If you are buying a home and are not working with a Realtor® the chances are that you may choose to deal with the listing agent. No doubt you will enter into an arrangement known as Limited Dual Agency.

For the most part, when dealing with an ethical Realtor®, you will be informed of the fiduciary limitations that will be put upon the three parties – the buyer, the seller and the agent who are involved in the transaction. In most cases, this arrangement works well as the experienced Realtor® thoroughly communicates how the arrangement works and the implications to all parties.

However, the B.C. Court of appeal has declared and you need to know that there is a Limited Dual Agency circumstance that will not work.

Decision

In 2008, a BC Supreme Court decision awarded damages against a REALTOR® for breach of fiduciary duty when acting as a limited dual agent. 1 The REALTOR®, while selling his own property to a client, entered into a Limited Dual Agency Agreement as well having the buyer execute an Addendum to the Contract of Purchase and Sale agreeing to seek independent legal and appraisal advice. At trial, the court found that the REALTOR® owed the buyer a duty of loyalty and disclosure which had not been sufficiently modified by either the Limited Dual Agency Agreement or the Addendum to absolve the REALTOR® from liability. The REALTOR® appealed. That the BC Court of Appeal upheld the decision is not surprising. ² What is of interest, however, are the comments of the Court of Appeal on the concept of limited dual agency.

First Time

This is the first decision of the BC Court of Appeal to consider the practice of limited dual agency in British Columbia. The court acknowledged the existence of the practice stating that “a dual agency agreement is an agreement entered into when a real estate agent acts for both the vendor and the purchaser. In such circumstances, there are inherent conflicts of interest for the agent, who is fixed with obligations to two principals. The dual agency agreement limits such fiduciary obligations so that such arrangements are possible.”

The court also quoted with approval from two other trial court decisions which had supported the concept of limited dual agency noting that:

“In British Columbia there has arisen in the real estate industry a practice and a procedure whereby REALTORS® can act for both parties, that is the seller and the purchaser. Where there is to be such an arrangement, a form of agreement has been developed which is signed by both the vendor and the purchaser. By that agreement it is acknowledged that both of the parties have agreed that one agent will act for both of them. The agreement purports to limit the scope of the duties which are owed by the agent to each of the parties. It contains an acknowledgement that all parties are aware of the specifics of the arrangement and the obligations that will be imposed.”³

Not Impartial

That the BC Court of Appeal has accepted the concept of limited dual agency is of significance as decisions of the BC Court of Appeal are binding on lower courts.

While the court was generally supportive of the concept of limited dual agency it found that it would not apply to a situation where a REALTOR® was not only the agent involved but one of the principals in the transaction. The court noted in this case that the usual dual agency arrangement involves three parties; the seller, the buyer and the REALTOR® and that the Limited Dual Agency Agreement imposed a duty of impartiality on the REALTOR® with respect to the REALTOR®’s dealings with the buyer and the seller. The court found that “impartiality is possible in the usual situation involving three individuals” but could not see “how an agent who is himself the seller could truly set impartiality as between himself and the buyer,” concluding that “where the agent is also a principal, the limitations in the dual agency agreement are inapplicable and cannot be given effect.”

Ineffective

In this case, having found that the Limited Dual Agency Agreement was ineffective in limiting the REALTOR®’s fiduciary obligations to the buyer, the court also found that the Addendum, which had been signed two days after the Contract of Purchase and Sale had been executed, did not assist the REALTOR® as the fiduciary breaches had already occurred by the time it was signed. It left open the possibility that the REALTOR® could have protected himself by getting the Addendum, or a similar waiver, signed at the outset of the negotiations.

Get Representation

Where a REALTOR® is selling or buying their own property to or from a client, limited dual agency is inappropriate. Their client should either be represented by another REALTOR® or should obtain independent legal and appraisal advice.

Courtesy of Brian Taylor Bull, Housser & Tupper LLP

• 2. DeJesus v. Sharif, 2010 BCCA 121.
• 3. Grimshaw v. Progroup Realty Ltd., 2004 BCSC 1836.

Copyright British Columbia Real Estate Association. Reprinted with permission.

* Formatting – YatterMatters

Sometimes it’s the unrecognized stuff that is right in front of your face that carries great importance.

Here’s a ‘What If’ for you.

What If

Speculation is always fun. You never really have to have the facts and if you did would it be speculation at all? In keeping, there are no compiled or verifiable numbers for this bit of smoke in your eyes.

