Wimpy Winter Weather Makes it a GREAT Time to Trim Oaks!

We are currently being blessed (or cursed if you are a snow-lover) with a wimpy winter by Minnesota standards. The early season abundance of snow...way back in November has now dwindled to a pretty low amount of snow cover. This means most roofs are not sporting 3 foot icicles and home damaging ice dams. People aren’t breaking their backs shoveling or blowing their budget on snow plowing and salt for their driveways. Yes, this wimpy winter has been a blessing in many regards.

  Another perk of the lack of snow cover means that it will be easier to trim your oak trees this winter. Oak wilt is devastating to trees in Anoka, Washington and Chisago counties as massive oaks are destroyed when this disease spreads. Smart landscaping and maintenance requires you trim oaks in the winter months—before April in Minnesota. Now is the perfect time to avoid exposure to this tree-killing disease and without the normal ice and snow of a Minnesota winter it will be much easier to maneuver ladders and equipment to reach trees on acreage properties.

Oak Wilt Devastates Acreage Several years ago I shared photos of a property in a Ham Lake community where the owners had endured oak wilt on their acreage property for several years. Sadly they did not tackle the issue head-on and in one summer alone, lost approximately a dozen trees. (Read Oak Wilt—A Minnesota Tragedy) While the beautiful grove of mature oak trees is now a memory, the current property owners took the initiative to save the remaining oaks. With treatment and proper care,the remaining oaks have been disease free.

Oak wilt is not just a problem in Ham Lake and Anoka County. It is prevalent in communities from Columbus to Lino Lakes and Forest Lake to Scandia. Whether you live in Anoka, Chisago or Washington County, if you have oaks on your property, you need to take precautions to protect them from this deadly tree-killing disease.

What is Oak Wilt?

Oak wilt is a disease caused by a fungus which attacks the central system of the tree from the roots to leaves.  When the tree attempts to block the fungus, it also blocks all water and nutrients to the branches and leaves. The leaves then wilt, brown and eventually, the tree dies.

Oak wilt spreads through the root systems of near by infected trees and by fungus beetles that carry the oak wilt spores from tree to tree.

How to Protect Your Trees

Keep oaks trimmed and healthy. Trim large mature oaks now as January/February are excellent months to prune oak trees.  If you have your large oaks trimmed now it is a preventative to spring storm damage when heavy, dead branches can fall during tornadoes or straight line winds.

The fungus beetles infect trees that have been recently injured or trimmed. These beetles are very active in the spring and summer months but not active at all during the winter. Oaks should be protected from damage and not trimmed from April through July.

Tree trimming of mature oaks is best left to professionals especially near the power lines. The trimmer should use a bucket truck or a line/pulley system, NOT spiked climbing boots which can damage the tree.

Selling a Home with Oak Wilt?

Be honest and disclose!  A seller think it is acceptable to cut down a diseased tree and not mention this when selling their home. This is not only unethical it could cause expensive legal problems after the sale. Even if a seller doesn’t say anything about oak wilt infected trees that were removed prior to listing the home, most neighbors will inform a new homeowner at some point. 

Cutting down a diseased tree does not prevent the spread of oak wilt. It is likely other trees are infected. If more trees die and the buyer was not properly informed, the seller could be in a legal battle. Bottom line: There is a question regarding diseased trees on the Minnesota Sellers’ Disclosure Form. Fill it out honestly. It is never a good idea to not tell the whole truth on a property disclosure form.  

READY TO MAKE A MOVE? Let me be your professional guide. If you are buying, selling or relocating to Minnesota and need help from a professional REALTOR®, give me, Teri Eckholm of Boardman Realty, a call or visit my website for a FREE Home Buyer Success Guide or FREE Home Value Report. I specialize in acreage and lakeshore properties in the north and east Twin Cities metro area including Ham Lake, Lino Lakes and all communities in the Forest Lake School District. Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.

