1st Energy Star Certified Luxury Custom Home with Smart Home Technoloy built by Capital Home Builders, Inc. This home is the first environmentally built home in Thomasville and in South Georgia; providing a stronger more energy efficient, durable, quieter, sustainable and healthier home. This luxury custom home comes with a centralized home wiring system, RF remote front door entry with electronic unit with voice/video, media access unit in the kitchen, upgradeable alarm system w/1 year service, Brazilian Cherry wood floors (harvested from a sustainable forest) in living areas, surround sound in living room and granite countertops throughout. This home also comes with 14 SEER York energy efficient A/C, gas fireplace, and GE appliance with 4 year warranty. Water heater is the Rinnai hot water on demand gas system. This 4 bedroom/3 bath home features porcelain tile showers, bronze Moen fixtures and Kohler cast iron tubs. This home carries over 30% on utility bill savings for its homeowner while being an environmentally responsible home. Other exceptional features are included with this home. A must see! Seller holds a GA Real Estate License.
Features and Benefits of Insulated Concrete Form (ICF) Construction
Energy Efficient
Energy efficiency is the core feature of insulating concrete form construction because so many owner/occupant benefits stem from it.
Actual studies show that homes built with ICF exterior walls require an estimated 44%less energy to heat and 32% less energy to cool than comparable wood frame houses.* However, homes and structures built with the proper complement of windows, doors, HVAC systems, and methods, generally accomplish at least a 50% savings in heating and cooling. And in some cases, depending on the area and climate, homeowners experience as much as an 80% decrease in energy use and costs.
Quieter
Insulating concrete form homes provide unparalleled peace and quiet and true protection from outside noise. In sound transmission tests, ICF walls allow less than one-third as much sound to pass through than regular frame walls.
Greater Comfort
The high thermal mass and minimal air infiltration of insulating concrete form walls create a more uniform and stable temperature throughout your home. You'll have no more hot spots or cold drafts.
Healthier Air
ICF walls reduce air infiltration by 75%: The effects of hay fever, asthma, and other airborne allergies can be greatly alleviated as a direct result of the reduced leakage of outside air, which brings dust, pollen, and other pollutants. Indoor air pollution is a great health concern today. ICF walls are non-toxic. The measurement of air contents of actual ICF houses shows an almost complete absence of any emissions
When planning a new house, consider the greater well-being that comes from living with more even temperature, sharply reduced drafts, and noticeably greater quiet. That's what you get with an insulating concrete form home.
The cost of ICF vs. more traditional methods of construction is typically more for the actual construction, but the cost of ownership of an ICF structure is significantly less than the more traditional methods. In nearly every documented case of the cost of an ICF structure, the return on investment (ROI) for the extra construction cost is within 5 years with many showing less than 3 years. Depending how costs are viewed, ICF may cost a little more or significantly less to build and operate.
Insulated Concrete Form Construction
The house is completely constructed using Insulated Concrete Forms. Using sustainable materials such as concrete yields higher quality, creating a building with more value, and the cost to the environment is substantially reduced. These materials cause minimal impact and provide the highest energy efficiency.
Q: Why concrete?
A: The latest advancement for walls in technology consists of stay-in-place concrete forms, which are vastly superior to construction with wood. The Lego-like, pre-assembled units allow for more freedom of design. It also produces far less waste than the traditional wood-framing method. The reinforced concrete is then sandwiched between two layers of expanded polystyrene foam insulation.
Q: What are the benefits?
A: Energy bills are reduced up to 70% and with this concrete system you also get…
Twice as energy efficient (no air spaces or studs), and the technology evens out the effect of external temperature swings.
Up to three times more sound resistant due to the double-foam, insulated concrete core.
Up to four times more fire resistant, since the walls are built with steel reinforced concrete.
Far more resistance to thermal bridging, where outside cold travels easily through walls to create uncomfortable cold spots, drafts and mustiness.
Coupled with concrete floors, this system is guaranteed mould free. Its hypoallergenic nature is great for people who suffer from allergies.
