VARbuzz » Sarah Stelmok

Online Renter Blacklists

Sarah Stelmok — Tue, 19 May 2009 23:16:35 +0000

You heard me right, there are now lists on the internet that landlords can refer to to see if a prospective tenant is a good candidate. One such list is do not rent to dot com. It appears that any landlord can submit unfavorable information about a past or present tenant for free, but in order to access the blacklist records, you need to pay $29.99.

The information that a landlord can enter onto the site include social security numbers, driver’s license numbers, renter’s full name, amount of bills owed, pictures of damage and a 4000 character comment section. NBC12 News reports that there is nothing illegal about landlords participating in this website. However, there are plenty of consumer advocates who disagree. Landlords could violate local, state, and national Fair Housing Laws in their comments. And although this was the reason this article was sent to me (I’m a certified and state licensed fair housing instructor), I see a much bigger and easier trap of violating the Virginia Landlord Tenant Act.

The Virginia Landlord Tenant Act clearly states in 55-248.9:1

Confidentiality of Tenant Records that no landlord or managing agent shall release information about a tenant or prospective tenant in the possession of the landlord to a third party unless:

1. The tenant or prospective tenant has given prior written consent;
2. The information is a matter of public record as defined in § 2.2-3701;
3. The information is a summary of the tenant’s rent payment record, including the amount of the tenant’s periodic rent payment;
4. The information is a copy of a material noncompliance notice that has not been remedied or, termination notice given to the tenant under § 55-248.31 and the tenant did not remain in the premises thereafter;
5. The information is requested by a local, state, or federal law-enforcement or public safety official in the performance of his duties;
6. The information is requested pursuant to a subpoena in a civil case;
7. The information is requested by a contract purchaser of the landlord’s property; provided the contract purchaser agrees in writing to maintain the confidentiality of such information;
8. The information is requested by a lender of the landlord for financing or refinancing of the property;
9. The third party is the landlord’s attorney; or
10. The information is otherwise provided in the case of an emergency.

Who has to abide by the Virginia Landlord Tenant Act?

The VRLTA covers most residential rental agreements. Several types of properties are exempt from the Act, including single-family rental houses where the landlord owns and rents ten or fewer such houses.

Apartments: Generally, apartments are covered by the VRLTA regardless of the number of apartment units the landlord rents (see exemptions to the VRLTA in Section 55-248.5).
Motels/Hotels/Manufactured Homes: Motels and boarding houses are covered by the VRLTA if the tenant lives in such residence for more than 30 days. Some provisions of the VRLTA protect tenants in manufactured home parks.
Public Housing and Housing Choice Vouchers (Section 8): Landlord-tenant relations in public housing, Housing Choice Vouchers or Section 8 housing, and other federally subsidized housing are regulated by the United States Department of Housing and Urban Development (HUD). The VRLTA applies to such rentals as long as it is consistent with federal regulations. Tenants in subsidized housing may gain certain rights from the VRLTA in matters that federal regulations do not cover.
Single Family Housing: The VRLTA applies to single-family dwellings if the owner owns more than ten dwellings. However, if the owner owns more than four single-family residences or condominium units located within a city or any county having either the urban county executive form (Fairfax) or county manager plan of government (Arlington), the VRLTA applies. Single-family dwellings may be covered under the VRLTA if there is a clause in the lease that states the VRLTA will apply.

Anytime you particpate in an online forum that could negatively impact another person, you need to be very careful and make sure that you are not violating law. Confidentiality is a serious matter. Filling out the forms on this particular website is only opening landlords up to liability and potential lawsuits. The benefits do not outweigh the risks.

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Local Governments Thinking “Outside the Box”

Sarah Stelmok — Mon, 18 May 2009 15:55:37 +0000

With the down turn in the economy and housing market, some localities are looking at alternative measures to help spur activity in the marketplace. The newspaper in Fredericksburg, Virginia, The Free Lance Star, reports that Spotsylvania County has begun discussions of 9 new initiatives to help rejuvenate the local economy.