Copyright 2015 www.terieckholm.com

Tips for Buying a Foreclosure on Minnesota Acreage

Even as prices rose in the Minneapolis/St. Paul metro this spring and summer, there were still deals to be had on Minnesota Acreage. There are dozens acreage homes that currently listed  throughout the north and eastern suburbs of the Minneapolis/St. Paul area. Not all are foreclosures or short sales either. But if you do decided to attempt to purchase a distressed property, you need to be aware it has vast differences than buying from a more traditional seller. For instance, when buying a bank-owned property most buyers are required to waive their right to a seller’s disclosure. This actually does make sense since no one at the bank actually lived at the home and can properly complete the disclosure. In fact, it is doubtful that anyone at the bank has ever set foot on the property. So when buying a foreclosure on acreage, what other things need to be considered to protect yourself?

**Ask for a Compliance Test for the Septic System.

 

Most rural homes have a private septic system to handle sewage and waste water. Not all systems are created equal. They are designed for the specific property and size of the home. Even a new septic system can fail if not properly maintained. How do you know if the septic system is working? Ask the bank to have a third party inspect the system and  supply a report of compliance. This MUST be written into your purchase agreement as a contingency of purchase. (i.e. Sale is contingent on the buyer reviewing a current compliance certification for the septic system.) Be aware however that often times a bank will say the testing is the responsibility of the buyer. This testing can cost several hundred dollars. But replacing a failing septic will cost thousands!

If you have never lived on a home with a septic system, it is important to educate yourself on how to best maintain your system. Additional information on Septic Systems.

**Well Disclosure is Mandated by State Law

 

In Minnesota, well disclosure is mandated by state law as a part of the Ground Water Protection Act. A seller, even if it is a bank, must provide information on the location and status of all wells on a property at the time of sale. If this information is known and not provided, the buyer has 6 years in which to file a claim against the seller. If you chose to waive your rights when buying a foreclosure AS-IS and it is a large acreage parcel of land, it is a good idea to visit the MN Dept of Health webpage on Finding Abandoned Wells prior to purchase. Abandoned wells can be very expensive to seal properly. Improper sealing is not only illegal, it can be detrimental to the ground water. Additional information on Private Wells.

**Are there any underground fuel tanks?

Often people looking at acreage for the first time will have questions about the huge propaneMinnesota State Fire Marshal as well as the Minnesota Pollution Control Agency.
fuel tank located near the home. These tanks are usually only seen in the city at gas stations where homeowners fill their small propane tanks for the weekend BBQ. In the country, the large tanks are in many backyards as the source of fuel to heat the home and run appliances. But what if there is no visible tank? Don’t immediately assume the home is heated with natural gas. Homes on large acreage are rarely heated with natural gas as the cost of bringing the gas line to the home can be cost prohibitive. Check for underground fuel tanks or an fuel oil tank in the basement. Even if there is a propane tank visible, there could be an old fuel tank on the property either above or underground. The removal of underground fuel storage tanks can be dangerous and is regulated by the

**Check the Trees! 

Buying a home AS-IS also applies to the landscaping. If there are dead trees on the property, it would be a good idea to assess them to see if they died due to a disease. The big three in Minnesota are oak wilt, Dutch elm and the Emerald Ash Borer.

Not every question about buying an acreage property is unique to bank-owned homes. CLICK HERE for more answers to common questions buyers have when purchasing a home on Minnesota acreage. Also, keep in mind to consider all options. Many buyers have found after weighing all the pros and cons that the best deal on a home with acreage may not be a foreclosure or short sale!

   
Copyright 2013 www.terieckholm.com

Trim Oaks NOW in the Frosty Winter Months to Prevent Oak Wilt!

It's going to be crazy cold this weekend...You know what I mean. That bone-chilling, below zero for a high, weather love to hate. We love boasting how tough we are as Minnesotans who can endure temps that can turn and ordinary banana into a hammer in a matter of minutes. But we hate having to be out in it ourselves for any length of time. Good think these temps really only show up every few years. The ice fishermen and Winter Carnival people are going to love it though.