What Is a Dual Agency And Where Does a Dual Agent Fit In
MO Gov Article, Feb 03, 2005
1. A licensee may act as a dual agent only with the consent of all parties to the transaction. Consent shall be presumed by a written agreement pursuant to section 339.780.
2. A dual agent shall be a limited agent for both the seller and buyer or the landlord and tenant and shall have the duties and obligations required by sections 339.730 and 339.740 unless otherwise provided for in this section.
3. Except as provided in subsections 4 and 5 of this section, a dual agent may disclose any information to one client that the licensee gains from the other client if the information is material to the transaction unless it is confidential information as defined in section 339.710.
4. The following information shall not be disclosed by a dual agent without the consent of the client to whom the information pertains:
(1) That a buyer or tenant is willing to pay more than the purchase price or lease rate offered for the property;
(2) That a seller or landlord is willing to accept less than the asking price or lease rate for the property;
(3) What the motivating factors are for any client buying, selling, or leasing the property;
(4) That a client will agree to financing terms other than those offered; and
(5) The terms of any prior offers or counter offers made by any party.
5. A dual agent shall not disclose to one client any confidential information about the other client unless the disclosure is required by statute, rule, or regulation or failure to disclose the information would constitute a misrepresentation or unless disclosure is necessary to defend the affiliated licensee against an action of wrongful conduct in an administrative or judicial proceeding or before a professional committee. No cause of action for any person shall arise against a dual agent for making any required or permitted disclosure. A dual agent does not terminate the dual agency relationship by making any required or permitted disclosure.
6. In a dual agency relationship there shall be no imputation of knowledge or information between the client and the dual agent or among persons within an entity engaged as a dual agent.
Steering
If you want to see the first energy efficient built homes in Thomasville by CHB Custom Homes you will have to ask to see it because unfortunately, some local real estate firms and agents in Thomasville Georgia will not show our Green Certified homes. So when you go shopping for real estate make sure the yard sign you see on front yards on each listing are not all from the same brokerage firm. This would be considered STEERING. When shopping for a car you do not go to one dealership only, so why would you settle with one real estate office when making your most expensive purchase.
Yard Signs
In today's market the lack of home buyers due to the economy there might be a higher risk of steering. Some agents are keeping buyers restricted to their office listings. Buyers need to make sure they're not being restricted. Buyers keep a look out for how many same firm yard signs you see. If you keep seeing the same yard sign from the same listing brokers office you are being (Restricted) Realtors and Brokerage offices can add the words "We Show All Listing" to their website all they want it does not change the fact that they DO NOT show all listings. We at CHB Custom Homes must be doing something right when it comes to building custom homes, especially when you have local realtors asking to see our homes so they can price their listings below our homes. You need to know what is Dual Agency!
What is Total Square Footage
Some Real estate professionals like to use the word total square footage when listing a home. The word (Total Square Footage) is used when the listed properties square footage under heated & cooled is to small for the listed price. The total square footage of heated, cooled, garage, porches and decks are sometimes used to justify the price per square footage of that property. So you need to ask for the total heated & cooled square footage and divide by total price = price per sq. ft. The City and County requires a permit for any additions or unfinished bonus rooms done after the home was built. Buyers " Do Your Homework" Be A Smart Home Buyer!
Is Dual Agency in the publics best interest?
What is a Buyer's Agent??
A buyer's agent is an unbiased and independent licensed real estate agent who is focused on promoting the buyer's best interests. The buyer's agent should have no affiliation with the home seller or his agent; this person is there to seek out a better price and terms on the buyer's behalf.
What is a seller's agent (listing agent)?
Generally speaking, this is a real estate agent who has entered into a contractual agreement to sell the seller's home (for a commission) and to promote the best interest of the home seller; this usually entails getting the highest possible price and best terms on behalf of the seller.
Dual Agency With Same Agent?
A listing agent who also represents the buyer is a dual agent. Dual agents cannot operate in a fiduciary relationship with either party and must treat both sellers and buyers equally. They cannot share confidential information but they cannot give confidential advice. (Caution)
Who benefits from Dual Agency? The Realtor.
