Home is more than four walls and roof. Home is a door opening to you, your family, your pets, your lifestyle, your neighborhood, your community, your city. It’s all encompassing on so many levels.
Celebrating National Camp Month in Virginia
Celebrating National Camping Month
I’m a glamper. I’m not embarrassed. I like being able to use a bathroom with a door and avoid spiders in my hair, but I do love the fresh air and beautiful outdoor terrain of our lovely Virginia. Whether you are looking for a mountain climb or the serenity of a babbling brook, I’ve got you and your pets covered.
Check out these cool finds:
Yertastiic
It’s not necessarily roughing it, but you can enjoy a getaway weekend at Why be Square?! Blue Ridge Yurt in Floyd, VA near Claytor Lake State Park, Fairy Stone State Park. You and up to 8 guests can enjoy Biking, Hiking, and watching Wildlife.
Farm Animal Fun
Love animals and a working farm? Then Historic Hobby Farm is the place for you! 125 acres with three tent sites and 1 lodging site, this place will have you cuddling goats and eating fresh eggs on site!
Let’s Commune
This 20 acre horse farm in Afton, VA will make you breathe in and breathe out with relaxation. Galleywinter Farm boasts a multitude of terrain including Forest and Mountainous areas. We ride at sunset!
Camping on the Bay
Blackwater Creek has 10 tent/RV sites for your coastal pleasure. Enjoy Biking, Boating, Fishing, Hiking, Paddling, Swimming, Wildlife watching while taking in breathtaking sunsets.
Through the Woods and Down the Creek
I have personally stayed at The Meadows at Chigger Creek and have nothing but good things to say about it. There are two sites to choose from with friendly hosts and a creek full of fish. A great place to “rough it” for the first time.
For more great campsites in Virginia, visit HipCamp and start your adventure today!
Only In My Dreams
We all dream of cool features in our home. What are some desirables homebuyers are looking for these days?
Laundry/Utility Room with Dog Washing Station (Yes, Please)
We all have dreams. I’ve been dreaming of my dream house before Barbie had hers! When I show houses, I find it interesting what people find to be desirable features. There are times when the lack of these coveted components will make or break a sale. I once had a buyer who refused to look at any homes where the bedroom was near any of her children’s rooms and one client really wanted a dumbwaiter. I personally would love a home with a library, but hey, I’m still dreaming.
Everyone has different tastes, but trends in buying change either from demographic to demographic or what HGTV tells them it is. So I decided to do some research in finding what buyers find the most yearned for features in a home currently. I also asked my Facebook friends out of curiosity!
A Room for an Office
Thanks Covid! As most of us have jobs and bosses who realize working from home is just, if not more productive. This has become a very desired amenity.
Eco-Friendly
83% of Buyers Want ENERGY STAR-rated Windows. Climate change is finally becoming trendy! Seriously though, clients are starting to ask for these type of eco-friendly features. From solar panels to energy efficient lighting to garden areas, homes built for saving the planet will soon become permanent fixtures.
Hardwood Floors
This still ranks pretty high on the list. More than 80% of buyers want hardwoods and I have literally had clients run at the sight of carpet. If you are selling and there are hardwoods underneath, get ready to rip some carpet out.
Hidden Appliance Storage (I need this in my life) - Houzz
Granite, Quartz, and Marble
Buyers want these materials in their kitchen and prefer countertops that will last and not stain.
The Downstairs Main Bedroom Suite
I’m finding more buyer are looking for this desired trait and I’m finding newer homes that has implemented this or the downstairs full bath. Transitional home buying, people want to think of their forever homes as fitting their growing needs.
No Sweat! A Home Sauna - Realtor.com
Laundry
Everyone wants a laundry room or a dedicated area for laundry. Whether people want up or down, I’m not able to say for sure. I can tell you that I prefer up. I don’t want to have to carry loads of laundry upstairs!
Outdoor Living Spaces
This one can also be attributed to our friend Covid. People really want patios and wrap arounds to hang out on and having outdoor lighting to enhance the experience.
Open Floor Plans
People are still loving this. Being in all the places at once seems to continue to be a solid want for buyers.
More Storage Areas
Renovated Kitchens and Bathrooms
They want it! The two most sellable rooms in a house.
Storage in General
Walk-in closets, garages/sheds/workshops, pantries, and shelving are all winners. People want to be able to not see their stuff!
Pot fillers are becoming quite popular and double basin sinks are ranking up there as well. An honorable mention to powder rooms and built-ins. Sellers, if you plan on listing your home, keep these in mind as they can increase the value of your home.
Here’s what my FB Family said they wanted in the home:
Zero lawn. None. No weeding, no trimming, no mowing, nothing. Just a door I walk into that has my stuff inside it. Like the house in Gretel and Hansel. Or the one at the end of Contempt. - Nathan T.
An Outdoor Bathroom
More Storage
Low Maintenance
High Ceilings
Bigger Kitchens
Acreage
Vaulted / Coffered Ceiling
Some Character
Hardwoods Throughout
Pot Filler
Butler’s Pantry
Sauna
Secret Room (ding ding)
Cast Iron Tub
Light, light and more natural light!
Finished Attic/Basement
Pools
Fireplaces
Sun Rooms
More kitchen counter space
A Proper Mudroom
A Laundry Chute
Patio/Covered Outdoor Area
Smart Flow Kitchen
Coffee Bar Area
“A GARAGE.”
At Home with Dad
Happy Father’s Day! Check out these cool tips and ideas for starting over again in a space you and your kids will enjoy.
This one is going out to all the single Dads out there. Starting over is never easy for anyone, but most single dads are also creating new living spaces to balance out being single again as well as accommodating those weekly visits with the kids. We’ve gotten pretty used to seeing inviting decor from women with a room for the dudes, ie. the basement game lounge or the garage tinker zone, but what are we seeing in their new solo environments?
Lucifer (Fox)
From musician to geeky to sporty, dads run the gambit. Guys tend to have more monochrome color schemes and sharper edges. Creating your dad space can be fun and you can still create an inviting space for your guests and your offspring. Here are a few ideas for those special dads:
Chordially Invited
Musician Dads, I know a ton of them. Guitar strings strewn about and maybe a buried drumstick in the couch, you can show your love of music while harmoniously classing it up.
Hanging musical instruments nicely on a wall (NOT ALL Walls)
Add some framed art by displaying your fave artists or instruments
Frame your band posters/flyers
Use non functioning instruments as shelving alternatives
Add a record listening station
Create a music room so you and the kids can have “rehearsal”
Use warm tones and relaxed furniture
Create microphone lamps
Mid-century modern seems to attract these types
Son of A Geek
You know them. They have 100 Star Wars figurines mounted on a wall or a life size replica of Iron Man’s suit. Remember neatly displayed versus vomitfest of collectables.
