The New Way of Conducting Open Houses

A practice change mandated by the National Association of Realtors as a result of a settlement with the Department of Justice means that all MLS participants (that's practically any agent you will run into) must enter into a written agreement with a prospective buyer before any buyer enters a home. 

So how does this affect open houses? People don't necessarily already have an agent, they just want to see an open house. So what happens then?  It's already been a very common practice for an agent to request a prospect to sign in and give basic information. But whether a buyer signed in or not, the agent would show the property and perhaps give a great deal of information about the property, pricing, perhaps some offer terms, just depending on what instructions the seller said to his/her agent. 

But the situation will soon change:

The visitor may be requested to sign a non-agency disclosure/login sheet, a non-agency agreement, or a buyer representation agreement.  As of the end of June, agents will have a new open house disclosure/sign in form for the visitor to sign, in which the visitor acknowledges that the listing agent does not represent the buyer, but the seller only. 

If an unrepresented buyer has a more serious interest in the property and wants to work with the listing agent, then the prospective buyer may sign a full buyer/broker representation agreement effective for up to 3 months (it can be extended) for that and other properties the buyer may want to see because they are searching for a new home. Or the buyer may sign a limited agreement for only the open house property and for no longer than 30 days. 

This is a new world for holding an open house, and the visitor may decide to sign nothing.  In that case, the open house agent is advised to refrain from providing any information other than what is on the listing flyer, because to engage with more information could lead the visitor to believe the open house agent is acting as his/her agent. If the visitor really wants more information beyond what is contained on the flyer, then that information will be provided after the visitor signs in as described above.  The open house attendee may also return after agreeing to work with a different buyer agent.

And, buyer/broker agreements are required prior to showing one or more properties in all situations where a buyer and an agent will be seeing properties together. While this practice is now mandated under settlement terms with NAR, it is fully anticipated that signing a buyer/broker agreement will become a California state law for any and all real estate licensees whether REALTOR member of NAR or not, as soon as January 1, 2025.

I would be happy to answer questions about the future of working with a broker, whether buying or selling, if you are anticipating selling or buying--just contact me via text, phone call or email.

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996

Things to Know About Open Houses in California

Did you know that California agents must observe certain protocols or rules about holding open a property?

For instance, usually the person you meet on the open house property is a licensed agent, but on occasion there may be an unlicensed assistant there who may greet the public, hand you a flyer or brochure or schedule a appointment with the real estate agent. But only a licensed agent may show the property, discuss terms and condition of a sale or the features of the property, location of schools or amenities, or engage in other conduct which could induce the open house attendee into signing a contract. Unlicensed assistants may not engage in any solicitation or negotiation with visitors to the open house.

The open house visitor should see the licensee's license number on advertising flyers and brochures with the agent's name, and on open house signs which bear the agent's name and brokerage name.  But license numbers are not required on generic style signs which only say "for rent" "open house", "for lease" which do not bear an agent name or brokerage name.

Licensees cannot discriminate on the basis of a protected class, including have children. Unless it's a Senior Housing community which is for those aged 55 years and older where anyone younger would not be allowed to own.

And, the Department of Real Estate strongly advises against a licensee leaving an open house unattended, so if you see a note when you arrive stating an invitation to come inside, but the agent leaves a note they'll be back shortly, you may want to return when the agent is there.  An unattended home might be an invitation to a problem.

If you are thinking of selling and want an experienced Realtor's advice before you put your home on the market, please call, text or email me! I'll be glad to answer your questions.

 

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996

Open House in El Dorado Park Estates, Long Beach

3400 Julian Ave.

SOLD - 

 

MARCH 12 AND 13 -- 12 PM TO 4 PM.

3400 JULIAN AVE, LONG BEACH 90808

Beautiful  two-story corner lot home with numerous upgrades. Large five bedroom, three bath home with an additional 300 sq. ft. of permitted enclosed patio.  On the lower level is one bedroom and adjacent bathroom, which could also be a den/office/TV room; a carpeted living room with a fireplace, formal dining room; and a totally remodeled kitchen with granite countertops with a large island with cabinets. The kitchen has a garden window over the sink. Formal dining room overlooks the backyard. The family room opens to a covered patio with a wet bar. The living room opens to a permitted 300 sq. ft enclosed patio which could be used as a very large extra family room.  The upper level has a master suite with a fireplace, bathroom with dual sinks and granite countertops, and a jetted bathtub, plus three other bedrooms, one of which is converted into two walk-in closets by Closet World.   Extra-large two-car garage with storage cabinets, laundry in garage. Direct access to the garage from the family room. Crown moldings throughout the house and also recessed lights. Roof and solar systems  are fully paid for and are less than three years old. Rain Soft Water Softener System is installed in the garage area. Central Air/Heat, appliances, front sprinklers, laundry in garage.  COME SEE! Call open house broker for more information.