A dual agent. It is very difficult to obtain the highest and best price for the seller when the agent also represents the buyer. The dual agent cannot advise on home price nor terms nor negotiate on anyone's behalf.
Question? In a divorce, would you have the same attorney represent both parties?
Why Use Real Estate Closing Attorney?
Real estate closings bring all interested parties together. They involve the execution and delivery of all necessary documents simultaneously with the payment of the purchase price and the settlement costs of the transaction. While this may seem like a simple process, conducting a real estate closing is a complicated matter and requires a thorough knowledge of the law. Accordingly, sellers and purchasers often turn to lawyers.
Closing involves a series of complex phases: examination of the title, completion and explanation of legal documents, and resolution of any possible title difficulties. Real estate closing attorneys conduct each of these steps. First, they examine the title records for prior conveyances, unpaid mortgages, liens, judgments, easements, and other encumbrances and clouds on title. They verify that the seller has the authority to convey a good title to the property and that no errors exist in the deeds in the chain of title. They likewise negotiate with the title insurance company for insurance coverage to insure titles against any adverse claims of ownership, liens, and easements.
Closing attorneys next combine all relevant information into one set of closing documents. At the closing, they provide detailed explanations of the documents to insure that the parties understand all issues involved in the transaction. Such matters include: the relevant contracts of sale, obligations of contracts, ordering of the title searches, their analysis of title searches, significance of the title search, quality of title, extent of risks, probability of damage, obligation to close or not to close, process of closing itself, and documents there exchanged. They then disburse funds, record relevant documents as public records, and prepare title insurance policies for the purchaser and lender.
The closing attorney's role can be summed up as follows:
For buyers, attorneys:
Review and negotiate the specific terms of contracts;
Help assess financing options and explain the terms of loans;
Evaluate all legal documents, such as the deed, title policy, mortgage, survey, closing statement, and seller disclosure statement;
Attend the closing and make sure clear title is transferred;
Scrutinize charges to make sure that they are consistent with estimates; and
Provide updates of any facts that affect the property interest and provide counsel if difficulties arise.
For sellers, attorneys:
Review and negotiate the specific terms of contracts;
Request title searches, surveys, mortgage payoff letters, condominium documents and all other items necessary for closing;
Prepare the deed, all other closing documents, and closing figures;
Arrange for the closing at a convenient time and place;
Attend the closing and ensure that clear title is conveyed;
Review charges for consistency with estimates; and
Provide updates of any facts that affect the property interest and provide counsel if difficulties arise.
Not all states require attorneys for closing a real estate transaction. Many states in the western United States allow title companies to fulfill this role, so in those parts of the countries lawyers are not usually involved in routine real estate transactions such as purchasing a residence or raw land. But to be sure always consult with a Real Estate Attorney.
FINDING THE RIGHT BUILDER
Good Deal or Not?:
In today's real estate market finding a 2,159 to 2,900 square foot home for bargain prices of $299,000 thru $323,900 are a dime a dozen. But is it wise to go big when energy cost is predicted to sky rocket in the near future and if this is not a concern in determining your home purchase what are you really buying at a bargain price? We can not blame a homebuyer for buying a home with a large square footage for a bargain price but are you ready to pay more in the long run for heating and cooling of these homes for as long as you own them? One of the biggest loss of energy in these homes incorporate products like cellulose insulation a product used by 99% of local builders because of its low cost and a product that has been in the market since World War II. One of the downside of Cellulose insulation is settling down the wall cavities losing R-Value resulting in higher utility bills within 6 months of initial installation.