Curio Cabinets are great for Vader, Skywalker, and Solo to hang out
Maybe keep all the “toys” nicely shelved and displayed in one room but keep signature pieces out for conversation starters
Frame old comic books
A gaming area of course (uncluttered)
Use Lego for decor
Keep collectables neatly displayed
Get geeky wallpaper for the half bath (think Star Wars Toille)
Smart home equipped
Have fun with videogamed themed color palettes
Display old gaming systems
Room Ideas from Modsy
My Dad is Old World
The intellectual father has more reserved, but stylish tastes. Think Harry Potter vibes…
Card Catalogs for Furnishings
A Reading Nook for those bedtime stories
Have an ongoing Chess area - intellectual and design savvy.
Rich leather and velvet furniture
Dark Academia looks
Taxidermy
Maps and Globe Decor
Candles and Lanterns
Antiques including apothecary bottles, medical equipment, an old microscope perhaps
Chemistry flasks as vases
Framed schemas and patents of engineering feats
Ephemera everywhere (typewriters, cameras, bike parts)
GOAL!
We cannot dismiss our favorite sports fans, but you don’t want your living space to be or smell like an old locker room. Sports dad should be able to display their love of the game with these winning ideas.
Find sports memorabilia that you can put in shadow boxes
Framed Jerseys
Barware is a great way to root for your team in a more subtle way (Wooden coasters, team engraved glasses, etc)
Hanging skateboards with cool art makes an eye catching display
Vintage sports equipment make for balanced decorating
Use your team’s colors throughout
Trophy cases
Create a “game” room for you and the kids to play and watch your favorite matches/games
A large flat screen TV
For More Fatherly Decor:
Making Moves
Moving can be the biggest headache, but it doesn’t have to be with these great tips!
I have lived in 27 places in my life. That’s a lot of moves. Each move I lost something, each move I broke something, and each move I acquired something new. Let’s be honest, moving sucks. It’s usually hot and as you get older, your friends seem to take vacation on that very date. The only time I loved moving was when the company that hired me to move back to Virginia packed up my stuff and delivered it to my new loft apartment. That was golden, but those other 26 moves were brutal.
This month is #NationalMovingMonth and it’s the busiest moving month of the year. Here are some crucial tips to help you get moving (in particular order).
Get Rid of It! The very first thing you need to do is PURGE. Get rid of anything you haven’t used in 5-10 years. You’re not going to miss it, I promise. Donate to your local church or Goodwill or have yourself a garage sale and make some extra dough. Also purge your fridge, throw away anything close to it’s expiration date or has exceeded it.
Boxes. If you are going to use recycled ones, make sure they are those boxes that your office paper come in or boxes from the ABC Store. These, I find work the best., but make sure to keep them as uniform as possible. Otherwise, buy in bulk and consider specialty boxes for TVs and artwork.
Order your moving company or line up those friends with trucks. Make sure you confirm dates and book in advance. These guys get busy quick and if you are hiring a friend, make sure there won’t be any last minute ditches, give them plenty of time to plan it all out. Get several different quotes and see if you have discounts like AAA.
Pack room by room. I cannot tell you how many times I’ve mixed the bathroom with the kitchen and I’m unpacking spatulas in the bathtub. Label all your boxes clearly and make sure FRAGILE is in big bold red marker! Make inventory lists per box and tape them to the box if you want to get real Type A about it.
Heavy items like books go on the bottom. Pack heavier items in smaller boxes and lighter ones in larger boxes.
Wrap your glass items carefully. I like to actually use towels/linens for this and to use to fill in empty gaps with the same to keep things from moving around.
Pack a bag with clean clothes, essentials, and important docs. Who knows when you’ll be able to get to these after a move.
Practice Tetris. Seriously, outlining the back of your moving truck can help save time and energy and help you organize things. Just get some tape and map out your measurements in your house.
Keep Clothes on Hangers. You would think it would be easier to take your clothes off of hangers and pack them, but leave them on the hangers, rubber band them in groups and slip over garbage bags to protect them. Voila!
Make sure you schedule your utilities. You don’t want to be moving in the dark or not be able to take a much needed hot shower.
Invest in bubble and shrink wrap!
Make sure you take the shades off of lamps, legs off of tables, and remove drawers.
Invest in a dolly and ramp, it will help your back and save you time. Consider making a ramp to get heavy objects upstairs. Physics, people, physics!
Make sure all toiletries are tightly closed and ziplocked. Not fun finding shampoo all over your box of facial creams and hairbrushes.
Pack small things in empty containers like pots. This is a space saver!
Here is a big one and one I did on my last move. Take photos of your electronic setups. TRUST ME, you do not want to hook up your speakers to your router. In addition to this, wires should be neatly wrapped and labeled. I found this really cool hack that will keep them all organized and easy to pack.
Early morning moves are more encouraged. Get it done and over so you can sit in the AC and unpack. Once that sun gets going, it gets harder. Of course we can’t always choose when we are going to move. If you look at the forecast and it’s going to rain on moving day, you might want to pack up a few days earlier.
HYDRATE! Make sure you and your team are hydrated and also, if your friend is helping you out, make sure they are taken care of with food and drinks.
What are some of your favorite moving tips? Feel free to share in the comments section. If you have an exceptional agent (ahem), they will set things up for you and give you good recommendations on moving companies. Some, even will provide their own moving truck for your convenience. No matter what your move entails, welcome to a new beginning!
It's So Easy Being Green
As we approach warmer weather and the promise of Spring, March ushers in all things green.
My Viridescent Life
Green represents all that is harmony in life, nurturing and growing. Creating tranquil or rich homescapes is easily done with this viridescent hue.
Envy. Life. Eggs. Acres. Money. Gables. Packers. Emeralds. Trees. These are just a few words that conjure in my mind when I think of the color green. When I see the color green I feel calm, refreshed, and growth. The reason restaurants use a lot of green is to promote not just healthiness, but psychologically it puts people at ease, making them want to hangout for a while. Green is the color of money and is so not only because the ink was plentiful and durable at the time, but also because green was associated with stability.
Green is balanced and creates harmony. In your home, it can be inviting and creates a tranquil environment. So as the shamrocks bloom, the leprechauns dance, and the green beer gets guzzled by wannabe Irishmen everywhere this month, enliven your home with adding some touches of the viridescent shade. You can create an inviting ambience by painting some walls with Laurel Leaf by Better Homes & Gardens or Sherwin-Williams color of the year, Evergreen Fog. Want a more moody feel, get yourself some rich velvet greens to enhance your bedroom or lounge area.