The proposed initiatives are:

Designate Business Development Manager Jennifer Mihalcoe and Assistant Planning Department Director Leon Hughes as points of contact for all permit questions from residents and builders.
Offer some “over-the-counter” permits online ,such as chimney relining, irrigation systems and converting electric to gas.
Accelerate plan review and permitting process.
Cut by 50 percent fees on all commercial permits and site plans. This would require a public hearing.
Cut by 50 percent permits fees for single-family homes, decks, pools, finished basements, sheds and garages. This would require a public hearing.
Allow insurance bonding for public projects in addition to letters of credit and surety bonds. Insurance bonding is more cost effective for the business or contractor than providing a large lump sum as credit.
Allow one or two days before the county draws funds for letters of credit. Current rules require funds to be drawn immediately.
Reduce cost on single-family lot improvements by as much as $2,000 by allowing engineered erosion and sediment-control site plans to be by written agreement in lieu of actual plans.
Waive requirement for a responsible land disturber study.

I see several glaring problems with these “incentives.” However, I will deal with the fact that these incentives don’t do enough to lower the cost of new construction to facilitate enticing buyers into that market. The average house price in Spotsylvania County in April 2009 was $196,048. The most popular price range for Spotsylvania County in April 2009 was $140,000-$159,999. In April the average sales price for a new construction home was $281,286. The fact is, building is expensive. Buyers are looking for the best possible deal. Today’s buyer also wants a home they can move into in 30-45 days. Not many buyers have the time to wait for new construction to be built or the finances to pay an existing mortgage or rent payment and carry a construction loan note. Builders are definitely not sticking their necks out there to build a bunch of spec homes, either.

I applaud Spotsylvania County and other localities for thinking outside of the box, but I think they need to dig a little deeper. Focusing on the housing industry at this point may not have the immediate return the county is hoping for.

Pro-REALTOR® or Pro-Homeowner?

Sarah Stelmok — Wed, 13 May 2009 15:40:12 +0000

I had the pleasure of attending the NAR YPN event at NAR Mid-Year. Shortly after arriving I was asked if I would mind being interviewed by the REALTOR® Magazine. I chatted with the NAR representative briefly before starting the interview. Once the camera was turned on she asked me her first question. It was something along the lines of "do you feel that the government is effectively passing pro-REALTOR legislation?" I have to admit I wasn’t prepared for this question. I stared at the interviewer for a few seconds and then said that her question was actually pretty complicated and I wished she had given me time to prepare an answer. I’ve had a night to think about the question now and I don’t think it was the most appropriate question.

I believe NAR should have asked the question, "do you feel the government is effectively passing pro-homeowner legislation?" There has been a lot of talk in the past few weeks over NAR’s policy on protecting the REALTOR® and the REALTOR® business and reputation, but maybe they should think about focusing on the homeowner instead. I understand that NAR is here to protect my business and my business model, but let’s face it, concentrating on the "what can Congress do for my (the REALTOR’s) pocketbook" and "how can I keep MLS information from getting into the public’s hands" mentality is not helping the REALTOR® cause. It actually makes us look shady and sneaky. In an day and age when consumers have and expect access to information with a few strokes of the keys on their keyboard, why is NAR spending so much time hiding information from them? Why is NAR so focused on pro-REALTOR legislation instead of pro-homeowner legislation? If Congress and local municipalities are pushed to pass pro-homeowner laws, doesn’t the REALTOR® community reap some of these rewards? If consumers know that NAR is pushing for their rights and fighting for them, wouldn’t more consumers trust a local REALTOR® to help them buy and sell property?

This may boil down to semantics. The NAR representative may have phrased her question wrong. But, it definitely concerns me if NAR is only focusing on protecting the REALTOR®. If the homeowner abandons the REALTOR®, NAR will have nothing left to protect.

Writes of Passage for a Blogging Neophyte – Part IV

Sarah Stelmok — Sat, 09 May 2009 22:12:30 +0000

Time Management

Out of all the questions I get about blogging, this has to be the most common one, “How do you have time for all this?” It’s a quite simple answer, as with anything that is important to your business, you make time for blogging. To be a successful blogger you need to build blogging into your day, week, month, year. Blogging needs to become a habit, not a chore.

