Have you been on the receiving end of an unpleasant new-home surprise? Buy a home under the assumption that the back yard bird bath, 20×25' dining room "throw rug" or the custom drapes will be there when you move in…..and they're NOT!?!

Buyers, don't assume. The items are listed on the MLS are to be included with the sale. The safest way to avoid unwelcome surprises is to be specific in writing.

We’ve seen anything from antique glass door knobs, pool table lights, hoses & caddies, car tents, tool sheds, workbenches, dog runs, over-the-toilet cabinets, portable closet systems, and wall mirrors removed from sold homes by the sellers. Most of these items are not ever specifically mentioned in an MLS listing, flyer, or purchase contract. The seller may consider them “personal property” which can be removed.

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I have a new listing at 575 Bell Street in East Palo Alto. The house is boarded up. The value is in the land, listed at $329K. No photos on this one, but if you're an investor or builder, take a drive by and let me know if you'd like more info.

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What's the average cost of Section 1 repairs?

It's hard to determine an average cost as the size of home and type of amenities may be a significant factor. Most chemical treatment services for drywood or subterranean termites make up the bulk of the Section 1 expenses (usually each is between $1500 to $2000, or more if the house is multi-story or very large). However, if there is an unchecked plumbing leak and significant dryrot damage, that could be a greater expense. The cost of pulling and replacing a leaking shower stall may exceed the fumigation cost. If a roof is older, dryrot to the eaves and underlayment can also be a significant Section 1 item.

It's not uncommon to see $4000 to $7000 in Section 1 repairs to a Bay Area home that is 20+ years old. Usually properties that have been long-term rentals will have a higher Section 1 cost than owner-occupied homes. It's also quite common for drywood or subterranean termites to be found, or both. Usually the only time we see a perfectly "clear" pest report is in newer construction (0 to 3 years old) or townhome/condos where only an interior inspection is performed.

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What type of inspections do you recommend a buyer get before purchasing a home?

Often a seller will have several inspections done prior to listing their home. First ask to see what's available and read through their reports. Often problem areas will be presented and the buyer can decide to further investigate those areas with a specialist.

The most common inspection reports done in this area are a pest inspection (aka termite inspection), home inspection, and roof inspection. The home inspection is a good investment for any buyer as it provides an overall scope of the home's interior and exterior condition. The home inspector will look for dryrot, roof problems, foundation problems, plumbing problems and so forth. If significant concerns are raised a foundation inspector, roof inspector, or plumber can be brought in to further investigate and bid repairs.

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Wow! It's hard to believe it's been two weeks since we had a chance to post. In our small corner of real estate, things are still moving! And moving rather quickly. The end of August seems to be a busy time for those who have their homes on the market…..listings tend to expire on 8/31, the "end of the summer."

Just a quick note to remind you that if you have a vacant home that 's not sold, now would be a good time to feel out the viability of renting your home. We have a number of people who are planning to do this and considering property management services. Usually homes fresh off the market can be rented within the first month of vacancy since they're clean, tidy, and show well. If you would like a management quote let us know…if you're thinking of renting it yourself…you can get a number of free lease forms from California Apartment Association's website, www.caanet.org.

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