We’re buying a home from a builder. Because everything is new, do we need to spend money on a home inspection?

There’s no requirement for you to hire an inspector. However, it’s a good idea to have an inspection before purchasing any home, whether it’s new or 100 years old. Hiring an inspector makes it more likely you’ll uncover any problems with your new home before closing.

But a home inspection isn’t just about finding defects. It’s a great way for you to learn more about your property, as inspectors will discuss their assessment and give you an opportunity to ask questions.

An inspection is only one step you should take before closing on your new house. Talk to a REALTOR® for more information about the homebuying process. 

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You may not be there in person, but what you leave behind for a showing can help your home make a good impression to potential buyers. Here are some tips to try.

Keep it squeaky clean. You may be saving money by cleaning your home yourself, but you might not be doing it as frequently or thoroughly as you should. Consider investing in a regular cleaning service while your house is on the market. You’ll stress less when your REALTOR® calls and says it’s time for a showing, and you’ll also help your home put its best face forward while its for sale.

Create a binder of property-related documents. Gather documents like utility bills, before-and-after photos of upgrades you’ve made, and other pertinent property resources a potential buyer would find informative. You don’t have to get very fancy; a simple three-ring binder with plastic page protectors will do the trick.

Share your home’s charm. Think about creative ways to showcase some of the nice details of your home. For instance, pick a few flowers or vegetables from your garden and place them in plain view with a note explaining where they came from. Or share some baked goods with recipe cards and a note mentioning how they were prepared in your gourmet kitchen.

Your Texas REALTOR® may have other ways your property can stand out to potential homebuyers while your house is for sale. His or her experience will help you make the right choices for your market.

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In Lehman’s Terms

This week’s column was written by Brandon Alderete, director of political affairs for the Texas Association of REALTORS®.

Quick question: If today is an election day, where are all the voters?

Today’s primary runoff elections may not be as glamorous (or noisy) as the November presidential election, but these races are more important than many voters realize because they determine who will be on that ballot in November.

Candidates definitely get the significance of these elections. That’s why you’ve no doubt seen a few tell-tale election indicators over the past few months: campaign signs surrounding polling places in your community, glossy political mailers in your mailbox, and 30-second TV ads extolling a particular candidate’s virtues or highlighting the opposition’s dastardly deeds.

But all that advocacy leads me to ask: Where are all the voters?

Did they forget? Don’t they care? 

History tells a story (of apathy)
If the past is any indication, somewhere around 1 million Texans will vote in today’s crucial primary runoffs. That sounds like a lot of votes, but it’s really only about 7% of registered voters statewide.

That’s right … in a state of about 25 million people, we have about 14.2 million registered voters,  and only about one in 14 of them will show up today.

Think of it this way: If you are participating in this election, you have a tremendous responsibility—you’re speaking for yourself and about 13 other people.

No excuses, please
Even people who are registered to vote give excuses for not voting, and almost all of these excuses are either poorly reasoned or easily remedied.

When someone says “I’m sick of politics,” I explain that those who don’t vote are just as responsible for the current political environment as those who participate. And they won’t effect change by sitting on the sidelines.

When someone says “But my vote doesn’t matter,” I say it’s really true that every vote counts. In fact, one Texas race during the March primary election resulted in a 13-vote difference between two candidates out of 135,000 votes cast!

My favorite is when someone says “There’s not enough information to make a decision.” This allows me to remind them of the myriad places to find election information. For example, the Texas Association of REALTORS® is just one of the many organizations that interviews candidates and reviews incumbents’ voting records before deciding who to support. Visit texasrealtorssupport.com to see the candidates who have earned support from one of the largest consumer watchdogs at the Texas Capitol. You can even enter your address and print your own personal voting guide.

Easy rebuttals to these and other excuses lead me to make only two possible conclusions when considering our state’s abysmal voter-turnout numbers: voters forget or they don’t care.

Make time to make a difference today
Some people have their reasons for not voting, and that’s fine. But if you’re reading this, you can’t say you forgot.