Upgraded Features or Not?:
If insulation is not one of your determining considerations, consider comparing the homes amenities and features running cost when determining a homes bargain price. Determining amenities like 50 year old switches and outlets, cable connections in one room, if you're lucky, substandard counter top surfaces, bathroom inserts or if you're lucky cheap ceramic tiles, fiberglass tubs, builder's special wood floors and many other substandard amenities that are being sold as elite items when in reality they are old products that are low cost for the builders. But you're constantly reminded the square footage price is a bargain. You may start to wonder if these great big homes are truly a bargain. Comparing amenities with the home you're buying can really help you figure out what is and is not a great buy. Be a Smart and well informed buyer and compare all your possible home choices to really determine if you are getting a bargain price for that large home. Do you know how to calculate square footage? A home listed for $196,900 / 1,312 Sq.Ft. = $150.00 Per Square Foot. Do you really know what you're getting for your investment? You can start with a CHB custom luxury home, let us show you what a true custom home really incorporates as a standard product.
Misleading Realtors, Builders and their representatives!:
Can you tell from the GREEN WASHERS Advertising in your local area?
Unfortunately, in this day and age there are companies and realtors at that misleading customers by making false claims about a green product or service as an outlet to market and/or sell their product. The term for this practice is GREEN WASHING, also known as green sheen. Do not be a victim of the "Six Sins of Greenwashing". CHB custom luxury homes gives you a true energy efficient home with unmatched amenities for your investment. Our Amenities Vs. Other local Builders.
Do You Have The Right Builder?:
Buying a home is one of the biggest life investment a person will make and making the right investment is key for future profits. Unfortunately, there are many who think they are home builders and some are even Realtors playing "Bob the builder" with no knowledge or concept of how to build or design a home nevertheless a subdivision. Then you have the imitation builder, the ones that go around looking into windows of other home builders to imitate interior design ideas. Now you have to ask yourself, why those homes are so inexpensive and resold a short time later for thousands below purchase price? Do not be misled with "Greenwashers" or standard features. Come and compare the beauty, Superiority, of a true Energy-Efficient luxury Custom Built CHB Custom Luxury home, you deserve.
Buying The Right Home?:
Wasting energy not only hurts your wallet, but also the planet. Homes use energy from fuels such as oil, and coal which add toxins to the air and water, contributing to global warming, and increases habitat loss. With the unstable oil and gas markets, many people are looking for ways to cut down on energy costs. Fortunately, new homes are being built to increase energy efficiency and lower energy costs.
There are many benefits to building energy efficient new homes that include:
Reduced Costs: An energy efficient new home is constructed to keep heat from escaping so you are not running the furnace 24 hours a day. Many mortgage companies offer incentives to people building energy efficient new homes. There are also federal tax incentives for building these new homes.
Sound Investment: Each year more people are looking for these kinds of homes. Building an energy efficient new home now will increase the future value of the home.
Peace of Mind: Building an energy efficient new home allows homeowners to enjoy their home knowing they are meeting energy efficiency guidelines.
Fewer Pollutants: It is estimated that 16 percent of U.S. greenhouse gas emissions are generated from the energy used in houses nationwide. When you use less energy, you decrease the amount of pollutants being released in the environment. This will lead to less of an impact on global warming.
Improved Air Quality: Cold drafts blowing through the home can be uncomfortable and increase the risk of sickness. An energy efficient new home ensures air tightness keeping the home cozy. These new homes also protect against cold, heat, drafts, and moisture. Not only does an energy-efficient new home improve indoor air quality, it keeps temperatures consistent.
General features of an energy efficient new home include: Engineered Lumber: Building by using lumber from trees that are identified as a renewable species because they grow fast and help protect the environment and animal habitats.
Whether your home energy comes from oil, gas, or coal, it has a direct impact on the environment and your wallet. These energy sources contribute to global warming, habitat loss, and increases toxins in our air and water. By building an energy efficient new home, you can do your part to help the planet while lowering your energy costs.
REALTORS TRYING TO BUILD HOMES
You would have to wonder the quality of a home when Realtors are involved in building homes, listing them and selling them all at the same time. Realtors should not be practicing builder duties. A builder has the experience, knowledge and the license to build solely homes verses an inexperience and with the lack of building knowledge a Realtor would. You would have to question who will warranty the construction if problem arises. Each Professional needs to stay within their field of expertise. You would also have to wonder the loyalty of a realtor taking on listings from other home sellers and trying to sell his own built homes.