The color green denotes nature that can nurture your soul. Try adding some touches of green to your home design, refresh the bath with a rustic shade of Sage or enliven your kitchen by painting those dull cabinets with a nice Moss green and contrast it with some nice neutrals. You can quite literally add a touch of green by adding some real growth with a well placed tall plant in the corner. I love using green in my design work and this year I’ve been seeing a lot of it in home decor and fashion and I love the freshness it can bring to a home.
- Ginny Sawatzky, GS Design
I personally am a huge fan of Hunter Green or darker greens. I like the intenseness of it and coupled with gold or black can definitely create a come hither vibe. I’m no green thumb, I leave that up to my mother, but I can handle hung succulent terrariums (yes, I will kill those too) for some subtle biosphere feels. With as much suffocated quarantined life as we can muster, it’s time to exhale don’t you think? Green is the perfect way to renew and refresh and replenish. It’s springtime, aren’t you ready to add life back into your home? Here are few ideas to inspire you this very verdant month.
Exteriors
While everyone is still on the charcoal greys and dark blues, get ahead of the curve and dare to be green!
Click images to Shop.
Walls
Accent walls with a hint of green can be calming, add a dark green shade and see the drama unfold.
Kitchens
Green eggs and Ham never tasted so good in your gorgeously viridescent kitchen.
Decor
Touches of green, from plants to green glass vases to accented pillows, you’ll find these along the way to Emerald city.
Click images to Shop.
Furniture
These signature pieces would make any living space inviting and you’ll be in the envy of all your guests.
Click to images shop it.
Plant Life
We couldn’t add touches of green without including the natural and tranquil nature of…well—nature. Enter the biosphere with these green adornments sure to help you breathe easier and say, “ahhhhhh”.
Click Images to shop.
Where the Magic Happens
Enjoy these bedroom ideas to inspire and arouse your sacred slumber chambers.
I love my bedroom. I spent a majority of my childhood sharing a bedroom with my younger brother, and although his sleepwalking adventures were fascinating and our bunk bed shenanigans were delightful, moving from a three bedroom childhood home to a two bedroom apartment deemed challenging. As I progressed into teendom and the wearing out of every Cure tape I had, my mother ended up on a couch while my brother settled into his own space. Twas hard times back then.
As an adult, I long for the day of having all matching furniture, an accent wall, and room for a chaise lounge and ensuite bathroom to call my own. Let’s not forget a walk-in closet that i can actually see my clothes and shoes in. Sigh, bedrooms are for dreaming right?
I think we can all agree that the intimacy a bedroom can provide is also the intimacy it can provoke. It is February people! But seriously, bedrooms should be a place of relaxation, fantasy, a place to be pensive and quiet, and provide you with your own private sanctuary. Here are some bedroom ideas for you to sleep on:
Textured Accent Walls
We’ve stared at four walls for quite some time now and the bedroom is no different. Creating a textured accent wall can add depth and really showcase that dreamy furniture of yours and it’s an easy DIY project! Make different patterns and be creative.
Pendant Lighting
Lighting in a bedroom is everything! I love the look of hanging pendant lights and the variety of styles and shapes is aplenty. My only qualm about this one is if you are anything like me and want to switch your bed elsewhere in six months, moving lighting around can be difficult. The look is stunning though!
Wallpaper Accented Walls
When you want to be able to change up your background, go with easily interchangeable wallpaper to create a dramatic effect.
Upholstered and Shapely Headboards
Bespoke headboards are making a comeback and in gorgeous colors and textures. Headboards in general are making their way back into the scene with cool shapes and bold patterns that make spotlighting your restful slumber unique and expressive. They are also easy to DIY your own creations.
Painted and Textured Furniture
Bring pops of color into the bedroom with muted, colorful or textured furniture. We are still seeing deep rich woods, but color adds some pizzazz to your space.
Time to get to work and bring some magical refresh skills to your boudoir. Find your bedroom style, whether it’s moody and dark or light and bright. Visit estate sales and upcycled shops to find unique pieces you can refinish and make your own. Check out some local artists, and give your bedroom walls a little oomph. RVA has so many great woodworkers, artisans, and designers to make for a very comfortable and sacred place. Nighty, nighty!
Hibernation Central: Organizing Your Winter Gear
Winter can get messy and not all of us have the luxury of a mudroom, but here are some great DIY ideas for storing and organizing your cold weather wearables.
We are at the pivotal moment in season where we can pick up our winter coat and say, “Yes, yes I will be wearing you today.” Well, it’s hard to say since I was donning shorts and a t-shirt a mere week ago. Richmond is climate schizophrenic like that. Not all of us have been blessed with mudrooms to neatly don our Boho chic pillows, scripted names, and Toms. For years I’ve had winter coats strewn throughout the house, scarves hung from doors and on chairs, and snow tracked paths to the kitchen from wet boots. Not having a lot of space where these things can be kept organized, can make your house look like a Winter stripfest. I collected a few DIY winter projects for you to help easily store and organize your seasonally appropriate accoutrements. Hibernation has become our new winter sport it seems and what better way to pass the time than to put a project on your plate!
Baskets and Ladders
Putting a bird on it is no longer on trend the way that utilizing a ladder now reigns as trendiest home decor must. This idea does not disappoint. Take yourself to your local Dollar Tree and grab some baskets. Paint them for added effect and here you will have a place for gloves, scarves, legwarmers, and hats. It’s a great way to utilize small entryways and to put underneath shelving. Go on, put a ladder up.
Hanging Shoe Rack
I gotta take credit here. I’ve been doing this for a long time. I converted my hanging shoe rack to store my hats, gloves and scarves easily. I also put my sunglasses, mini-umbrellas, and bad hair day ties here.
Paint Cans and Hooks
Here’s one for all you crafty folks out there. Paint cans make a great way to store your winter wearables and it’s an easy DIY project. Fasten paint cans to a mounted board, add some hooks underneath, voila! Insta storage!
Clothes Pins
So simple and easy as getting some wire or gluing clothes pins on a hanging board and bam, you’ve got a cute and hassle free way of hanging your winter accessories.
Pebble Boot Tray
Who wants their boots to sit in a puddle of cold water? The point is to dry them out. Adding pebbles or marbles to your tray helps keep your boots dry and is an easy way to store them.
Want more Winter Storage ideas? Click and check it out!
You can skip these ideas all together and take that boring entry way closet and make your own mini mudroom.
Home Buying: 5 Thought Distortions
You ever want something and just keep talking yourself out of it? I hear time and time again how people think they can’t attain homeownership…
I just bought my first home. I’m not only a real estate agent, but an almost 50 year old first time homebuyer. One of the things I keep hearing and seeing people post about is their inability to believe they too can buy a house. Some of you out there—CAN!