When I first started blogging I actually dreaded having to come up with new material, or sitting down to write a post. I would push it off as long as possible and hope that the words would just flow when the time came. I’ve learned over the past year that this isn’t the case for me. I’ve found that I need to block off time every week to work on my blog. Sometimes I just spend 15 minutes thinking of new topics, Google Analytics and my client interactions are good sources for new topics. Most of the time I spend about 30 minutes drafting a post or just thinking about how I want to address a topic. Other times I’m given a topic and I need to research. The point is, I make time in my work day to concentrate on blogging. It is a bullet point on my To Do List every week. It is part of my business day. It is a part of my life. It is a part of me.

Some keys to making blogging a daily ritual or a habit are:

Develop a daily To Do List and include blogging at least twice a week.

Set goals for the number of posts you would like written and posted per month.

Participate in Blogging Development Contests – these contests challenge a blogger to post a certain number of times during a set period, or they require a blogger to use various communication formats in their blog. Regardless of the type of contest, the idea is to develop you as a blogger and help make blogging a habit. (RE BarCamp Philadelphia is having a 21 Day to Blogging Challenge for their upcoming event).

Set dates that certain posts will appear. I always post a monthly market statistics blog around the 10th of the month. My readers expect to see the post. This fuels me to write it and post it on time.

Time management is a skill that most people need to develop. In this market, many of us do not have enough time in our day already. It is hard to introduce any new habit into your life, but it is possible with repetition and commitment. A successful blog offers relevant content that is delivered in a timely manner. I want people to visit my blog site, therefore, I dedicate the necessary amount of time my readers deserve to get well-thought out, pertinent posts.

High-Speed Rail Service in Virginia’s Future?

Sarah Stelmok — Fri, 01 May 2009 14:11:04 +0000

Is it really possible? Could Virginia really be getting a rail service from Washington DC to Richmond? Could this rail service eventually connect Northern Virginia with Hampton Roads? Well, if Virginia lawmakers get their way, this very well could be possible. President Obama’s stimulus plan includes grants for the development and improvement of high speed rail service. However, Central Virginia isn’t the only region vying for the money. Central Virginia will be competing against other East Coast areas, as well as the Gulf Coast, New England, Chicago, Southern California, and parts of the Pacific Northwest, according to the Richmond Times Dispatch.

So what would a high-speed rail system mean to Central Virginia and Northern Virginia? First, it opens up job opportunities that were once out of reach. The proposed high-speed rail service would take roughly 45 minutes to an hour to get from Richmond to DC. Now Richmond and it’s surrounding areas could become bedroom communities to the nation’s capital. As Fredericksburg can attest, being one of DC’s bedroom communities can boost your economy and help stabilize and increase home values. The rail system itself stands to generate several thousand jobs. Second, the proposed rail system would take thousands of cars off of our already overused, inadequate highway system. Not having to deal with the bottleneck of I-95 and I-295 just north of Richmond is very appealing to many commuters and travelers. The negative environmental impact these cars have is also a concern for many residents of Central Virginia. Third, the high-speed rail system could open up tourism opportunities for many southern localities. Visitors to DC would have a convenient mode of travel that would allow them to also visit the Confederate Capital, as well as “The Most Historic City in America,” Fredericksburg, and eventually the colonial town of Williamsburg. This would greatly help the tourism industry and possibly open up new jobs.

The keys to a successful high-speed rail system are support from local lawmakers, support from local communities, ease of use, cost effectiveness of use, and adequate funding for the project. The proposed rail system has the potential of opening Virginia’s landmarks and communities to a global market. This could give Virginia the distinction of not only being rich in history, but being rich in accessibility.

