Your Real Estate Expert for Berkeley and Beyond
“Marilyn is exceptional. Her knowledge base, enthusiasm for her job, professional ethics, organization, sensitivity to our aesthetic requirements, loyalty and gentle perseverance set her apart.”
-- Bill and Carol Seidel
Marilyn Garcia, PhD
Broker Associate, Realtor®
DRE# 02014153
District Homes
1758 Solano Ave.
Berkeley, CA 94707
Direct:
(510) 390-5406
REAL ESTATE ANSWERS: Is Berkeley checking how we sort our waste and recycling?
Is Berkeley checking how we sort our waste and recycling? Yes, the City has been checking a subset of our curbside refuse and recycling bins for correct sorting lately. If they find items in the wrong bin, they leave a note with tips to help you sort correctly. Because I spend a fair amount of time trying to figure out which bin various items go in (or which Ridwell bag to use), I periodically go online and check the sorting rules, and thought I’d share some interesting and clarifying tips I found. The question that has come up most often [...]
REAL ESTATE ANSWERS: What changes are coming to Berkeley’s BESO program, and how will they affect home sellers?
What changes are coming to Berkeley’s BESO program, and how will they affect home sellers? Coming soon to a real estate sale near you: changes to Berkeley’s Building Emissions Saving Ordinance (BESO) that will significantly increase the requirements when a single-family home or detached condo is sold. The purpose of the ordinance (from the code itself) is “to reduce energy use, water consumption, and greenhouse gas emissions in existing buildings.” Currently, BESO requires a seller to complete an Energy Report identifying energy and water efficiency opportunities, which must be filed with the City. The total cost is typically under $500. [...]
REAL ESTATE ANSWERS: What is wire fraud in real estate, and is it a big deal?
What is wire fraud in real estate, and is it a big deal? There are countless scams out there designed to steal your money, and one major example is wire fraud in real estate. It happens when scammers learn that a real estate transaction is in progress and send fake emails that look legitimate — often posing as the buyer’s agent, escrow officer, or lender. These fake emails typically tell the buyer that it’s time to send closing funds to escrow, and they include wiring instructions that, if followed, send the buyer’s money straight into the scammer’s account. And yes [...]
REAL ESTATE ANSWERS: What causes window condensation, and what can you do about it?
What causes window condensation, and what can you do about it? In the winter, the difference between outdoor and indoor temperatures often causes condensation to form on windows. This moisture can drip down to the window frame or sill, leading to surface deterioration and creating a favorable environment for mold to grow. Mold growth can also go unnoticed behind blinds and curtains, making it important to address condensation issues quickly. When warm, moist air accumulates inside your home, condensation is more of an issue. Kitchens and bathrooms are often the biggest sources of moisture, which is why good ventilation in [...]
REAL ESTATE ANSWERS: How has the practice of real estate changed recently?
How has the practice of real estate changed recently? I mentioned in a previous newsletter that there were changes coming in the real estate world, and they’ve arrived. As a result of a settlement by the National Association of Realtors®, there are a couple key things we are doing differently these days. The first is that sellers are no longer committing to pay the buyer’s agent in advance, as part of the listing agreement, and there is no commission offer to a buyer’s agent in the MLS. In the newly revised forms, reflecting the new procedures, the listing agreement only [...]
REAL ESTATE ANSWERS: Where can one get more information on the current homeowners insurance crisis in California?
Where can one get more information on the current homeowners insurance crisis in California? The current insurance situation comes up a lot in my profession, since virtually every real estate transaction results in a new homeowners insurance policy. All buyers who are getting a bank loan must get homeowners insurance (it’s required by lenders), and of course all but the most extreme risk-loving cash buyers will want coverage as well. We fairly regularly get presentations and other insurance information at office meetings. When I heard that Susan Wengraf, Vice Mayor of Berkeley and Councilmember for District 6, was hosting a [...]
RANDOM REFUSE & RECYCLING BITS
My husband and I were recently trying to figure out if a white takeout food container could go into our green Berkeley compost collection bin. (I think the answer is no, because even though it is mostly paper, it has a plastic coating inside to make it hold liquid.) In trying to find the answer to our question, I came across a couple bits of potentially useful information I thought I would share. Did you know that you can ask the City to come out and clean your trash and/or compost bin? You just call the service center at 510-981-7270 [...]
Color of the Year
Color of the Year Design is an important aspect of my job, so I am always interested in color trends. These days, various companies, especially paint companies, annually announce one or more color(s) of the year. You can see a selection of these for 2024 here. (There are lots of interesting blues among them.) The most impactful color of the year is chosen by the Pantone Color Institute, which forecasts global color trends. They have been designating a “color of the year” since 1999, and they were the first to do it. Pantone’s color of 2024 is Peach Fuzz, which [...]
Mobile Driver’s License
Mobile Driver’s License Did you know that the California DMV has a mobile Driver’s License (mDL) pilot program running now, open to up to 1.5 million users? If you’re interested in giving it a try, start by downloading the free app called “CA DMV Wallet” from the Apple App Store, or from Google Play if you have an Android device, and then follow the straightforward instructions there. You create (or log into) your DMV account, enter some basic information, scan your driver’s license, and then “scan” your face (like you’re taking a selfie). Next you submit your request, and wait [...]