Thought distortions are habitual ways of thinking that are often inaccurate and negatively biased. I hear a lot of them on a daily basis, usually from myself (trust me I’m working on this). When it comes to home ownership this is what I hear:
It’s Cheaper to Rent than Own.
Um. No way. I’ve rented the house I just bought for four almost five years. I have given my landlord approximately $65,000+. Unless you live somewhere like California, chances are your rent is going to a lot less than paying someone else’s mortgage. Besides, you can’t raise the rent on yourself when you have a fixed mortgage payment and aren’t you just itching to be able to paint your own walls and not live underneath someone?
Don’t I have to put like, 20% down??
This is no longer necessary First time home buying doesn’t require 20% these days and in some cases you can put as little as 0% down! You also have more options and incentives as a home buyer. For instance, did you know that you could qualify for grants and assistance from state and local agencies? I've had a few transactions where money was given to assist with down payment for as little as taking an online class.
Ugh, I don’t think it’s a good idea to start looking in the Winter.
WRONG. It’s one of the best times to start looking because guess what? Those insane bidding wars that happen over the Spring and Summer where little Johnny’s parents are trying to find a house before he starts school…well you don’t have to deal with that. You get more time to really look at things and not have the pressure of other buyers to make a high offer. Your negotiating power is also increased. I love showing houses in the Winter. It’s quiet and you get to see how cozy homes can be! Also, the right time to buy a house is when it’s right for you!
I’m going with this lender because they have the lowest interest rate.
NO NO. Just because a lender has a lower rate doesn’t mean they will be the best one for you. Finding a lender who is going to be transparent and trustworthy should be a priority. If your are initially pre-qualifying that rate isn’t etched in stone. It’s easy to ignore other things like lender origination fees, points, mortgage insurance premiums and third-party fees. Finding a lender that fits you and your long term needs is essential.
My credit is crap, I’ll never be able to buy a house .
Whomp whomp buttercup, lift your head up because that is just not true. Also, don’t go into house buying with that attitude or you’ll never own. Just because you have debt or you think your credit score isn’t up to snuff, doesn’t mean you’re dead in the water. With home buying you need a PLAN and your lender is going to help you get to where you need to be. Kinda like that Noom coach. When I hear people give this excuse for not buying, I think of my gymnastics coach, “We don’t say CAN’T here.”
It’s easy to talk yourself out of things. I talk myself out of not buying a pair of shoes quite often. The key to all goals is to have a PLAN. Just the way one might approach weight loss for instance. You aren’t going to start with doing three sets of 100lb bench presses. You are going to set a goal and gradually accomplish the steps taken to get to that goal. You want a house, then make it happen. Here are some tips to get started.
Start with talking to a reputable lender, sometimes an agent can help with recommending one for you. The lender will guide you through the financials and tell you what your loan options are or what you need to get you more buying power.
Hire a good agent. Someone who listens well, who explains the process well, is knowledgeable, and who you fit with. Sometimes it ain’t gonna be your Realtor friend, Mark. Just make sure they work hard for you and understand your needs as a buyer. And most importantly, remember you don’t pay them, the seller does.
Don’t get discouraged. Nothing worth anything is easy in life, sometimes it takes a little bit of work, but the reward is worth it. We all know that. You have to be willing to stick to it and with the right agent by your side, your biggest cheerleader and your best advocate.
Know your limits. It’s exciting looking for homes, but sometimes you aren’t going to qualify for the home that has everything you want, and you need to accept that. Look for homes that are going to give you value and that you can live comfortably in. Your first home doesn’t have to be your forever home, remember that. Have some vision, think of what that home is going to be for you. We’re talking goals here people. Think of the trajectory.
So, what’s your thought distortion? Are you going to keep telling yourself no, or are you going to set out with a plan and make 2022 your year of home ownership? Need some help? I know someone who might be able to get you started 😉.
We Are RVA.
Join us in supporting RVA’s Gallery5 in sponsoring First Friday and Art on Wheels for the month of January! Donate and you can win $100 Gift Certificate to your favorite Richmond Restaurant!
I’m proud and thrilled to announce The RVA Group will be sponsoring Art on Wheels and Gallery5 for the month of January. In addition, if you attend ANY of these events in the month or you DONATE to Gallery5 or Art on Wheels or both, you will automatically be entered into a raffle. I’m giving away a $100 gift certificate to YOUR favorite local restaurant in RVA. I will be pulling and announcing the winner live on the internets on February 1st! Also, for all those Amazon deliveries, did you know you can contribute to these organizations through AMAZON SMILE? Once you choose your nonprofit there, a portion of your Amazon order will be donated to that organization. Easy peasy! Just see me at the event and I’ll enter you into the raffle, if you contribute online instead, just send me confirmation of your donation and I’ll add you on the list. Click below to donate now and let’s show our city how much we love investing in her.
Catchy title, no? As we embark on another year, it is my goal to make 2022 one which will—not suck. When I decided to get into real estate, it was imperative that I go with the notion that I didn’t want to just specialize in home sales. What I want to do is get others to invest in their communities. It’s no secret that RVA has a tendency to participate in the ‘gentrification” game, but time and time again, I see people moving into “transitioning” neighborhoods, who just live there. I don’t see them getting involved in their communities which just makes me sad. This is why I love the agency I work for so much!
They, WE believe in supporting Richmond. Our local businesses and nonprofits are the backbone of our thriving city. I work with the Latin Ballet of Virginia because it is important to bring culture, education, and language through dance to RVA and its children. We have so many wonderful organizations helping to make Richmond a better place through cultural, educational, artistic, and musical experiences, and I wholeheartedly support that. We have one of the most vibrant and diverse art and music scenes out there and It has been a great influence on who I’ve become today. Without it, RVA would not have the identity, diversity, or character it’s been tattooed with throughout the years. So, I ask, are you ready to contribute to RVA in 2022?
Gallery5 circa 1880.
Real Estate Predictions for 2022
You’ve heard it all before and now their playing the same tune, but 2022 housing market is still going to be a strong one.
Well here we are in a hurry for the end of another weird and wacky year. I’ve answered the “So, how’s the market doing?” question a bazillion times this year and always with the same answers:
“Yes, Margaret the market is still hot and remains a seller’s one!”
”Yes, John lots of buyers, but scarce inventory.”
”I’m sorry, Paige, but you did just lose your 11th offer in a week, you wanna try for 12?”
”Yes, Bill, New Yorkers and Californians are richer than you and have a wad of cash in their vests.”
“Yes, Trina, if you want this house you have to bid xyz over and waive all inspections.”