You’re Not Doing It Wrong, I’m Just Doing It Different

Sarah Stelmok — Mon, 19 Jan 2009 23:36:14 +0000

I’ve stopped counting the number of times I’ve been told that social media is a waste of my time, or the number of times someone has referred to it as a “young person’s tool”, or the number of times someone has rolled their eyes when I’ve mentioned that I Tweet. But, sometimes I do feel like I need to explain myself.

I entered the real estate business in 2004. I was trained at a very well-respected company by well-respected agents. I was told to learn from their experiences. My first month on the job consisted of reading real estate books, waiting on my license to come in. I read about keeping in contact with my clients via newsletters and postcards. I read about the power of numbers. I read about print advertising and attracting buyers and sellers through print media. I read until I figured out that even blind squirrels stumble across a nut or two. I had a desk in the “bull-pen” and the advantage of watching some of the company’s top producers in action. I never observed people coming in to the office to work with the elite agents because they had received an insightful newsletter. I never heard their clients mention the fantastic recipe they had received from their agent either. What I did see was the need for the client to be guided by this agent. Their clients needed to have access to their knowledge and their professional sphere. They worked with these top producers because they believed they did a good job. I also noticed that the top producing REALTORS had taken time to cultivate their audience. They didn’t start out in the business as the elite. They worked their way up systematically and developed a following. As a young agent, age-wise and experience level, this was a very important phenomenon to behold.

But, ever diligent, I remembered my early training and the advice that so many had bestowed on me and plugged away at the newsletters, postcards, and stagnant website. I followed the lead my company was offering and questioned very little. However, nothing ever felt right. I applied for and received the production awards. I touted my production from the roof tops. I looked the part, dressed in my REALTOR-wear – slacks, button-up shirt, and heels, but I didn’t believe in the part. I didn’t feel comfortable in the skin I was told to live and work in. I was truly acting my way through real estate.

I was bored and it was only my third year in the business. My numbers were good, but there was no joy in my career. So, I began exploring the blogging world. And everything finally made sense. I realized I didn’t want to talk at my clients; I want to talk with my clients. I want my clients to take advantage of my knowledge. I want them to have the ability to respond to what I tell them and question what I tell them. I wanted my clients to be able to interact with me. I want to engage those in my community and in my profession. I want to build a following, not because of an end product, but because of the possibility of continued growth. I want to BLOG.

Social media has been a natural progression for me. I am always amazed at how many people I touch every day and how many people touch me. I am also always amazed at the feedback I get via comments or personal emails about my blog posts. Social media has allowed me to grow in ways I didn’t think possible. It’s not about the number of hits a blog site gets, or the number of readers. Social media isn’t a numbers game. Having the most “friends” or “followers” doesn’t mean much if what you are promoting lacks substance. Social media is about the relationships that develop and the trust that follows. Social media is about the big picture.

I’m not saying that blogging is for everyone. And, I’m not saying that if you’re not blogging you’re doing it wrong. What I am saying is that blogging feels right for me. Blogging feels right for my clients and it feels right for my business. You’re not doing it wrong; I’m just doing it different.

Writes of Passage for a Blogging Neophyte – Part III

Sarah Stelmok — Wed, 07 Jan 2009 16:06:39 +0000

I’ve again held you in suspense long enough. (My apologies, I’ve actually been selling real estate this past month! Who knew!?!) It is now time for Part III of this series.

Content

When formulating ideas for your blog posts, the first thing you need to reconsider is your audience. I personally don’t feel that Joe Public needs to hear REALTORS air their professional laundry if the blog site is set up to target consumers. However, if the issues that effect REALTORS will also effect Joe Public, feel free to post. (Again, this is a personal opinion and preference). My blog targets the consumer, so I stick with consumer related posts.