Photo Credit

While reflecting on reasons that would justify the great number of active listings in the Vancouver market place it occurred to me that maybe, just maybe, it could be the result of the discounted commissions or broker fees that have become the rage.

Go Fish

Really, what does a seller care? For a few pennies he pays a Realtor® a discounted fixed fee to throw his listing into the MLS® cauldron. It is strictly conjecture that many of these sellers have a ‘go fish’ attitude. If it sells high – great! If it doesn’t – the only thing lost is a little Pine Sol splashed around the house.

A Maybe Problem

The problem might be that a majority of the current active listings are of this variety. If that is the case you have to ask if there is true impetus to sell? If there isn’t, then could this be a valid explanation for the number of listings that are floating around on the market? My guess that this is not the case but then again – we are speculating!

Without facts, we just don’t know. MLS® to my knowledge does not currently track this type of business. What we are seeing today could however be the result of a bunch of ‘maybe’ listings with nowhere to go except off the market.

Not Discounting

In the interim it might be wise to not discount this fact when looking at the active listings. What we might have is a very real problem of not actually knowing if there has been another element added to the market prediction mix. It is a ‘what if’ that could be important and one that will skew those elements leaving us to wonder how is the market really performing?

An article in the Globe and Mail’s Report on Business by Barrie McKenna might make you consider the characteristics of blotter paper.

To be clear, I’m not a politician, I’m not an economist, I have little power to change things and right now having read this article I’m not even sure I have answers.

The article got me thinking about two things – both are bothersome, both are close to home, both made me very uncomfortable. I suspect they might make you uncomfortable too!

Too Close for Comfort

Courtesy Globe and Mail

First, it was the map that upset me. It’s typical of maps seen many times. It depicts a xenophobic perspective where the world exists somewhere between the northern border of Mexico and southern border of Canada. As well, I suspect Texas had something to do with it for they always put a shrunken Alaska, the largest state and more than twice the size, somewhere nearby to make it look smaller than Texas.

As always, the visual perspective is one where the ink magically stops at prescribed north and south lines. However, this is the bothersome part – what if the map had been drawn on blotter paper instead. What if that red ink could easily bleed across those prescribed lines?

Poking around the map I see a lot U.S. states in financial trouble – many more than I previously appreciated. California is probably the worst off according to Mr. McKenna, as it is on the verge of bankruptcy. It is a state that is about to pay an price for decisions made many years ago.

Far Away

Second, is distance. It’s not hard to find daily reports that discuss equivalent dire circumstance in Europe. It’s not even on this map.

Often described is an eerie similarity to events happening with our southern neighbour. The reasons for the financial mess differs on many points, the result is the same. California, Washington and other states are in serious financial difficulty. They have no money to pay their bills. While the impact of Europe’s issues seem distant, the states are close to home.

Washington state is 35 miles away. California is a 2 day drive. Idaho, Oregon, Nevada are about the same. The map isn’t much different to the east. There are few states that don’t have their toes stuck in financial concrete. If Mckenna is right, they are headed toward a fate similar or worse than Europe’s.

Capillary Action

Last, I guess what bothers me most is that 48 of the 50 states are bleeding red ink. In total, the financial implications are so big that their red ink will by way of economic capillary action bleed across that northern line to affect us all. Because we have such close ties to this country how can it not? Is it unreasonable to expect that their financial woes will not overpower that fine line. Are we to believe that the red ink will not blotter its way across the borders?

Call it a hunch. If they don’t have enough money to pay their bills and they have no means of collecting money via taxes (Proposition 13), by which to do so, the final solution is a default. Taking what may be the last clean air deep breath, I try to understand all the implications but can’t stop myself from believing that if the U.S. financial woes burst open, the red ink will reach flood proportion. Holding that breath, I wonder if we Canadians will be able to contend with the excess red ink as it flows north.

The Canadian Real Estate Association (CREA) at times seems like the occupant of the shallow grave found by the RCMP’s during a grow-op bust in Maple Ridge.

Obscured by the mass of recent real estate reports, CREA’s missive quietly rests waiting to be found. As with the shallow grave in Maple Ridge, we like the RCMP, already know what to expect – it’s gruesome.

CREA’s Bubble Pins

• home sales activity and new lsitings in Canada declined in May
• seasonally adjusted, sales declined 9.5% from a record level the month before
• activity declined by 70% and you guessed right if you chose Toronto, Vancouver and Ottawa as the leaders
• actual sales activity (it what is impolitely called no sales) were down 4.3%
• if you follow seasonal patterns May was also a bust

Political Message?

