Caroline Taylor Properties will help keep things simple while selling your Martha's Vineyard home. The information below may be helpful from preparation through closing. Every home is different and every homeowner has individual needs during this process, so please, ask, ask, ask! Good communication is the key to a successful sales relationship. Everything you can tell us about your house and your motivation for selling will give us more strength with buyers. So, please, tell, tell, tell!

What DOES
Caroline Taylor Properties
do for you?

• Prepare a Comparative Market Analysis to help you evaluate and appropriate market price, based on previous sales in your neighborhood.

• Check with Building & Zoning Inspector for permits, expansion possibilities, legal uses of property.

• Check with Board of Health re: number of bedrooms, guest house possibilities,age and location of septic system, copy of septic plan and permit.

• Assessors Office: Assessment and tax—confirm all.

• Registry of deeds:  find deed, mortgage, liens, covenants.

• Provide Seller with referrals on septic systems inspectors, attorneys and other backup personnel.

• Take Photos inside and outside.

• Create listing sheet with property specs.

• Create information sheet with all material & pertinent data for buyer disclosure.

• Submit listing to LINK (Our Multiple Listing Service).

• Place on Caroline Taylor Properties web site.

• Organize showing on LINK tour for brokers.

• Schedule, organize and hold open house for buyers and neighbors, if appropriate.

• Place sign on property where allowed.

• Advertise property See additional advertising media where appropriate for your home.

• Send up to 100 postcards to neighbors and appropriate additional areas.

• Accompany all showings with our buyers and their clients.

• Keep Seller’s personal information confidential unless seller releases broker from specific confidentiality.

• Report feedback to homeowner.

• Submit all offers to homeowner for consideration.

• Negotiate the sale between the seller and buyer/buyer’s agent.

• Coordinate Purchase & Sale Agreement and closing information with Attorneys.

• Assist mortgage company with details on house and stay in touch with buyer or Buyers Agent regarding progress of mortgage process.

• Meet Appraiser for property inspection.

• Order septic inspection, receive report from inspector & letter from Bd. of Health.

• Disperse septic report to Seller, buyer, buyers agent and attorneys.

• Attend home inspection.

• File application with Town of Edgartown for smoke detector and carbon monoxide detector inspection and co-ordinate inspection with Fire Dept. personnel.

• Meet buyers for measurements, floor plans, etc.

• Meet cleaning crews, builders and trades people who may work on the house.

• Open escrow account for Seller. Open interest-bearing escrow account for deposit.

• Transfer funds for closing day and disperse balance of funds to appropriate party.

• Draw up closing statement.

• Attend closing.

• Follow through with any additional details which may need to be completed.

Septic Systems and Title V
A septic system must be inspected within two years prior to the transfer of ownership by a licensed septic inspector or engineer. An early inspection can not only prevent closing delays but can inform you of needed repairs or replacement before an offer comes in from a buyer. This allows you to negotiate the price of your property with all the facts in front of you.

If a system fails inspection, some banks now require an approved septic plan before closing. Funds can be placed in escrow for repairs/replacement after closing, if time is short.

Smoke Detectors and Carbon Monoxide Detectors
Massachusetts law requires an inspection and the issuing of a Certificate of Compliance for smoke detectors and carbon monoxide detectors for every home before closing on residential property. Your local town or fire department inspects the property and tests the smoke detectors to verify they are the correct type and that they are in working order. Each town's fee varies from $25 - $50 You should check with your local building inspector or fire department to verify if your property is grandfathered for battery operated units, plug in untis, or hardwired units.

Environmental issues are important during the sale of your property!

Asbestos
Asbestos was commonly used in building material prior to 1978 when it was determined that exposure to asbestos is unsafe. Use of asbestos has been prohibited since 1978. Experts recommend that asbestos that is in good condition and in an area that is unlikely to be disturbed should be encapsulated. In certain situations, it may be necessary to remove the asbestos. Removal of asbestos is heavily regulated at federal, state and local levels. Before removing any asbestos, a building owner or a contractor must contact the Massachusetts Department of Environmental Protections 20 days prior to performing the work

Radon
Radon is a radioactive gas created by the natural breakdown of uranium in soil, rock and water and has been linked to cancer. New and old homes can have radon problems. Radon levels can be reduced by sealing foundation cracks and, if needed, by installing an air venting system. A few areas of the Island have tested positive for radon.

Underground Storage Tanks
Many homes have underground storage tanks for storing heating oil. As these tanks age, they can develop leaks and cause significant damage to the environment, as well as liability to the owner. Massachusetts law is very specific regarding the obligations of a property owner as it related to the removal a storage tank that is no longer in use. There are two steps in the removal of an underground storage tank in Massachusetts.

Hire a contractor who will obtain all permits from the local fire department. It is important to know that local communities implement their own rules so they may be stricter than the state's rules. 2. Removal, transportation and disposal of the tank should be conducted by the licensed contractor. A representative from the local fire department should be present when the tank is removed.

Lead Paint
Until 1978, lead was common in exterior and interior paint and some varnishes. It became illegal after 1978, though it is still used in marine paints.

Massachusetts' lead paint law is very complex, and legal advice is recommended in any matter involving lead paint. The lead paint law requires that "any property where a child under six resides must be deleaded." When the property transfers ownership, the new owner assumes the responsibility. A buyer is not required to test for lead paint, but a seller must allow testing. Only a licensed professional may remove or encapsulate lead paint. Visit www.mass.gov for more state information on lead paint and environmental issues.