From Keeping Current Matters
It’s been brutal to say the least. I’m not complaining, I mean I did very well during Covid considering and my buyers did find their dream homes, but I do feel for all my first time home buyers. That’s why I advise to start planning ahead if you want to find home.
What does it look like in 2022? Pretty much the same. We are starting see the rise in mortgage rates and a competitive job market which will only lead to higher demand. Additionally, housing prices will increase by as much as 3%. I foresee an uptick in gentrification in metro areas and still more millenials moving to suburban areas. Rent prices are also continuing to rise making demand for home ownership more desirable amongst the younger generations. I generally think we’ll be seeing more of the same with demand high, inventory low, and more big city transplants.
2022 will see the slow rise of housing prices and even through the slower, cooler months we are seeing lots of activity. If you own land, I suggest getting the most out of it— build a smaller property to provide short term rental or sell a parcel you can spare. As I’ve preached before, Winter is a favorable month to buy due to a decrease in competition while having the ability to take your time while searching for a home. So no Karen, the housing market isn’t slowing down one bit.
If you’d like to know more about thriving areas or information on the value of your home, please feel free to contact me!
A More Serene Scene: 2022 Paint Color Trends
Create a fresh start with 2022 color trends…
Ready to add some color to the new year? I know I am. One of the things I’m most excited about in 2022 is that I finally get to paint these beige walls! Painting your home is without a doubt expressing your home style to the world and whether it’s fun and festive or moody and monochrome, paint can create your room’s aura. Believe it or not there is a psychology to the colors you choose.
You want to lower someone’s blood pressure or to create a soothing space, go with blues and if you want to increase activity and creativity go with orange. Obviously having a fire engine red foyer is going to hit different than a nice fresh light green. Speaking of greens…looks like the greens have it in 2022. 2022 looks like a serene and tranquil scene with earth tones to complement. Here are the new color trends for the new year. Get those brushes out and create a renewed and personal space!
Interior Color Trends for 2022
Click pics for more info
RVA Holiday Gift Ideas
Not sure what to get them? Check out these unique and fun gifts from your favorite RVA businesses.
Nobody likes to admit our flaws, but I have to admit, I am a terrible procrastinator. I tend to have an extra dose of it during the holidays and I think it’s because I stress on my gift giving abilities (Will they like it? Is this too expensive? Do I have to get my boss a present too?) and truthfully, I hate giving gifts that will end up at the regifting party.
While my friends’ holiday cards fill my mailbox and my block is blindingly illuminated in decorations, I’m trying to send an email I rewrote five times now! Point being, holiday planning is not my forte, I prefer the receiving end of it all. When I go get to shopping, I’ll be finding the most unique and functional gifts for family and friends so not to mimic my aunt’s taste for Dollar Store bath soaps and porcelain chickens. So, if you are not into the socks and underwear crowd, try these unique and creative gift ideas for your family and loved ones. What better way to support our RVA small businesses!
Happy shopping! (click on photos for links)
World of Mirth
Everything about WOM is magical during holiday season. So many unique gifts from child to adult. I love the staff here usually, but during this time, they are uber patient and helpful. I mean where else can you find The Hip Hop Queens Oracle deck or Dolly Parton air freshener? If you want to gift your new mommy some cool baby duds, this is the spot!
Clay Ground
You know what a cool gift is? Art. You know what a cooler gift is? Art they can make. Clay Ground is a ceramic studio on the east end of Richmond, offering classes, open studio hours, private lessons, private events and membership. It is a really fun way to make art and new friends or you know, relive those Ghost scenes! Gift certificates are also available.
Alma’s RVA
If you are looking to support our local artisans as well as a local business owner, look no further than Alma’s. They have subscription boxes, gift certificates, and one of kind jewelry, glassworks, ceramics and so much more. I cannot tell you what a treat Northside got when Mrs. Miser set up shop. Please check their website for their latest installations. and workshops.
RVA Tattoos
With over 50 shops to choose from and a myriad of incredibly talented artists, RVA does not lack on this unique gift. Who doesn’t want their deposit paid for or a gift certificate to their favorite ink well. Additionally, a lot of these places sell artwork and merch from their artists as well . Give a gift that will literally be permanently remembered.
Cooking Classes
I know a lot of people who love to cook and want to sharpen their skills by expanding their home menus. Some want to fine tune or learn to use diverse ingredients while others just want to learn to cook healthier. Giving the gift of cooking not only is a great gift, but it’s only going to benefit you at the next dinner party.
Jewelry
RVA has some fine jewelry makers and who doesn’t want cool bling to show off. You can support our local jewelers and also give someone a unique statement piece. Shop these and get all your bijoulicious wares.
It’s Leatha
We have some very talented leathersmiths here in RVA, and what better long lasting items to present to your loved ones. I particularly like the knife roll that Van Herten crafts and the cool patterns and name of Blackbyrd, badass. Awl Snap has everything from clutches to backpacks for all their toting needs.
Musical Performances/Dance/Theater
If your people are anything like me and enjoy going to a show, then I suggest tickets to support the local performing arts and our very few venues. Check out who is coming to The National, The Camel, The Broadberry, or Richmond Music Hall. Both Richmond Ballet and Latin Ballet of Virginia have gift certificate purchasing available. In addition, The Richmond Symphony has recorded music and gift certificates for purchase to any performance. Give them the gift of improv with Coalition Theater or give them the theater experience with a gift certificate from Virginia Rep. In addition to their annual performances, you can also get them dancing with a class from Dogtown Dance Theater.
Foods
RVA has some great local flavors to enhance any stocking or gift box. Check these out!
I Think You’re Freaky and I Like You a Lot
The holidays are not just for the traditional socks and underwear crowd. If you are looking for something a little different Rest in Pieces is your spot. Cool taxidermy, tarot cards and all things strange, RIP has what you’re looking for.
Words
For those bookworms, go by Chop Suey or Fountain Bookstore and get some local authors’ works and if they are in love with the written word, present the present of a writing class, Life in 10 Minutes is a fantastic way for them to explore their inner scribe.
Social Clubs
Give them the gift of hanging out. RVA has some great social clubs to help them impress clients, interact, and enjoy a communal lifestyle.
Hands On
Get them a class or gift certificate to the Visual Arts Center, membership to Build, RVA or Workbench RVA. The gift of learning is strong Santahopper.
A Great Way to Feed Your Soul
Give a little feed a lot…Meal Kit Donations you can easily do!
Step One:
In ONE bag (whichever size works best for your specific meal) assemble all the ingredients for a meal that has at least 4 servings and a desert mix.
Please do not overfill the bag. If it doesn't fit, we ask you provide a larger bag.
Step Two:
After placing all ingredients in the bag; please place a copy of clear instructions for the recipe inside of the bag to further support families when they are assembling their meal.