Our friend Georges Pahud, CREA’s President has a response contrary to his own facts. He says the “accompanying decline in new listings and housing starts means these changes are also affecting the supply side, which will keep the market balanced and Canadian home prices stable.”

Even I know better than to use the word ‘will’ in a prediction. No wiggle room there Georges.

Seasonally Adjusted

I’m not sure that we have real estate seasons anymore but, just in case I missed it CREA says – “The seasonally adjusted number of homes that were new listings on Canadian MLS® Systems in May 2010 declined by four per cent from the previous month. This marks the first monthly decline in new listings in eight months. New listings had been climbing sharply, rising from a four-year low last September to the second highest level ever last month.”

Klump Dump

CREA’s Chief Economist Gregory Klump claims that “supply and demand has become more balanced in a number of major markets, homebuyers now have more choice and are likely be in less of a rush to purchase than they were recently, so the amount of time it takes to sell a home is expected to rise in the coming months.”

Gosh Greg, you didn’t need to reach out from the grave with that tidbit. You could visit any open house in this city except last weeks River Green to know that.

Months of Inventory

At the risk of being redundant here’s the definition. It is the number of months of inventory is the number of months it would take to sell current inventories at the current rate of sales activity.

CREA tells us that – the actual (not seasonally adjusted) number of months of inventory stood at 5.3 months in May 2010. This is up from 4.8 months at the same time last year.

If you are into seasonal adjustments then the “months of inventory stood at 6.1 months in May, the highest level since last April.” Neither is good news for sellers.

Klump’s Bacon Saver

“The number of months of inventory may rise further in response to easing sales activity and a further rise in the number of active listings,” said Klump. “However, the number of newly listed homes will ultimately retreat in response to a more competitive sales and pricing environment in a number of local markets. The outlooks for the Canadian economy, employment, and mortgage market trends remain upbeat, so supply and demand will remain balanced on a national basis. Canada will avoid a U.S.-style home price correction.”

Bacon saver math – No sales = price drops = less profit = fewer listings = another balanced market.

Shallow

Gettysberg, 1863 by T.H. O’Sullivan, 1840-1882.Courtesy Old-Picture.com

As an aside, if you thought I disclaimed stuff then consider that “CREA cautions that average price information can be useful in establishing trends over time, but does not indicate actual prices in centres comprised of widely divergent neighborhoods or account for price differential between geographic areas. Statistical information contained in this report includes all housing types.”

Much like these soldiers of the American civil war all we know is that they died to be left in this shallow grave. So too are CREA’s stats, they are shallow in specifics.

One Thought

Considering CREA’s aforementioned prickly proclamations draws a conclusion undisclaimed. The conclusion settles on one thought which is not ‘differentially divergent’. If CREA is right, the market is now and will continue for the next while, to continue a downward path!

The Report

Should wish to see more of what’s beneath the pile of dirt read CREA’s report with the understanding that like those Mounties at the shallow Maple Ridge grave, you probably won’t be surprised at what you find.

All quotes Courtesy CREA News June 16th 2010.

Just when you figure that you have got the answers and are busily planning your next real estate acquisition unforeseen variables bubble up.

The bubbles are national and international is scope. In this wonderful world of instant news and opinion it actually becomes very hard to keep track of it all. With glib tone presented for your consideration are some opinions that will help move your forward in your confusion.

Locally

On June 12th our good friend Cameron Muir tells us this…

On June 21st we were told this…

Internationally

On June 23rd

David Berman of Globe and Mail fame, does in his Market Report, tell us about record lows…

On the Same day

If you are adverse to videos Alan Zibel of the same Globe and Mail, spun a variation in writing.

Empathy

I’m sorry for the boys and girls not wanting to build and buy new homes in the US. I hurt for them but, being self centered and marginally xenophobic, the question is on what day of the week can we expect a news report that says we have stopped exporting lumber to the US.

Following that report, when can we expect another that informs us that our forestry based communities have reached yet another new low in being able to sustain themselves and that we can expect foreclosure rates in those villages and towns to increase.

Trickle Down

As evidenced in these videos, a lot of press has been dedicated to the influx of mainland Chinese who with what seems like buckets of gold, are buying up all kinds of expensive Vancouver and Richmond properties. Switching to a positive but still glib mode, this can be in some respects, viewed as a good thing that will highlight our ability as Canadians to adapt.