There is a hard decision that every blogger will be faced with at some point in their blogging career. Do you get personal? How far will you let your readers into your life? Some bloggers keep it strictly business. Others have found a way of drawing their audience in using personal antidotes and life lessons. One of my very first posts determined which direction I would be heading. If you follow me on Twitter (@SarahStelmok) you know that I post the celebration of the day every weekday morning. June 27this National HIV/AIDS Testing Day. This holiday hits home with me. My father passed away 12 years ago due to complications from the HIV/AIDS virus. I made the decision to let the world know how important it is to have regular screening for the disease by sharing my families story on my blog. It was one of the hardest things I have ever done. I think it took me over an hour to press the Publish button. But once I did, and the feedback started rolling in, I was proud of myself for opening up and educating others. Since that post, I have made several other posts that are on the more personal side. Every time I do, I pick up more readers. Being personal in your blog is not for everyone. But it is a decision you will have to make.

Writer’s block hits all of us. And boy can it be a pain. I read a blog post on Agent Genius a few months ago that suggested carrying a notebook around with you to write down blogging ideas. This is pure "Genius!" And, so simple I kick myself for not thinking of it (reading it) sooner. I can’t count the number of times I have been driving to appointments and come up with the greatest post idea, only to lose it 5 minutes later. So, grab a pad of paper and keep it handy. Refer back to your blogging notebook when you are having a hard time coming up with new content. I also get inspiration from the questions my clients ask me. Many times they are the same questions over and over again. This type of content has turned into dedicated Pages on my blog site. It makes it easy for my clients to find and it’s easy for me to refer them to my site.

Some other useful content:

High School Football Schedules, Local College and University Sports Schedules, New Laws and/ or Ordinances, Election Information and Results, New Business Openings and Business Closings, Tips When Buying or Selling a Home, Foreclosure and Short Sale Market Statistics, Community Events, Restaurant Reviews, and Other Industries Effected by the Real Estate Market (Animal Shelters, Homeless Shelters,and Food Banks).

Whatever you decide to write about in your blog, be sure that it original content and site your sources! No one likes a plagiarist! And, it is quite embarrassing when you get caught stealing other bloggers’ content. Above all, believe in what you blog about and your readers will believe in you.

Writes of Passage for a Blogging Neophyte – Part II

Sarah Stelmok — Fri, 14 Nov 2008 18:57:38 +0000

Did you miss me? I had every intention of posting this a week ago, but then life got in the way. But here it is, Part Two of my series for new bloggers. I know, you’ve been waiting in anticipation, checking in every day, only to be disappointed that there was no post from me. Your wait is finally over!

Finding Your Blogging Voice

Finding my blogging voice was probably the second hardest part of starting my blog. How do I want to present myself to my readers? I started thinking of all the pitfalls of choosing the wrong voice long before I started to blog; one of the reasons I kept putting it off.

I had been lurking on several blog sites for about a year before I started my own. I noticed fairly quickly a pattern of post voices from certain bloggers. Some bloggers only posted about how they hated other REALTORS, their clients, and all consumers. Other bloggers posted as if they were news reporters, no emotion – just the facts ma’am. Some would just steal other people’s blog posts and publish them as their own, ventriloquists. And still others were very cheerful, but not entirely helpful or informative. As I started to gravitate toward certain blog sites and bloggers I began to see a pattern for what I like. I tend to lean toward the straight-talkers. The bloggers that present a clear message and have their own spin on the blogs topics. I like to read the blog in the voice of the blogger. So, what was my voice? Who did I want to captivate? Who do I want to become my "blog groupie?"

I think there are some very important questions to ask yourself before you start writing blog posts.

1. Who Is My Audience? – What type of reader do I want to attract? The consumer? The fellow REALTOR? The "I’m angry as all heck" guy? Or the "Everything is Just Peachy" guy? – I quickly came to the conclusion that I wanted to attract the consumer that wants to learn about the market and is not afraid of honesty. I did not feel that my blog site should focus on REALTOR to REALTOR issues and I stay away from those. There are other avenues for me to express my professional concerns outside of my blog site. Do I attract other REALTORs to my blog? Absolutely, but I do not write for them.

2. What Emotion Do I Want to Portray? – The worst for me is reading a post and sensing negative emotions from the author. Angry writing does nothing for me. It actually turns me off and I will stop following an angry blogger. My #1 Rule for Blogging – Don’t Blog When You Are Angry or Sad! You may regret what you wrote. I think emotion and passion are important aspects of any blog, but you have to be careful what message you are sending to your readers. I try to make sure I am in a positive and stable frame of mind when I sit down to write a post. I don’t want to be tuned out because I come across as an emotional waste basket.