NOTE:  Sold---for all cash.

Living room

kitchen

 

Front entry hall

 

 

 

Family Room addition

 

 

 

 

 

 

 

 

Julia Huntsman, REALTOR, Broker | www.juliahuntsman.com | 562-896-2609 | California Lic. #01188996

 

MLS #PW21255218; Listing Brkr El Dorado Realty SoCal.

 

The Latest on Open Houses

You've probably noticed that open house signs are few and far between these days. 

Actually, public walk-in open houses are currently not allowed under statewide law in California.  If "open house" signs are posted, there must be an accompanying sign rider stating advance appointments only.  Showings can only be set by advance appointment, with a signed form provided in advance declaring the party is free of COVID-19 virus, digitally signed by the buyer's agent and the buying parties and sent in advance of the appointment to the listing agent.

This is the State guidance, but local area restrictions may be more restrictive, so in areas prohibiting all open houses, no open house signs should be seen at all.  When properties are shown by agents, masks and hand sanitizer must be used, the number of people in the house must be controlled practicing social distancing (usually one buying party at a time, and the buyer agent and listing agent).  The entry rules also apply to home inspectors  and other professionals who enter the property during escrow. 

The Rules for Entry should be posted near the main entry of the home.

We miss the public walk-in open houses, but yet if you were the seller, especially if still living in the property, you would most certainly want all necessary precautions followed.  It's really to the advantage of everyone.

Julia Huntsman, REALTOR, Broker | www.juliahuntsman.com | 562-896-2609 | California Lic. #01188996

What Is Happening With Buying, Selling and Closing in California??

UPDATE: real estate is now classified as an essential business. Stay tuned for further information about what this means for you.

If the pandemic was happening before the widespread use of the internet, a lot  of our current options would not be available.  So much of our business can be handled without being physically present, that we can get all transaction documents signed, all escrow documents signed, without having to leave our computers.  Listings may be uploaded, viewed and closed virtually.

One could theoretically forego all physical contact and buy the property, and in fact, some buyers have bought this way.  What is changed, however, is, if strictly following California Association of Realtor guidance, is currently there is no in-person showing of properties, no in-person listing appointments, no property inspections, no in-person open houses--but there are virtual open houses.  Well, what if it's a vacant property, and there's no one to be in immediate contact with?  Maybe then?  Best get legal consultation, but be assured, if your property has to go on "hold" status for a while in the MLS because buyers don't want to come over and see it, and right now many do not, and you're not getting any offers (digitally of course), the MLS will not count those days on "hold" status, so when it does go back to "active", that time on hold will not be included.

So, right now, Realtors in California do have to comply with the "Safer at Home" California prohibitions.  California Association of Realtors is currently, however, attempting to get the Governor to make real estate one of the essential businesses.  Because after all, some people are already in escrow, and have to move out and away for the new owners.

But if you are thinking of selling, and have more questions about how to handle a "virtual" situation, I can definitely help.  Yes, the County Recorder Office is closed, however, the title company I most prefer to work with is issuing gap title coverage so that a property can still close, and be covered.  Escrow companies are not receiving in-person visits, but their officers are still in the office working, handling phone calls, and issuing documents.  Are you not computer savvy?  You can still get your docs sent to you for execution and physically sending back, but if you can handle digital signatures (not difficult at all) then all real estate transaction documents on the Realtor's end, and all escrow documents can be handled via computer.  This has been the trend for several years now, in fact.

It's a good time to buy, in Long Beach there's 1.6 months of inventory, that means the available properties to buy are low and you could have competition, but on the other hand interest rates are extremely low!!!! so you save money on the monthly payment. And, it's a good time to sell, because there only 1.6 months of inventory in Long Beach.

So contact me to find out your options right now--the crunch won't last forever.



Julia Huntsman, REALTOR, Broker | www.juliahuntsman.com | 562-896-2609 | California Lic. #01188996

Signal Hill View Home, Promontory Crest

 Beautiful luxury home in Signal Hill offers panoramic views in Promontory Crest, offered at $1,148,000.
This exceptional two-story home offers three bedrooms PLUS a large office, beautiful kitchen, dining area.  Maple hardwood floors, granite in the kitchen, plantation shutters, and wired sound are just some of the extras in this home.
The views are extraordinary and the location is ideal in one of Signal Hill's nicest developments.
Promontory Crest offers its members a pool, spa, barbecue, outdoor cooking area, playground, and hiking trails.