Step Three:
Once you have your donations assembled, drop them off at our drop off location.
Some Kit Ideas
Here are a few recipe ideas, if you have any simple, healthy all dry goods recipes feel free to contact me with it!
Pasta
Whole Grain Pasta
Minced Garlic
Canned Tuna or Chicken
Lemon
Parmesan
Red Pepper Flakes
Olive Oil
Fruit or Dessert
Lentils and Rice
Dried Lentils
Dried Minced Onions
Instant Brown Rice
Minced Garlic
Canned Chicken
Fruit or Dessert
Spam Skewers
Spam
Canned Pineapple
White Wine Vinegar
Instant Rice or Quinoa
Skewer Sticks
Fruit or Dessert
Mexican Salad
Canned Diced Tomatoes
Canned Black or Pinto Beans
Canned Corn
Canned Chicken
Cilantro Lime Dressing
Tostitos Queso Blanco
Tortilla Chips
Fruit or Dessert
Crab and Shells
Velveeta Shells and Cheese (white)
Canned Crabmeat
Parsley Flakes
Diced tomatoes
Fruit or Dessert
Canned and Dried Ingredients You may have Forgotten
Canned Cheeses
Canned Meats like Spam, Tuna, Chicken, Salmon
Bacon Bits
Canned Vegetables like Olives, Asian Stir-Fry Veggies, and Lentils
Using Dressings as Marinades
Chickpeas are versatile
Boxed Milks don’t have to be refrigerated
Vegetable and Chicken Broths or Bouillon
Our Drop-off Location!
Once you have created your meal kits, we will be collecting your donations in our office at:
2930 W. Broad St. Richmond, VA 23230 - Suite E
On the Corner of Broad & Altamont.
We will be accepting donations on October 19th from 10am - 4pm & October 20th from 12pm - 6pm
Take Advantage of the Home Energy Assessment Program
Take advantage of the Home Energy Assessment Program and get ready to save some energy costs…
As we all know, the colder months are ahead and as we struggle to get back on track with the recent financial setbacks caused by Covid, it’s time to discover some efforts to save on our energy costs. Did you know that Dominion has a Home Energy Assessment Program that provides customers with an in-home energy assessment where a qualified participating contractor will conduct a 30-60 minute walk-through of your home and install simple measures like LED bulbs and water heater pipe insulation, while identifying other energy-saving opportunities?
These additional opportunities, which may require separate appointments with specific contractors, include:
Heat pump tune-up
Duct sealing and insulation on heat pump systems and central air conditioners
Heat pump system upgrades
Upgrade to heat pump water heater
ECM fan motor replacements on heat pump systems and central air conditioners
Cool roof installation
It’s also the time to begin looking at winterizing your home. Sealing windows to prevent drafts, cleaning and maintaining your fireplace and chimneys, and checking your gutters are a good start to ensuring your home is prepared for the Winter months.
Time for Growth and Giving
Support our local restauranteur, Terrence O’Neill (Penny Lane Pub) as he begins his facial growth for charity!
Every year around this time, I encourage the gift of giving. This year my candidate is Terence O’Neill and his ‘Stache endeavors for charity with M4K Richmond. I’ve know this favorite person of mine for over 30 years and he owns one of my favorite pubs in RVA, Penny Lane. I adore his family, and his staff has always been excellent to me for many a nightcap, happy hour, and footy match (Go LFC!). I’m asking you all to support him and in turn support a local business as he takes his bald face into a progressive mouth brow — For the children!
Let’s support Terence and his attempt for Ted Lasso lip broom status, and I’m hoping you will join in. Here’s his message:
Terry O’Neil, Owner of Penny Lane Pub
Clean Shaven and Ready for Donations
Last year I joined some neighborhood gentlemen in a wonderful charity endeavor. I have since realized how big this actually is. M4K Richmond, Mustaches For Kids, is a huge nationwide organization. If you were part of my facebook page you know (some of you new additions are about to find out) that last year I grew a mustache for M4K Richmond in the hopes that I can raise money for the many Children's Charities here in Richmond that they represent. Before looking forward to this growing season I would be remiss if I didn't take a moment to look back at what we did last year, and how your donations had a major impact.
Last year the growers of M4K Richmond raised over $500,000 for charities here in Richmond! Think about that, a bunch of guys growing mustaches and drinking beer managed to raise over $500,000 for children in need. That would not be possible if it wasn't for the generous donations from those who support us, so thank you. Because of your donations we were able to present some seriously large checks, both in physical size and monetary value:
Richmond Friends of the Homeless $80,000
ASK Childhood Cancer Foundation $140,000
SCAN (Stop Child Abuse Now) $60,000
Feed More $40,000
and more!
Those impressive numbers have given me the strength to shave my face, and pledge to only allow the hairs on my upper lip to be the ones that the world sees. Sure there are more socially acceptable facial hair options like the ever popular full beard, the "I'm only half committed" 5 O'Clock shadow, humble Goatee, or even the somehow non-spiritual Soul Patch. But those don't quite make the same statement as the mustache, so here we go. I will be sending you weekly updates on my progress along with photo or video proof, and encouraging you to donate to my fundraising page.
Donate to Terrence’s Stache Growth or Join the Cause
Read the Room
It’s National Book Lover’s Month and what better way to celebrate than checking out these local authors…
Written by: Jo Ann L. Breaux
When I was a child, my parent’s had a beautiful hutch desk made for me and within a few weeks, I had my own set of Childcraft Encyclopedias along with a set of World Books. I sat at that desk for hours reading. I learned so much sitting at that desk and it lead to an early onset bookworm condition. My mom had to basically beg me to go outside.
I outgrew that desk, but I created a new home in my town’s library. I devoured books. Today, I’m still a voracious reader and my love for books has not subsided. It is National Book Lover’s month and what better way to celebrate than to show you some beautiful home libraries and reading nooks. Don’t forget to support your local bookstores and check out these local authors! (click for info)
I used to think anyone with a home library was bougie and there’d be a lot of dark wood and dusty old furniture in a grand room. Today, having a home library is on my home dreamscape wishlist. The thing about home libraries is that you can find them in the tiniest of spaces and a nook is a perfect reading spot. You can put one in a dormer space or a walk-in closet or you can fit one on that large landing you never know what to do with. The most important thing is finding a comfortable, tranquil spot to peruse all the written verbiage you can want and have access to all your favorites. Built-ins make the perfect setting for creating your book oasis and now you can find all kinds of unique ways to store your stories.
For more Home Library Ideas…
Celebrating National Culinary Arts Month
Celebrating the culinary genius of RVA Chefs!