Dual Agency is the process by which one real estate broker represents both the
seller and the buyer in a transaction. It is legal in Georgia, provided it is fully
disclosed and consented to by all parties. It is also of questionable ethics – at
best! – and impossible to effect fairly in practice.
Buyers and sellers of real estate are often confused about the role of real estate agents, whom the agents represent and real estate agency relationships. Many states require that agents give buyers and sellers an agency disclosure form to sign.
Buying agents who represent buyers are working in a single agency capacity as a buyer's agent. Seller's agents who represent sellers are working in a single agency capacity as a listing agent.
Agents who represent clients under single agency owe a fiduciary responsibility to the client. They cannot share confidential information with the other party or the other party's agent. Single agency agents must use care and due diligence to perform duties, disclose all material facts and be honest.
Buyer's agents and the buyer generally sign a buyer's broker agreement, which lays out the duties and obligations of the agent. In some states, if buyers do not sign a buyer's broker agreement with the agent, that agent does not represent the buyer but instead becomes a sub-agent of the seller. Sub-agents owe the same duties to the seller as the listing agent.
Seller's agents and the seller sign a listing agreement, which also lays out the duties and obligations of the agent. Listing agents and buyer's agents each owes the client loyalty, confidentiality and accountability.
Many agents work as buyer's agent with buyers and as a seller's agent with sellers. However, some agents work solely as exclusive buyer's agents and never, ever take a listing.
Dual Agency With Two Agents
Because all real estate agents are licensed under a real estate broker, it is possible to work with one agent who is licensed by the same broker as the listing agent. This situation creates a dual agency. The agents could work at separate offices and be strangers to each other, but since they are licensed by the broker, they are still operating under dual agency if one agent represents the buyer and the other represents the seller.
Starting out, an agent may have created an single agency relationship with the buyer, but when the buyer chooses a home listed by that agent's broker, the agent's relationship with the buyer changes. Not all single agents note the distinction. In the real world, most of these dual agents talk the talk of dual agency but continue to walk the walk of single-agency representation.
Dual agency must be agreed to in writing between the parties. Laws vary from state to state. In California, for example, exclusive buyer's broker agreements contain verbiage that allows dual agency, so most buyers don't realize their buyer's broker could be subject to dual agency. Only exclusive buyer's agents are never dual agents.
Dual Agency With Same Agent
A listing agent who also represents the buyer is a dual agent. Dual agents cannot operate in a fiduciary relationship with either party and must treat both sellers and buyers equally. They cannot share confidential information but they cannot give confidential advice.
A dual agent in California was sued by the seller because she told the buyer to ask for a carpet allowance from the seller. It is very difficult to obtain the highest and best price for the seller when the agent also represents the buyer. The dual agent cannot advise on home price nor terms nor negotiate on anyone's behalf.
Some buyers prefer to work solely with listing agents because they know the agent is receiving both ends of the commission, that is the listing commission and the buyer's agent commission. They feel the listing agent is motivated when a buyer makes a purchase offer to get that offer accepted. They might also ask the dual agent to further negotiate the real estate commission to increase the seller's profit on a low-ball offer.
Post
What is Dual Agency? A dual agent represents both buyer and seller in the same transaction. Although widely practiced, dual agency has come under increased scrutiny in the last few years for the following reasons:
Buyers Misperception Of Agent's Role
Dual agency is commonly misunderstood. Some buyers may unknowingly confide in an agent with the perception that the agent is working with them as a buyers' agent. In fact, the agent does not legally represent their best interest but is actually working as a seller subagent as required by cooperation agreements with the listing firm or agent.
Undisclosed, Unintentional Dual Agency
In dual agency, buyers are sometimes not aware that the agent working with them actually represents the seller as a subagent. This can lead to confusion. If the agent does not conduct him/ herself properly, their actions could mislead the buyer into thinking that the agent represents them. The agent must be very careful to not give the impression that he/she is working for the buyer. Improper conduct by the agent could result in the creation of undisclosed, unintentional dual agency.
