off-market and pre-market homes to give home buyers and investors access to properties they can’t find anywhere else online. If you are interested in a property you see here or have specific needs you cannot find on the market, please reach out to us at [email protected] to talk to a real person, not an automated response system.

If you are a homeowner, investor, builder or agent who would like your off-market or pre-market property featured for a half million local readers on PoPville, ARLnow or Tysons Reporter, please email us at [email protected].

Investor or HGTV Lover Ready in Sleepy Hollow
3440 Sleepy Hollow Road
Falls Church, VA 22044

Description: Over 2,600 total sq. ft. 3 large bedrooms and 2 full bathrooms on main level. Lower level has bonus room with full bath, den, laundry, storage and family room. Unfinished two car garage. Plenty of parking, large front and back yard. No HOA.
Price: $575,000 or best offer
Courtesy of RLAH Real Estate

To view all of our off-market or pre-market properties, visit the off-market section of our website. We add new properties every week.

The Eli Residential Group is a real estate team with RLAH Real Estate, (703) 390-9460, operating in Virginia, Washington D.C., and Maryland. Contact the team directly at [email protected].

Voting Underway in Fairfax County — Fairfax County has compiled a list of five things its more than 700,000 registered voters should know before heading out the door and to polling stations this morning. [Fairfax County]

Undeveloped Estate Now For Sale — “An undeveloped property in McLean is on the market for $5.7 million, rivaling some of the community’s high-end mansions on the market. The Maple Hill estate has nearly four acres of land through a gated entrance.” [Patch]

N. Va. Homes Selling Near Asking Price — “Homes across Northern Virginia are selling for between 98 and 99 percent of original listing price, suggesting sellers and their agents are pricing appropriately and buyers are not haggling too much.” [InsideNova]

Marshall Football Game Moved — Marshall High School’s senior night and football game against Wakefield has been moved from Friday to tonight (Thursday) due to expected heavy rain on Friday. [Twitter, Twitter]

Tysons Ritz to Offer Free Election Day Cocktail — “A complimentary cocktail, called Where the Left and Right Meet (Jack Daniels, California mulled wine reduction, lemon juice, simple syrup), will be served to all guests wearing an ‘I Voted’ sticker.” [Eater]

What $3.5 Million Buys in McLean — “The amenities range from spa-like baths, a sauna, media room, bar area to an elevator and room for a pool and tennis court. The bedrooms themselves could be considered highlights too. Among the choosings are a master suite with a sitting room and balcony and a lower level suite with a separate entrance.” [Patch]

Extra Security for Synagogue Event Tonight — “Temple Rodef Shalom, a Falls Church synagogue, will hold an interfaith gathering and has [additional] security in response to the shooting at a Pittsburgh synagogue that killed 11.” The event is being held tonight (Oct. 30) at 7:30 p.m. [Patch]

Local Housing Watch — A two-bedroom, two-bath condo in Tysons is on the market for $374,900. The condo was written up in WaPo’s “Where We Live” section. [Washington Post]

Microsoft Store Hosting Senior Day — The Microsoft Store at Tysons Corner Center is hosting a “senior day” this coming Friday, with software training and a number of special guests. [Facebook]