Photos from Instagram (click on photos to follow)
Once upon a time I watched a boy walk into Ukrops to get a job where he ended up in the bakery. I watched that very same boy eventually move to New York to become an Executive Pastry Chef opening up Jean-Georges Vongerichten restaurants across the world to working with Chef Daniel Boulud amongst other culinary notables. I also once sat on the phone with Ducati loving, celebrity pastry chef, Johnny Iuzzini while he was waiting to get Lasik eye surgery. Oh how I miss you NY. Anyway, I’ve known many a chef in my lifetime and despite the “rockstar” status of it all, I find the culinary arts to be one of the most intimate and passionate expressions out there.
I think my first real culinary discovery was Jimmy Sneed’s The Frog and the Redneck. His duck was magnifique! From there, my tastebuds kept maturing and I became a bit more adventurous with my palate. We were also blessed by a growing RVA restaurant scene. I remember on my 24th birthday, my dear friend Justin Cropper (Don’t Look Back South and Union Market) made me a red snapper dish at Lemaire that I still crave to this day and I remember my first meals at Mamma Zu, Helen’s, Comfort and Magpie. Memorable cuisine lasts forever, and chefs like the Longoven trio—Patrick and Megan Phelan and Andrew Manning, along with the likes of Brittanny Anderson (Brenner Pass), Caleb Shriver (RIP Dutch & Co), Lee Gregory (Alewife) and David Shannon (L'Opossum) have elevated our little city town to put RVA on the food heaven map.
Chefs have always fascinated me. It’s a spectator sport—watching them sit to come up with specials, calm and collected to then yelling across a kitchen while timing every meal to perfection, it’s pretty intense. There is also something about the way a chef’s mind works—how they create and craft. How they decide what is too little and what will never be enough, or how they masterfully cultivate a menu that will touch upon all the senses. It doesn’t have to be pretentious food either, I’ve had some of the best meals prepared in food trucks and as simple as chicken and rice (gotta love Portland’s food scene). I, however, can barely creatively make a sandwich, let alone an entire menu. The intimacy of food is something cherished. When you eat something that is equivalent to what love feels like, it’s magical. Covid took a big bite out of some of our establishments, but these resilient and talented chefs will find their way back into our hearts and mouths.
If you haven’t experienced these culinary artists and their dining rooms, I urge you to do so — like now. Thank you for making RVA the delicious, savory and beautifully presented food oasis it is. Can we eat now?
I think we can all agree, we are ready to be served up by RVA’s finest. I want to thank the talented chefs below, I know how busy they have been and I appreciate their time. Very excited to hear Heritage has reopened!
FIVE X FIVE
1. One word to describe your cooking?
2. Who is YOUR favorite chef in town?
3. What is your favorite dish to make?
4. What is your favorite herb or spice?
5. What's the one thing you make consistently at home that brings you joy?
Chef Mike Ledesma of Perch
1. Polarized
2. Chef Paul Ebling who brought French food to RVA
3. Whole fish out of 900 degree wood burning oven (crispy skin)
4. Aleppo pepper smoky sweet
5. Spam, eggs and rice
Chef Sunny Baweja of Lehja
1. Comforting
2. Tough one. There’s so many— Lee Greggory, Brittany Anderson, Caleb, Dale, Jason Alley, Patrick, David, Dale Reitzer and the list goes on
3. Chaat
4. Spice - Dried Pomegranate Seeds / Poeder and Kasoori Methi and Herb - Curry leaf & Cilantro
5. Whatever my two boys want me to cook. Anything from Pancakes to Chocolate Cake
Chef Joe Sparatta of Southbound and Heritage
1. Seasonal (market driven)
2. My Partner at Southbound Lee Gregory (owner of Alewife)
3. Okonomiyaki (as of late)
4. Thyme
5. Red Sauce
CHEF LAINE MYERS of ORO
1. One word to describe my food is “balanced.” I’m always striving for the perfect balance. With every flavor, every ingredient, every dish as a whole.
2. It’s too hard to name one favorite RVA chef, so I’ll recognize a few here. Carson Bledsoe, Chef de Cuisine at Metzger is doing great work with her team. She cooks seasonally and creatively, and I always look forward to eating her food. Another great duo (whom I waited too long to have my first dining experience), is David and Sariann from The Broken Tulip. Such a memorable meal, with a great cozy atmosphere. I found myself saying “that was a nice touch” all throughout the night from the spiced vegetable chips that were on the table as we arrived to the honey comb presentation with the cheese course toward the end of the meal. I will think of that night fondly for a long time. Lastly, I want to give acknowledgement to my favorite pastry chef in town, Olivia Wilson, who by the way is just as strong on the savory end of things. She has a strong background in terms of her training, and ran a successful pastry program at both Metzger and Brenner Pass + Chairlift. I often think of her as the pinnacle of skill in the kitchen. Very very excited to see what she does next!
3. My favorite dish to make would be something that uses minimal ingredients and allows the main component’s flavor to shine. I’d probably have to say sungold tomato spaghettini, prepared a la minute in the pan by sweating sliced garlic and sun golds together until the garlic is translucent and the sungolds have split and allowed their juices to form a sauce. Finish with some buttery olive oil and an aged parmesan reggiano, and you’ve got one of the best meals of Summer. This will actually be one of my menu items for this weekend’s Oro pop up menu!
4. My favorite herb/spice is always evolving, but right now I can definitively say whole green coriander, or Mexican oregano.
5. The one thing I make consistently at home that brings me joy is a tomato sandwich. Honestly really anything that’s heavy on the tomatoes while they’re in season whether that’s a salad with a punchy vinaigrette, or baked into something like a frittata. Another consistent year round favorite is a charcuterie board. I love all of the condiments that we tend to go overboard on in my house. Pickles, honey, ferments, mustard, fruit, baguette, olives. They’re a conglomerate of my favorite things.
Chef Skip Frazzano of Chez Max
1) Unpretentious
2) Evan Campbell
3) St the restaurant Dover Sole
4) Salt
5) A large Sandwich. So many options.
Arriba, Arriba!
Transforming your high rise balconies into a comfortable oasis can easily be done and is a nice DIY project for the summer!
One of the things I love about the architecture here in RVA is it’s balconies. I love a good balcony and there’s nothing like sipping coffee or having a glass of vino from it as you overlook your domain. Many of the Fan apartments I lived in during my residences in Richmond have come donning balconies. Many of them left significant memories of hangs with friends, late night romances, and a proper setting for reads and contemplations.
I used to put a chair out there and maybe some makeshift table to collect ashtrays, bottles, and accouterments fit for a college student. I haven’t had a balcony since my days on Avondale in Bellevue, the only thing I miss about that rental. The balcony now resides on my wish list of things I’d like when purchasing a home, especially one that my Queen’s Quarters leads to.