Photo Credit

This Asian buying spree will eventually trickle down and that means you will be able to sell your house. Adapting you will now be able to use the funds from that sale to do two great things.

First you will help out another Canadian – that can’t be a bad thing.

Second, you will achieve a personal goal and find harmony in your golden pond years by buying that fine retirement home in one of those quiet abandoned forestry villages.

Black Gold

On the other hand, if you were hell bent on killing off a real estate market and any foreign investment in our city but are short on ideas, here’s a little story about black gold and how it can help you achieve that goal.

Here we go again! There is nothing more predictable or more assuring that the Vancouver real estate market is about to tumble as the number of Realtors® in the business.

The Real Estate Board of Greater Vancouver today proudly published that it is about to break its own membership record which on June 10th of this year surpassed 10,000.

Gold Rush

Photo Credit

When ever the market seems to be an easy ride everybody and their uncle gets into this gold rush business. What seems to be forgotten in the head long rush to wealth and riches is that it is fleeting. Your first sale is often your Aunt Nell’s house. You’ve made a few thousand in commission and you think it will never end.

I was once a new kid on the block. I was lucky. Within a matter of days I was on my way to the first sale and a first listing. You got to know that I really thought the sun was shining and like many new kids, I too thought it would never end.

Reality

Photo Credit

Oh sure the broker trainers who often took 40% of your commission were quick to point out that you should stay real, keep digging as you completed your daily chores which included knocking on doors, getting barked at by dogs, screamed at by shift workers awoken from their sleep and making those never ending ‘Dialing for Dollars’ phone calls during the supper hour.

Real estate is great! All you have to do was put on a tie, a jacket, and hand out calendars, pens or note pads at every door – all 1000 of them, 2000 if you were keen. After all, how hard can that be in Vancouver’s rainy winter. The brokers said it would build character – real gold miners know different.

After those first glorious sales the days and weeks worn on as the cost of being in the business continued to climb. There were the monthly bill of $1,000 for postage and another $1100 for the ‘Please Choose Me’ cards so that I can give you a ‘Free Evaluation.’ These cards claims American Direct Mail Association generate a 1/4 of 1% ROI, which translated, means that if you got a phone call – you were doing good. Problem is that the real estate consumer often called three Realtors®. It doesn’t take a lot of math to understand that the return on the $2100 investment dropped quickly. The message, more work longer hours. In today’s real estate career not only do you maintain the tried and true formulas but it also now includes the new commitment maintaining a high degree of Web 2.0 presence via daily postings to a blog, twitter, facebook, answering emails on your iphone and responding to Skype calls.

The Price

The price paid when you start in the business of real estate can be overwhelming for many and even with serious budgeting, is one that builds. To quote a well established broker competitor – “everybody is welcome to become a Realtor® and go broke.”

Sadly, many of the new kids who see the riches without the work will soon disappear never to be remembered. If 2002 is an example, that number will translate into 4000 broken dreams of never having found the mother load.

Coincidence or a Sign?

Courtesy REBGV

The symmetry in the increased number of Realtors relative to the market is clear. If history serves the lesson, we can expect that the market prices will continue to drop.

Presented for your reflection are the graphs representing the number of Realtors® and the Average Price. The comparison highlights are 1981, 1994-95 and 1999-2002. In 1981 we see a substantial bump. Soon after the Realtor® numbers began to climb on an ever increasing level to 1994-95. In parallel, the average price matched the climb till 1994-95.

Together, both the number of Realtors® and the average prices began their long, slow decline until 2002.

If historical symmetry prevails then, very soon, we might expect the number of Realtors® to begin to decline as the average price begins its slow drop to more affordable levels.

If Mark Carney has his way you can bet the walk down Vancouver’s real estate road is about to get more difficult.

According to Mark Carney, the world’s debt mule may be stumbling under a heavier load than first thought.

Being First

Pleaser

In a world of firsts, Jeremy Torobin of the Globe and Mail notes that Carney “became the first central banker in the Group of Seven to raise interest rates from recession-era lows” but also notes that Carney has “hinted that markets shouldn’t view another increase next month as a safe bet because measures to address Europe’s debt crisis and efforts to cool the fastest-growing emerging-market economies could weigh on the worldwide rebound.”

No Direction

As usual we are left to wonder how to plan out our lives. Should we buy that house? Should we commit to that 25 year mortgage or should we just say forget it and keep on renting?