Mold
Significant presence of mold in homes is the latest concern among health officials. Although there will always be mold on the Vineyard, the concern for a home buyer is the presence of excessive mold. Have your inspector check the house, if you have a concern.

Preparing Your Home for Showings
Some houses sell in day while others sit on the market for months. The longer a house is on the market, the less chance you have of receiving a high offer. Prospective buyers tend to feel if a house has been for sale beyond the market average, there may be room to negotiate or they may even feel nervous about purchasing such a property.

Step 1: Caroline Taylor Properties will help you to see your house from a buyer's point of view. Staging a home for sale is often a useful technique to make your home look its best. Some very simple techniques can make all the difference in the spatial appearance of your home: Pack books, personal photos and knickknacks to give the appearance of more space. Paint with bright/white paint to brighten a dark or dingy room. Use some creativity. Draw attention to your home's special features. Experiment with lighting to enhance a room. Try to minimize the negative features. Remember no home is perfect, but enhancing your home for sale can be simple and fun.

Step 2: Your house should exceed the buyer's expectation; it should be clean! clean! clean! Although realistically it is hard to sustain an immaculate house while continuing with day-to-day activities, this is one very important factor that can make your house sell more quickly.

Step 3: Eliminate unpleasant odors. Some people are sensitive to odors, so do not use heavy perfumes to disguise smoke smells, pet odors, mildew or old laundry. Unpleasant odors can be an immediate turn off for a prospective buyer. See recipes under kitchen, below.

Step 4: The exterior matters. Curb appeal enhances a buyer's first impression of your home. Be certain that the paint on the front door is fresh and compliments the house. Don't forget the garden: mow the lawn regularly, trim hedges, tidy flowerbeds, etc.

Step 5: Make those minor repairs. These small details can add up in the buyer's mind. A buyer might see holes, cracks and peeling paint as deferred maintenance or owner neglect. For example, repair small areas of rot, repair screens, oil squeaky hinges. Use talcum powder on wood floors to help prevent squeaks.

Room-by-Room Guide
Avoid eccentricities. Buyers will be looking for a blank canvas on which they can paint their own vision. Two coats of white paint may be the best investment you ever make. There is fine line between depersonalizing a space and creating a sterile environment. Use accessories such as a vase of flowers to make an area appealing. Display photographs that show your home during other seasons, if you have them.

Living room: This room often gives the first impression to a buyer, so make sure the furniture arrangement is welcoming and uncluttered.

Kitchen: Make it smell like Grandma's kitchen by heating homemade soup or cookies or boiling the following on the stove: ½ a whole nutmeg, 5 cinnamon sticks, 1 tablespoon of allspice and 1 tablespoon whole cloves in 3 cups of water. In the heat of summer, a bowl of lemons provide a fresh and pleasant aroma.

Bedrooms: Master suites are great assets in today's market. Make the space feel bigger by painting the room a lighter color. Remove any additional furniture. Aim for a restful look. If you have a master bathroom, try to have it coordinate with the bedroom.

Bathrooms: The bathroom should be immaculate. This room receives a lot of attention from prospective buyers. Clean and regrout around the tub if needed, clean out cabinets, etc.

Laundry: This is another area that should be immaculate. Do not let laundry pile up. Keep the area clean and fresh.

Yard and Driveway: Define the driveway. Repair the surface or add gravel, if necessary, and weed. This is one of the buyers' first impressions. Avoid an overgrown and unkempt looking yard. Mark the property boundaries.

Secrets of the Selling edge (Showing Your Home)
• Tell everyone you meet your house is for sale and the name of your listing agent. Be willing to show your home (practically) anytime.
• Have a last-minute showing plan.
• Air out the house a half hour before showing, when possible.
• Set the thermostat to a comfortable temperature.

• Open blinds and curtains. Turn lights on in very room (make sure all the light bulbs work).
• Take a walk or do some errands: enjoy the beauty of Martha's Vineyard! Take your pets with you - a fear of dogs will turn a buyer away faster than anything else.  Buyers are more comfortable when a homeowner is not present. They need to imagine your home as their home and be able to relax in it.
• Gather house records to answer any questions a buyer may have (utility bills, association info, etc). As a courtesy, please collect appliance booklets, security system instructions, garage door openers, plot plans, building plans, paint color, extra wallpaper, tile and flooring stock and stock numbers, etc. PLEASE TAKE ALL OLD PAINT CANS TO THE RECYCLING CENTER!  It's usually too late when you are in the process of moving! Providing the buyer with a list of service people who have maintained the home is helpful for the continuation of service.

Maps
There are excellent maps on these sites: www.mvol.com, www.mapquest.com, and www.maps.google.com

Home Inspection
If your house is in less than perfect condition an advance home inspection will reveal needed repairs. Making needed repairs ultimately reflects a higher price and more market appeal.
NOTE: Home Inspectors are required to be licensed by the Division of the Professional Licensure in Massachusetts. For a list of qualified home inspectors on Martha's Vineyard and a consumer fact sheet about home inspections and selecting a home inspector, call 508-627-5554 or visit www.state.ma.us/reg/boards/hi

1031 Exchanges
It is possible that selling your investment or vacation home, land or commercial property could save you many dollars in taxes by planning in advance to do a 1031 exchange. There are two links to guidelines and basic information from Exchange Companies. Please consult an experienced 1031 Exchange professional for assistance.  We will be happy to help you locate your new property as well as sell your current one. 1031 Exchange contact.

We know from experience that selling your home is a very stressful time! Consider Caroline Taylor Properties your partner in the process of selling your home. If you have any concerns that are not addressed here, please, just ask!