Open house this weekend on Sunday April 29th, please contact me for more information, easy access through HOA's gated entry.
Lic #01188996

 See more at http://www.juliahuntsman.com/open-houses.html






Listing Broker:  Time Realty

What About Holding an Open House in a Tenant-Occupied Property?

When a landlord decides he/she is selling a tenant-occupied property, there are certain requirements on both parties. The landlord has the right to sell the property and find a prospective purchaser

under normal and customary market conditions of the area, and that usually includes open houses and prospective buyer visits to the property with proper notice. Tenants are understandably not anxious to participate in the selling process, but landlords and their REALTORS have certain tools for handling the situation.

The law permits a landlord to hold open house, since a 2013 decision in Dromy v. Lukovsky which allows open houses on weekends with "reasonable" notice.  This case said that there should be no more than two a month, and 10 days advance notice should be given to the tenant.  The tenant may propose alternate days within 48 hours of receipt, which the landlord should consider.  The judge in the above case approved an open house on either a Saturday or a Sunday from 1:00 pm to 4:30 pm.  The agent must be present, and the tenant may be present.

If a tenant is not cooperative with these terms, a landlord should try writing a letter (REALTORS have sample forms also) explaining possible eviction, costs and attorneys fees and a possibly a negative credit report entry from the entire process.

Another method is to provide a 3-day notice to quit (check with your REALTOR).  The landlord may have to consider eviction if neither of these work.

However, many tenants do see it in their own best interest to cooperate because an income property may be sold to another investor who would like to retain good tenants.

For more specific information on this issue, please contact me via email on best procedures to follow when listing your income property with tenants.
Lic #01188996

Don't Let Marketing Your Home Create an Unnecessary Gateway

Julia Huntsman
Lic 01188996

Open House - Alamitos Heights - Expansive Mid-Century

Open house today on fantastic remodeled mid-century style home. Dec. 16, 2012 noon-4 pm.

Take a break from Christmas shopping and stop by to see an amazing home! 5 bedrooms, 4.5 baths, pool.



795 Los Altos Ave., in the Long Beach neighborhood of Alamitos Heights.

See more open house information.

Julia Huntsman, Broker
01188996

National Open House Weekend, April 10-11

While this weekend will be noted by many as Long Beach Grand Prix weekend (oops, it's next weekend!), an honored tradition here in Long Beach since the 1970's, others will take the opportunity to visit an open house. The upcoming weekend is the first ever REALTOR® Nationwide Open House Weekend which will be held April 10–11.

Yes, there is such a thing as good behavior at an open house! An open house is an event held inviting the public onto a seller's private property to find an interested buyer.


Don't be afraid to speak to the agent holding open the house! But please know that it is VERY IMPORTANT to state immediately if you are already working with another agent. Let the open house agent know so they can adjust their conversation accordingly, and prevent any misunderstandings. Also, if you're not working with an agent yet, this may be a good time to meet and consider someone.

While interaction is good, be respectful of the agent’s time who is hosting the open house and don’t monopolize their time. If nobody else is there, please, feel free to stay and chat all you want, in fact, that's a great way to meet a Realtor and learn about the local market. But if the open house is attended by many people, please know that the agent will want to greet all of the open house guests and be sure they are available to answer questions. Should you wish to, let the open house agent know you would like to schedule another time for a more indepth conversation.

Please keep an eye on your entire family – if it’s just you or a party of adults – go in and have fun. If you have small children with you – please keep them with you (even hold the child's hand) at all times.

Don't eat or bring food or drink into someone’s home unless it’s provided there as a refreshment, and please, do not use the bathroom facilities.

Treat the home as you would want yours treated, and wipe your feet before going in. Dusty bare feet are likewise not advisable.

Every one is entitled to an opinion, but while inside please refrain from making "put-down" remarks about the home you are visiting.

Sign the guest register. If you’re working with an agent, please make that notation – even write their name down if you don't have their business card with you. If you’re not, but you do NOT want to be contacted, just indicate so – but please sign in. It helps us let the seller know how many people attended, and to know what advertising works and what doesn’t. if you saw the advertisement online, say so. If you just followed the directional signs, please mark that, but it helps sellers and their agents (and someday that could be you) to know the best marketing for their properties.

If you’d like a list of homes in an area of interest, please call (or e-mail) me.  Julia Huntsman, Broker, Lic 01188996.

(Thanks to Jennifer Klaussen in Arlington, VA for the inspiration for this post.)