RVA is seeing a boost in its Condo living in the city and most of these units do come with their elevated lookouts. The balconies seen in our neighborhood’s Revival, Colonial and Edwardian styled homes tend to be an easier space to decorate just by sheer size. It would be equivalent to decorating your deck or patio, but our city dwellers have a smaller platform to work with. Not to worry, one can turn these into cozy lifted oases fit for Juliet herself. However, although our city dwellers have a smaller space to work with, there are many options for creating a unique and comfortable space to look down upon.
FLOORING
Flooring tiles and rugs can create beautiful textures and colors for your balcony flooring and can range from super affordable and interchangeable to super luxe and very expensive. tiles are great for mixing and matching and rugs give an added comfy feel to your outdoors. Check out these cool floorings to bedeck your box.
IKEA: RUNNEN
OVERSTOCK
GRANADA TILE: SERENGETI
RUGGABLE
WAYFAIR: MISHA
FAB HABITAT
You can coze up any balcony on a budget! Check out this cute and affordable makeover.
LIGHTING
Hopefully your balcony is equipped with some electricity, but if not there are some nice LED options. Lighting is a nice addition to your balcony space, it creates the mood and ambience up there. Do you want a party platform or a romantic rendezvous? You have a few options for the ultimate elevated experience. Places like Walmart and Target have solar powered lanterns/lighting which are decorative and affordable. There is always the string light option and I will say there has been a few that are a bit different than the plain ole bulbs of yore. I personally love a combination of candles and decorative lanterns. You might also want to think about making lighting interchangeable perhaps to satisfy your holiday expressions.
PRIVACY
“I always feel like, somebody’s watching me…” Rockwell said it best. I have to say this is my favorite addition to any balcony. We have all been there. You get up, you want to do a nice long stretch and take in the outside air and you don’t want to get dressed doing it or perhaps you are trying to have cuddle time with your mate, but don’t Mr. Jones next door all up in your biz. Curtains are romantic flowing in the wind, but if you want to find something a bit more substantial there are a variety of attachable screens that will tend to not just your privacy, but also your sun intake. If you are looking for something that will add to your balcony decor, try looking for vintage wooden screens at your local thrift shop and paint them with reckless abandon. Here are few ideas you can find just using that good ole google search.
FURNITURE
Depending on how big or small your balcony is will determine how much furniture and what types will provide a comfortable setting. I love the removable and foldable tables/bars you can utilize for eating al fresco. I am also in love with the cool and cozy balcony swings or maybe you prefer a full on hammock up there. Create a raised oasis by adding small tables with lanterns/candles, vertical planters to make your space green and alive, wall niches for succulents or books, or add some art for fun. One of my favorite balcony makeovers it the transformation into an outdoor theater idea. Make a nice sit in movie area, perfect for bingeing and cuddling watching your favorite flicks. An outdoor heater or fire bowl can bring warmth even on those crispy, Fall evenings. YouTube has DIY projects galore from tool-free furniture to high rise pergolas, there’s plenty to explore.
You’d be surprised how beautiful and creative you can make this small or large outdoor space. Decor options are endless. From vertical planters to palette furniture with cushions of modern, vintage, or sleek designs. You can adorn with cozy chairs and bistro tables, add a small cocktail/tea station, or a swing. It’s truly an elevated blank canvas for the taking. Need some inspiration? Check out my Pinterest board for other ideas!
Skipping Inspection: What Does that Mean?
Waiving a home inspection can be risky…
You remember, well some of you remember, the Cabbage Patch Doll riots of 1983 or the Beanie Baby Bubble of the 90s? Two trends in America that caused moms to buy on the black market and dads to pick up baseball bats. This is the current state of Real Estate. If I had a dollar for everyone asking me “how’s the housing market now”, I could buy my own home. It’s hot people, real hot and will continue to scorch RVA for a while. That being said, having your realtor help you strategize and negotiate a deal is wise, it is what we get paid to do — protect your best interest and your investment.
My deals used to be pretty straight forward, a $10K jump maybe to be competitive, but nothing out of the ordinary. Now, I’m struggling to keep buyers in the game because losing a bid on a house you really want, is a “your dog is dead” moment. Many homes I’m seeing in the $185-250 range are going “as is” and investors are like Hungry Hippos gobbling up all properties deemed destined for flips. Which brings us to our main subject — home inspections.
When I tell my first time homebuyers that waiving inspection will help get them the house, they look at me with a look like Bambi in the woods. First and foremost, I would NEVER advise a client to not get a home inspection. It is just ill advice; however, I will say waiving it on the contract makes the offer more appealing. Waiving the inspection contingency doesn't prevent you from having a home inspection. It just means you won't be able to use results from an inspection to negotiate remedies or price with the Seller.
You are competing with big city transplants, cash only offers, and 30+ asking prices—I know, I feel defeated losing a bid too, let alone several. What it does say is, “Hey, I really want this house, look at what I’ll do for you to get it.” It is a risky move, yes, but it is not the worse move because if you have a good agent, they will know how to negotiate the terms of a no inspection contingency. We won’t ask the seller for any repairs, but we will do an inspection for informational purposes. In addition, making sure to put language in your contract that says if any “big ticket” items come up, you can negotiate. Big ticket items are things that are expensive to fix or replace (i.e., foundation, roof and heating, ventilation and air conditioning (HVAC), and mold remediation).
Our home buying process has become a thruple of a relationship these days. I am now advising my clients to bring a contractor with them on showings or if you really want to get ahead, bring your inspector, they can do a once over to see if there will be any potential problems ahead before you put an offer down. My guy charges $150 for a pre-inspection. People ask me if they should do this with new builds because they come with their own inspections. I say, yes, absolutely because you don’t know everyone’s abilities working on the house, sometimes mistakes are made, as this story shows:
“About six months later, they had problems because the ceiling fan in the bathroom was venting into the attic,” he recalls. “So moisture from the shower was going up into the attic space, and he ended up with a mold problem and some sagging. Sheetrock had to be torn out in the bathroom, and they had to do it properly.” - Jase Norsworthy, Real Estate Agent
So, should you waive inspection? If you want to be competitive in this market, yes, but DO HAVE AN INSPECTION. Make sure you have a clause in your contract to allow you to walk out if there are major expensive repairs to be done and the seller refuses to negotiate. Don’t trust what you see on the surface, you don’t know what’s behind the walls. All this just tells the seller you aren’t interested in nitpicking inspections items, but you are going to walk away from a potentially cost heavy problem. Aren’t we so nice? Strategize and materialize, that’s the name of the game. I always tell my clients to not get defeated if they are losing bids, it’s happening everywhere, but know that you will eventually get the home you were meant to have. Good luck and happy hunting!