Tough Luck!

Looking to our leaders of industry for a hint we come up with indecision. Left we are to ride it out on our own. After all, says Carney “in light of the scale and volatility of these conflicting forces, it should be evident that no particular path for monetary policy is preordained. ” That spells tough luck for those who were hoping against hope that things in real estate might be getting a little better and a little more clear.

For Sure

In a few words the only certainty you can be sure of is this. If you get a mortgage you can be absolute in understanding that the bank will insist that you make your mortgage payments on time or give up your home.

Simple Difference

One wonders why it is taking so much time to sort out this Euro mess? If the same rules applied as they do for us mere mortals and they don’t, it would be simple – pay up or give us your country as you strap on your boots and start walking.

Quotes Globe and Mail

Today the British Columbia Real Estate Association (BCREA), released its quarterly outlook.

Our good and reliable friend Mr. Muir tells us the following.

Second Quarter Report

• MLS® sales will drop by 3%
• In 2011 it will increase 4%
• eroding affordability is an issue even though the economy and jobs are positive
• rising interest rates will battle with economy and jobs to keep sales pretty much the same
• Average MLS® price expected to climb 6%
• Market is balanced because “demand has moderated”

A Passing 30 MPH View

Let’s see, down by 3% up by 4% nets 1%. That’s positive! Life is good, jobs are good but we can’t afford to buy a home. Why?

Sales which are down and will continue that way until the skirmish between interest rates and the economy ends! When will that happen?

The View at 30 – another bag of marbles disguised as the future of B.C Real Estate.

BCREA Full Report

Vancouver real estate is known for being expensive. In the last sixty days, there were 5 individuals who had the ability to enjoy the best of the best Vancouver has to offer and have paid over 6,000,000 dollars to buy a home.

Number One
5850 Kingston Road
Sold – $8,580,000

Courtesy REBGV

Truly magnificent, 180 degree panoramic mountain, ocean & city view! This elegantly designed, well maintained, 4 bedroom, 5 bathrooms home sits perched on the high side of Kingston Road in prestigious UBC area! Rarely available, fully functioning, 6,124 sq. ft. of luxurious living area on a 22,900 sq. ft. beautifully manicured garden lot w/ sensational, panoramic mountain & ocean views. Notable features include expansive living, dining & family rooms w/ stunning North Shore views. Spacious gourmet kitchen. Swimming pool w/ gazebo in private backyard. Comfortably located just minutes away from UBC, University Hill Elementary/Secondary, golf course & renowned beaches. Enjoy all the amenities, luxuries, & lifestyle of the West Coast.
Remarks Courtesy Selling Agent

Number Two
3689 Hudson Street
Sold – $8,300,000

Courtesy REBGV

Truly magnificent, 180 degree panoramic mountain, ocean & city view! This elegantly designed, well maintained, 4 bedroom, 5 bathrooms home sits perched on the high side of Kingston Road in prestigious UBC area! Rarely available, fully functioning, 6,124 sq. ft. of luxurious living area on a 22,900 sq. ft. beautifully manicured garden lot w/ sensational, panoramic mountain & ocean views. Notable features include expansive living, dining & family rooms w/ stunning North Shore views. Spacious gourmet kitchen. Swimming pool w/ gazebo in private backyard. Comfortably located just minutes away from UBC, University Hill Elementary/Secondary, golf course & renowned beaches. Enjoy all the amenities, luxuries, & lifestyle of the West Coast.
Remarks Courtesy Selling Agent

Number Three
1790 West 38th Ave
Sold – $8,000,000

Courtesy REBGV

Spectacular 130 x 190 ft lot on very private corner in prestigious Shaughnessy. NW facing with view. The residence on 4 levels boasts 9,000 sq.ft. which has been beautifully maintained & renovated over the years. Entertainment sized principal rooms w/ inlaid oak flrs, high ceilings, F/P overlooking parklike mature garden. Bright beautiful kitchen w/ marble counters adjoins eating area & wonderful fam rm opening to pool, hot tub & cabanas. Sweeping staircase leads to 6 beds 7 baths. Incredible master suite with it’s own dressing rm! Media rm down with wine cellar & gift wrap rm! This is an exceptional & unique home.
Remarks Courtesy Selling Agent