Stop by your polling place before 7 p.m. today so you don’t miss this chance to shape our future. Otherwise I’ll think you don’t care.

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I had a survey of my home done when I bought it five years ago. Now I’m selling my house, and I can’t find it. Am I responsible for providing the survey?

It depends. If you’re using the One to Four Family Residential Contract (Resale), look to Paragraph 6C for your options. There are three options within that paragraph related to whether the buyer or seller must provide the survey and when they must do so.

Carefully review these options before selecting a check box in Paragraph 6C. Talk to your Texas REALTOR® to learn more about your options and the steps you should take in your transaction.

Have a question about buying, selling, or leasing property in Texas? Ask us. Not all submitted questions can be answered.

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I read the most incredible thing this morning: Some financial advisers can put their own interests above yours.

That’s right … as long as that financial professional recommends an investment that is “suitable,” he or she can suggest a fund with higher costs to you (and higher commissions for the adviser) than a cheaper fund that may be a better option for you.

Though that is shocking to me, I am encouraged by the following:

1. Many financial advisers adhere to a higher standard that puts the interests of the client above those of the adviser.
2. New rules are in the works to require this higher standard for advisers and brokers who work with retirement accounts.

More good news for anyone buying, selling, or leasing real estate: When you receive agency services from a licensed real estate agent or broker in Texas, that professional is required by law to put your interests above his or her own. It’s called a “fiduciary” relationship.

Even better news when you hire a real estate agent or broker who is also a Texas REALTOR®: All REALTORS® pledge to abide by a Code of Ethics that holds REALTORS® to an even higher standard than what’s required by law.

To make sure you’re getting the highest level of professionalism, make sure your agent or broker is also a Texas REALTOR®. 

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In Lehman's Terms

With presidential campaigns taking up so much airtime, let’s not forget that the U.S. Congress is still in session, and every time these elected men and women meet, your interests as a real estate consumer are at stake. That’s why more than 400 Texas REALTORS® are in Washington, D.C., this week, advocating for you during the REALTORS® Legislative Meetings.

D.C. is beautiful this time of year, but REALTORS® aren’t here to see the sights—they’re here to work. And while being here, they are also sacrificing time away from their businesses and families because they know the importance of face-to-face interaction with legislators. 

Every day during this annual meeting, REALTORS® brave crowded subways, intense security lines, and long trudges back and forth across Capitol Hill to meet with all 38 members of the Texas congressional delegation or their representatives to discuss current congressional actions affecting real estate. For example, one measure makes several much-needed reforms that increase affordable options for homebuyers. Another bill will provide more affordable and accessible private flood insurance options for property owners. Check out the materials on realtor.org to learn more about these and other issues REALTORS® are currently watching.

There are also issues REALTORS® must vigilantly watch whenever Congress is in session. When you filed your income taxes, you may have deducted your property taxes and the interest you paid on your mortgage last year. Unfortunately, these two tax incentives that promote homeownership are always at risk as a vocal chorus of D.C. bureaucrats continues to look for more revenue sources to fund government.

I’m really looking forward to seeing Texas REALTORS® at work as they share their concerns with lawmakers, bringing public policies to life with real-world examples—a role they take seriously.

To put all this in “Lehman’s” terms, REALTORS® don’t just help you buy, sell, and lease real estate. They’re also hard at work protecting your investment by encouraging lawmakers to support legislation that protects homeowners. They came to D.C. to lower your taxes, to increase consumer protections, and to make homeownership affordable for more Americans. Sounds like a lofty goal, but REALTORS® are in it for the long haul for you.

Mark Lehman is vice president of governmental affairs for the Texas Association of REALTORS®. 

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I requested some repairs to the home I’m buying, and the seller agreed to make them. I’d like to choose the companies to the do the work, but the seller insists that he will choose them. Isn’t it my right to decide—or at least approve of—who will make the repairs on the home I’m buying?  

The Texas Real Estate Commission contracts don’t provide for the buyer to designate who makes the repairs. However, the contracts do specify that the seller must use someone licensed to make the repairs, or, if no license is required by law, the seller must use someone commercially engaged in the trade of providing such repairs. The buyer and seller may agree otherwise in writing.