In states that permit dual agency, a real estate agent (or firm) may not represent more than one party in the same transaction without the full knowledge and written consent of all parties.
Dual agency is most likely to occur when a buyer, represented by a buyer’s agent, wants to purchase a property listed by that same agents' firm. A dual agent must carefully explain to each party that the agent and the agent’s firm are also acting for the other party for whom they have the property listed.
Examples of Dual Agency
Agent A has a contract to sell Homeowner Bs' home and he also shows potential buyers the home. (He represents both buyer and seller).
In this situation, both seller and buyer must agree in writing to this arrangement. The agent must carefully represent each party. (It is difficult for the agent to try and help the seller obtain the highest possible price for their home AND try to help the buyer obtain the lowest amount possible.
Agent A desires to show a potential buyer one of his own firms' listings.
Under the firms' relationship with the seller, this too can be considered dual agency. The agent must disclose that the firm represents both seller and the buyer.
Practical Problems with Dual Agency
Buyers and sellers have conflicting interests - In a general sense, the real estate agent is obligated to serve the best interests of his or her principal. An agent representing both buyer and seller must be extremely careful to represent both equally and fairly. Under the common law of agency, if an agent chooses to represent both parties, this dual agency must be fully disclosed in writing and consensual by both parties.
Both parties lose "advocacy" for their best interests - By representing both client's (with conflicting interests), the agent cannot advocate or seek an advantage for either client. A dual agent must always remain neutral even if he/she has previously represented one of the parties exclusively and cannot show favoritism. Providing equal service to both clients may be practically difficult. Some states do not permit dual agency.
How does an agent handle personal information about a client? The dual agent may become aware of personal information that does not necessarily relate to the property but, if disclosed, could harm one party and benefit the another.
Example: Agent A lists commercial property for seller B with an offering price of $500,000. Seller B tells the agent that he is in need of cash and will take as low as $425,000 for a quick sale. In a morning staff meeting the next day at Agent A's firm, Agent A informs other agents of the buyers bottom line price and need to sell quick. Agent C (another agent with the firm) acquires a buyer who is interested in the property. (Agent A and C at this point become dual agents).
The above example creates a unique situation since under traditional agency law, Agent C must disclose the sellers bottom line. At the same time, the firm and selling agent are obligated legally to act in the best interest of seller B without disclosing personal information about the seller that might harm the sellers' bargaining position. One possible solution to the above dilemma is for the agent to include, in the dual agency contract, a provision that the dual agent cannot be liable to either party for refusing to disclose information the law does not require be disclosed and which could compromise (potentially harm) one party's bargaining position and benefit the other party.
Key Issues In Dual Agency
Courts vary in their interpretation of what is acceptable and not all states endorse dual agency. Primary issues in determining equitable treatment in dual agency include:
Did the agent provide timely disclosure of dual agency and were the potential consequences of dual agency sufficiently explained to both parties? Generally, both clients must provide "informed consent" meaning that not only do they consent but that they sufficiently understand the agency relationship.
Did the agent treat each party equally fair and comply with his/her duties required under the laws of agency? Most importantly, a dual agent cannot favor one party over the other. All the disclosures in the world will not relieve the Agents' liability if he/she advocates for one client at the expense of the other. It is not yet clear by the courts whether the loss of advocacy (in dual agency) results in a reduction of the agent's "duty" to the client. Proper explanation and advance authorization by all parties in the initial agency contract is the critical factor.
Post
1. Discuss with the agent how he or she plans to be fair to both parties.
2. Talk with some of the agent's past clients where dual agency was performed. Ask whether the clients felt the agent treated them fairly throughout the entire process, if the agent fully explained his or her role early on in the process, and whether the clients would recommend this agent to a good friend.
3. Get comparable prices of homes in that neighborhood from another real estate firm to ensure the property is not overpriced. (Companies usually provide this information for free.)
Interviewing Realtors? Ask other Realtors if they can sign this Bill of Rights
Dual Agency – Who benefits?
When buying a home, avoid dual-agency