3. Do I Get Personal? There are some topics that a real estate blogger should just stay away from! These would include anything that violates the Code of Ethics! But, I also believe that allowing your reader to get to know you is very important. I had a major break-through with this when Lisa Sanderson MeMe’d me. (A MeMe is a blog post that another blogger has asked you to write that answers specific questions about yourself). Writing my first MeMe allowed me to loosen up and just be me. So, I still stay away from sensitive issues like my personal political views, my religious views, and keeping my family life as private as possible, but I understand the importance of having my readers learn who I am. I want my readers to hear Me through my writing.

Finding your blogging voice takes time. But, once you find it, you will feel a sense of relief. All of your blog posts will start to flow. You will find it easier to pick topics, easier to write, and easier to sustain the energy it takes to be a successful blogger. So, here’s to finding our voices and keeping our voices. May as many people hear us as possible!

Writes of Passage for a Blogging Neophyte – Part 1

Sarah Stelmok — Mon, 27 Oct 2008 23:37:07 +0000

It’s been 4 months, 21 days, 21 hours, and 42 minutes since I posted my first blog. And I feel confident saying, with pride, that as a Blogger, I have arrived. Not only here at VARBuzz, which is a huge honor, but to real estate 2.0. I thought I’d address some of the issues I face being a newbie blogger. This will be a series of posts, so be sure to stay tuned.

Overcoming Fears

The hardest part of blogging, for me, was getting over my fears, and there are many of them! Initially there was the fear that no one would read it. Being a part of several social media sites helped drive my first readers to my blog. A few left thoughtful comments and many wished me well. But, there was still the fear that the general public wouldn’t find me. It took a month and a half for me to realize my blog was being read, and not just by friends and family. I got a LinkedIn invitation from a Realtor in Florida who asked me if she could send my post on Short Sales and Foreclosures to one of her clients. I was in shock! You mean, someone in Florida stumbled across my bog post and thought it was good enough to send to her client! Wow! What a feeling! I soon set up Google Analytics to track when, who, and from where my blog is being read. This is an amazing tool that I recommend all new bloggers utilize.

There was also the fear of the “Big Boy (and Girls).” These are the experienced bloggers. They took their training wheels off a long time ago. It’s hard not to be intimidated by them. I happen to be acquainted with many of the Virginia blogging elite, which made it harder for me. First, I was worried they wouldn’t be honest with me. I really do want and, more importantly, NEED their honest feedback. Second, I was worried they would be honest with me. No one likes to be criticized. No one likes to be told they are not good at something. It is up to me to get over this fear. No one is good at everything. Part of the blogging process is learning who you are and how you are going to present yourself to the world. The constructive criticism is an important aspect of finding your blogger voice.

Another part of the intimidation is the amount of tools these guys have learned to use. There are podcasts, embedded videos, and so much more. It’s hard to keep up. Learning my comfort level with technology and learning about the tools at my disposal was a big part of starting my blog. I’m not comfortable with video yet. And, that’s okay. It gives me a goal and something to work toward. Rome wasn’t built in a day; my blog portfolio doesn’t have to be either. It helped me to begin to look at the blogging veterans as a resource for a new blogger to tap into. They’ve made mistakes that you can learn from. They know what works and what doesn’t. There’s no sense recreating the wheel. I highly recommend getting a blogging mentor. They will help hold you accountable and push you through your fears.

My fears have not been conquered, but they will be. I’m pressing forward and finding new things to blog about. I’m getting more daring and more opinionated. I’m developing as a blogger. But the most amazing thing that has happened is that I’ve become a better Realtor. Blogging has forced me to step outside my comfort zone and confront my insecurities. I’m much more knowledgeable about my market and I own that knowledge. My blogging journey is far from over; but post by post, this is getting easier.