Talk to your REALTOR® about this situation to see if you and the seller can agree to a situation that is mutually acceptable to both parties. Your REALTOR® can also advise you about other considerations regarding repairs, such as timing issues or repairs required by the lender. 

Have a question about buying, selling, or leasing property in Texas? Ask us. Not all submitted questions can be answered.

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Owning your first home is an exciting time, but it’s also a learning experience. All of those issues that the landlord once took care of are now your responsibility, including those related to your heating, ventilation, and air conditioning (HVAC) unit. Here are a few things you need to know to keep your air clean and comfortable.

Frequency of filter changes
The best authorities on filter-change frequency will be the manufacturer of your unit and your HVAC professional. Consult both your manual and your service provider for specific recommendations. As a general rule, though, your HVAC filter should be changed every six weeks to three months, but certain factors may require more frequent replacement.

Allergies. If you suffer from allergies and live in an area with a high pollen count, consider changing your filters monthly, at a minimum. You may also look into allergen-reducing filters.

Pets. Fur is a force all its own, and will clog your filter quickly no matter what brand or type you use. In a single-pet home, you should change your filters at least monthly. If you have multiple pets, a new filter could be necessary as often as every two weeks. In these cases, consider using less expensive filters so you can change them as often as needed without breaking the bank.

The closed-vent myth
Many first-time homeowners assume they are saving money by closing heating and air vents in unused parts of the home. This could not be further from the truth. In fact, you are wasting energy—and money—when you close your vents.

When your new home’s HVAC unit was first installed, its air flow was balanced based on the assumption of open vents. When you block vents, your unit has to work harder to maintain the same temperature throughout your home. In the short term, that means increased energy costs, and in the long term, it can actually decrease the life of your HVAC.

Low coolant and what it means
AC coolant isn’t a fuel, so it doesn’t get “used up” by your unit naturally. If your unit needs a charge, there’s an underlying cause—usually a leak. Left unattended, these types of leaks can worsen and cause serious damage, so be ready to recognize the early warning signs.

Does your thermostat seem to be working accurately, or are you continually having to set the temperature lower to remain comfortable? Is the air coming out of your vents noticeably cold, or only a bit cooler than room temperature? Pay attention to these things as you settle in for your first summer in your new home. If you start to notice a change, you may have an issue that needs to be resolved.

The last thing you want during the peak of a Texas summer is a broken air conditioner. With proper care and maintenance, though, your HVAC unit can keep you cool and comfortable in your new home.

James Richmond owns and operates Richmond’s Air in Houston.

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You’ve likely heard that everything is negotiable in real estate. That’s because buying real estate isn’t like shopping at the mall or buying groceries, where you just pay the advertised price. Instead, a real estate buyer can submit an offer for less than the asking price, or more, or even offer the asking price but use other considerations to make their offer more attractive … and a seller can accept (or reject) any of these offers.

Start with a professional
The best way to present a strong offer is to work with a Texas REALTOR®. He or she will help you determine your realistic budget before you even start looking, and then use market knowledge and experience to help you arrive at the best offer for a property. In fact, a 2015 consumer survey found that the top three things buyers need from a real estate agent are: help finding the right home for them, help negotiating the terms of the sale, and help with price negotiations.

How much was the neighbor’s house?
One way your Texas REALTOR® will likely help you find the best offer is to review the sale prices of comparable properties nearby that have sold recently. He or she will look for homes in relatively the same area that have features similar to the property you’re considering. These features can include square footage, number of bedrooms, and age of the property.

Demand can play a role, too
If you’re in a market where properties are under contract soon after listing—a matter of hours, in some cases—your Texas REALTOR® will have advice for being ready to take action. This can mean offering more than the asking price or negotiating other items in the contract that make your offer attractive … something you definitely can’t do at the mall.

If you’re thinking about buying a home, use the Find a REALTOR® search at texasrealestate.com to locate a Texas REALTOR® in your area.                                                    

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