Number Four
4280 Rockridge Road
Sold – $7,200,000

Courtesy REBGV

A John Graham masterpiece! Inspired by Frank Lloyd Wright this contemporary res is situated on a gated estate offering a lush sunfilled setting with limestone patios, O/D pool, water wall & chef’s BBQ center all surrounded by manicured gardens & sweeping ocean & city views. Feat incl custom cabinetry & millwork, heated limestone floors, seamless etched glass & plush carpeting. Enter through a gracious foyer into formal LR & DR, custom gourmet kit with breakfast bar, an intimate FR, his/her offices & media rm. All principal rms open out to the magnificent SF paradise with panoramic ocean views! The upper level feat a grand master with spa-like ensuite, separate wardrobe area, guest bdrms, gym & private sunfilled terraces!
5950 North West Marine Drive.
Remarks Courtesy Selling Agent

Number Five
5950 North West Marine Drive
Sold – $6,400,000

Courtesy REBGV

Exceptional!! Finally the property you have been waiting for. Rich architectural details infuse this incredible mansion with warmth & character; Oak & Walnut wainscotting, pristine original oak floors, gorgeous stained glass, temperature controlled wine cellar, a nanny’s quarters & so much more. Quietly impressive this historic estate is located off Newton Wynd. 3/4 acre of luxurious private gardens include the cooling comfort of a fabulous pool & a magical conservatory. Explore this very special paradise. Remarks Courtesy Selling Agent

Visting a number of homes on a busy wet weekend can leave you scratching your head as you try to remember all the good and bad things you saw. Here are some house hunting thoughts.

What I’m Not

Courtesy Norm Fisher – TeamFisher.com

To be clear, I’m not a building inspector. If you are buying be sure you use a practitioner who is licensed however, a little education goes a long way to help you discover things that are often obvious.

What I Am

After renovating a couple of homes and literally visiting thousands of them during my career I’ve acquired a lot of experience in seeing things that often determines the level of aggravation a home will bring to you in the future.

Things Seen

A great number of homes I’ve seen in the past weeks priced below the $800K mark are in need of costly repair. Take the time to gain some wisdom about structural and mechanical aspects of a home. The web is a great resource and is loaded with all types of information that is often accompanied with diagrams or pictures. It is really not as difficult as you might believe but, in a busy open house you can be overwhelmed by the crowd and neglect to do the basics. The few minutes you take to familiarize yourself with these basics. It may save you thousands in repairs.

Some thoughts -

• Look for straight walls both inside and out.
• Curling or missing roof tiles are an indication a roof may be nearing its life span
• A small awl or ice pick is a very handy tool that can save you a lot of headaches as you check to ensure the sill plates are solid. Use common sense and don’t go poking holes all over the place. It’s not your home yet! While outside a gentle poke here and there into the wooden sill should be met with resistance – if not, expect greater issues.
• No awl, no problem. Here’s a no brainer.
• Look and see if dirt has accumulated along the sides of the home. No dirt touching the exterior walls is best. I like to see a clear 6 to 8 inches between the bottom of the siding and the ground.
• Check gutters to see if they are dripping water in the wrong places. In Vancouver, touring homes on a rainy day though uncomfortable, is often the best time to find problems.
• Driving around trying to figure out which home to view? A quick trick is to look over the back fence. A clean and tidy back yard will often tell you what the house is like on the inside. Keep a watch out for dogs!
• Not sure if your eyes are tricking you. Sometimes things are not square – door entrances are a prime example. If the door swings on it’s own it’s a hint. If it binds when being closed – it’s a hint. Not sure – use the Open House sheet of paper the Realtor gave you. The corners of the paper are 90 degrees so you now have a square to check it out. Got an iphone? There is a great little ‘Level’ tool called iHandy Level that is free.
• As you walk along the outside put a lot of hand pressure on the walls to see if they are soft. Movement often means there is a problem. Small cracks in stucco are not the end of the world. Larger ones however, are a first hint that there are problems behind it and may be serving as a opening for water or insects that will be followed by an invitation to a large repair bill.
• Got a marble – use it! A marble that doesn’t roll indicates the floors are level it’s that or you have glue stuck to it.
• Got a digital camera – use it. Review the pictures. There are a lot of things you will notice after the heat of the moment has passed during your visit. Be courteous. Sometimes you may find an owner who doesn’t want you to take pictures for security purposes or a transgression of religious doctrine. When in doubt always ask and if there is concern, offer to leave them your name and phone number or business card in exchange for their piece of mind. If it’s not welcomed then don’t push it. It is after all, their home.