N11 Refresher
N11 Refresher Here’s a brief refresher on N11 quick-access phone numbers (where N is a number between 2 and 9) . 911 of course connects to a dispatcher for emergency services. Did you know, though, that if you call 911 on a cell phone, the call often ends up in a regional center, and then needs to be forwarded to more local help? If the call needs to be re-routed, this adds time to the process. This is not ideal in an emergency, so it’s a good idea to have your local, direct-access emergency number stored in your cell phone, [...]
More Recycling
More Recycling I started using a new paid recycling service called Ridwell in January, and I have to say, I have been loving it. Ridwell charges $14 to $18 per month (depending on the number of months you commit to), and comes to your house every two weeks to pick up items that our regular City recycling pickups don’t collect. They pick up plastic film (including most bubble wrap, grocery and newspaper bags, and the outer packaging on many items), batteries, light bulbs, and threads (clothing and other fabrics) every time, plus they have one additional special category on each [...]
REAL ESTATE ANSWERS: What design trends are you seeing now for kitchens?
What design trends are you seeing now for kitchens? Here are ten trends for kitchen design I have been seeing in publications and in our local market: Stark all-white kitchens are becoming less popular. People are looking for more warmth, which can come from materials or color. Unpainted wood cabinetry is increasingly popular; the grain and color of the wood add warmth and a natural element to the overall design. If cabinets are painted, we’re seeing less gray and less white, and more shades of blue, green, saffron, and ivory. The use of open shelving for storage is trending downward, [...]
Changes Afoot!
Changes Afoot! My 20-year anniversary in real estate has inspired me to look over my work systems and find ways to improve going forward. One area that I have re-vamped is the way I collect and analyze local market data. My goal has been to reformat my ongoing database to make it easier to create charts and graphs. I’m also going to start saving data for Berkeley as a whole, in addition to data for North Berkeley and the Berkeley hills. Another change: In the past, I have looked at real estate “seasons” that correspond with the level of activity [...]
REAL ESTATE ANSWERS: How has the negotiating environment changed as the market has shifted?
How has the negotiating environment changed as the market has shifted? When the real estate market is at its strongest, there is not a vast amount of negotiation between buyers and sellers. Buyers make strong offers in competition, often waiving the inspection contingency, and many sellers choose to accept the best offer, rather than negotiate and risk de-stabilizing the transaction. When the market is more balanced, there are fewer offers on properties, and buyers may not feel that they have to make their best offer at the start. An accepted offer might also have an inspection contingency, so there may [...]
REAL ESTATE ANSWERS: How much difference do higher interest rates make for home sales in our area?
How much difference do higher interest rates make for home sales in our area? Over the spring, the Federal Reserve announced a plan for multiple interest rate hikes this year to try to get inflation under control, and we’ve seen three rate increases already this year. As I write this, interest rates on home loans are approaching 6%, up from about 3% at the start of the year. Interest rates are at their highest level in 10 years, and there may be additional increases to come. Increasing rates make a lot of difference in the purchasing power of individual buyers. [...]
Bulky Waste and an E-Waste Resource
Did you know that, as a Berkeley homeowner, you can schedule one free bulky waste pick-up per calendar year? Just call (510) 981-7270 to schedule for an upcoming Wednesday. They’ll pick up a maximum of 3 cubic yards, which they say is the equivalent of about 20 large trash bags. Everything they pick up goes to the landfill, so be sure to separate out recyclables, green waste, and consider Urban Ore for items that can be re-used. Some things are not eligible for the bulky waste pick up. Included on the “not OK” list are things like hazardous waste items, [...]
Variations in Sold Price per Square Foot
If you are a regular reader of this newsletter, you have many times encountered the notion that, everything else being equal, the amount a property sells for per square foot of living space tends to be lower for large homes, and higher for small homes. To illustrate this point, I grouped the detached homes sold in North Berkeley and the Berkeley hills* over the course of 2021 by size category, and found the average sold price per square foot for each category. The results are above. As you can see, the pattern holds as a general rule: the larger the [...]
REAL ESTATE ANSWERS: Why are most sellers in our area no longer accepting “love letters” from buyers?
Why are most sellers in our area no longer accepting “love letters” from buyers? In our market, where buying a home is a super-competitive process, it used to be the case that buyers would include a “love letter” with their offer in hopes that it would influence the seller in their favor. The letter would tell the seller about the buyers, their qualifications, and why this property would be the perfect home for them. It also often included a photo of the buyers. The idea was that, because many (even most) sellers have some emotional attachment to the property they’re [...]
REAL ESTATE ANSWERS: Should I be careful not to over-disclose when I’m selling my home?
Should I be careful not to over-disclose when I’m selling my home? Completing seller disclosure forms in California can be a daunting task. A seller is legally obligated to disclose all known material information about the property to the buyer, and can be sued for hiding defects or problems. A material fact is any piece of information that would affect the buyer’s decision to purchase the property. To meet this obligation, sellers complete a series of detailed questionnaires about the current condition of the property, ongoing maintenance, past repairs and upgrades, and a whole array of other topics. Some of [...]
SEWER LATERALS AND DRAINAGE
Sewer Laterals and Drainage We’ve had a number of office discussions about water-related issues since the first “atmospheric river” passed our way, and I heard something about sewer laterals that I wanted to pass along. A sewer lateral is the underground pipe that takes wastewater from your home to the city sewer line. You probably know that when you sell a home in Berkeley, the sewer lateral needs to be brought up to current standards, either before or soon after a sale, unless there is a compliance certificate already on file. The reason this is a requirement is not to [...]
RESOURCEFUL
RESOURCEFUL I try to recycle as much as possible, but I pretty frequently find myself staring at something trying to figure out what to do with it. I recently downloaded the “Resourceful” app to my phone, and I really like it! [If a phone app is not your thing, you can get the same information online at ResourcefulApp.com.] On Resourceful, you can look at various products, and see recycling information that is specific to Berkeley, and also ideas for more sustainable alternatives. Resourceful also has a useful general guide to recycling in Berkeley. Here are a few tidbits about [...]
ARE YOU UNDER-INSURED?
ARE YOU UNDER-INSURED? The huge wildfires this year are a reminder that we should all periodically evaluate our insurance coverage, and make sure that we could rebuild if we ever needed to. Most insurance policies auto-renew each year, and the coverage may not keep pace with rising building costs. To get a very rough sense of the adequacy of your existing coverage, take your total coverage amount and divide it by the square footage of your home to calculate how much you would be able to spend per square foot if you had to rebuild. Experts say that $250-$300 per [...]
Home Loans, Interest rates, and Real Estate Newsletters
HOME LOANS AND INTEREST RATES x Interest rates on home loans have been very low lately! If your interest rate is close to, or above, 4%, it could be worth your while to contact your favorite loan person and see if you could benefit from refinancing your loan. x (See the update below.) Also, the limit on conforming loans (which can be sold to Fannie Mae and Freddie Mac) in our area was increased for 2020 to $765,600, up from $726,525 last year. Loans below that limit often have lower interest rates than those above. UPDATE, March 20, 2020 While [...]
Bridge Loans
BRIDGE LOANS Did you know that it’s possible again to get a bridge loan? A bridge loan is a short-term loan that can be used to access the equity in a home you are planning to sell in order to purchase a new home. Following the financial crisis in 2008, lending standards got extremely strict, and bridge loans vanished from the market. Non-cash buyers who wanted to buy a new home before selling their old one needed to either (1) show that they had enough income to make payments on the loans on their existing home and on their new [...]
Emergency Alerts
EMERGENCY ALERTS Have you signed up yet for Alameda County emergency alerts? The system is called AC Alert, and it’s very easy to sign up to receive notifications from city and county agencies in the case of an emergency. Just go to ACalert.org online, and you can sign up to receive notifications by voice message, text message and/or email. The City of Berkeley previously used an alert system called BENS, but this system is no longer active, and subscribers to BENS are not automatically signed up for AC Alert. There are other alert systems that have slightly different focuses. I [...]
UC BERKELEY: MORE ACCOLADES!
We already know that UC Berkeley is one of the top universities in the world, but I still love to see it getting the recognition it deserves. In the latest rankings of graduate programs by US News & World Report, there were many Cal programs that were among the top-rated. Cal was ranked #1 (or tied for #1) in Biological Sciences, Computer Science, English, Psychology and Sociology. I was especially excited to see the graduate program in Economics (which is where I got my PhD) also tied for the #1 position! Other Cal graduate programs that ranked in the top [...]
FREE STUFF (How to give it away)
I am a big fan of a good purge, and the new year is a great time to get rid of unwanted stuff. At the same time, I hate to throw anything away that someone else might be able to use, and non-profit donation centers only take certain items. For things that can’t be donated, I give them away using Freecycle, Next Door or Craigslist. I don't want to just leave things at the street until someone takes them -- it's unsightly, and the items can get dirty, or wet. I often don’t have time to coordinate schedules with people [...]
Go UC!
Money magazine just released their latest ranking of colleges and universities, and the University of California got 5 of the top 11 spots! Wow! To come up with the rankings, Money combines measures of “Quality of Education” (based largely on graduation rates), “Affordability” (net costs after financial aid, borrowing, time to graduation and student loan repayment rates) and “Outcomes” (measured mostly by alumni salary data). UC San Diego ranked 2nd overall, after only Princeton University. UC Irvine was 3rd, UCLA came in 4th, UC Berkeley was 7th, & UC Davis was ranked #11. One can definitely quibble about the order, [...]
Home Project Website
https://www.homewyse.com/ I saw a mention of the website above in a Money magazine article about home improvement projects, so I checked it out and thought it was worth passing along. It's a price calculator for home renovation and maintenance projects. You select a project, make some choices about the scope of the work, the quality of the materials and the type of contractor, enter your zip code, and they give you a rough estimated range for the cost. I found this really interesting. I cannot vouch for the accuracy of their numbers, but there is information about their methodology and sources on [...]