One thin that these cold January temperatures are perfect for is trimming oak trees! You heard me...trimming an old in the winter is the BEST time. It prevents the spread of oak wilt because the beetles are dormant in the cold weather. By spring, when these devastating creatures become active again, the cuts where branches were trimmed will have healed.

Oak wilt is devastating to trees in Anoka and Chisago counties as massive oaks are destroyed when this disease spreads. Smart landscaping and maintenance requires you trim oaks in the winter months—before April in Minnesota. Now in this frosty January weather, it is the perfect time to avoid exposure to this tree-killing disease.

Oak Wilt Devastates Acreage A few years back I shared photos of a property that is in my own Ham Lake neighborhood where the owners had dealt with oak wilt on their acreage property for several years. Or, more accurately, they ignored it until the city red-tagged the trees every at the end of the summer. In one season alone, this property lost nearly a dozen trees. (Read Oak Wilt—A Minnesota Tragedy) While the beautiful thicket of mature oak trees is now long gone, I am very happy that the new  property owners took the initiative to save the remaining oaks. With treatment and proper care, they have lost only one small tree in the past several years.

Oak wilt is not just a problem in Ham Lake and Anoka County. It is prevalent in communities from Columbus to Lino Lakes and Forest Lake to North Branch, Scandia and Linwood. Whether you live in Anoka, Chisago or Washington County, if you have oaks on your property, you need to take precautions to protect them from this deadly tree-killing disease.

What is Oak Wilt?

Oak wilt is a disease caused by a fungus which attacks the central system of the tree from the roots to leaves.  When the tree attempts to block the fungus, it also blocks all water and nutrients to the branches and leaves. The leaves then wilt, brown and eventually, the tree dies.

Oak wilt spreads through the root systems of near by infected trees and by fungus beetles that carry the oak wilt spores from tree to tree. For additional information on oak wilt from the University of MN Extention Service

How to Protect Your Trees

Keep oaks trimmed and healthy. Trim large mature oaks now as January/February are excellent months to prune oak trees.  If you have your large oaks trimmed now it is a preventative to spring storm damage when heavy, dead branches can fall during tornadoes or straight line winds.

The fungus beetles infect trees that have been recently injured or trimmed. These beetles are very active in the spring and summer months but not active at all during the winter. Oaks should be protected from damage and not trimmed from April through July.

Tree trimming of mature oaks is best left to professionals especially near the power lines. The trimmer should use a bucket truck or a line/pulley system, NOT spiked climbing boots which can be damaging to the tree.

Selling a Home with Oak Wilt?

Be honest and disclose!  A seller might be tempted to cut down a diseased tree and not say a word to a new buyer. This is not only unethical it could cause expensive legal problems after the sale. Even if a seller doesn’t say anything about oak wilt infected trees that were removed prior to listing the home, most neighbors will. Cutting a tree diseased tree does not prevent the spread of oak wilt. It is likely other trees are infected. If more trees die and the buyers were not properly informed, the seller could be in a legal battle with an irate buyer. Bottom line: There is a question regarding diseased trees on the Minnesota Sellers’ Disclosure Form. Fill it out honestly and be prepared to remove the diseased trees properly and safely, if asked. It is never a good idea to not tell the whole truth on the property disclosure form.  

 

Copyright 2013 www.terieckholm.com

Going it Alone is a Thousand Dollar Plus Gamble

Working with home buyers is fun and rewarding. It can be the best part of my job as a REALTOR®  Whether they are First Time Buyers. Move up Buyers. Relocation Buyers--You name it—I love them!
That is why when a young, pre-approved couple called for a showing on a home I have listed awhile back, I was excited. I pulled together my Home Buyer’s Packet with information and tips for people in the process of buying a home and headed out.

I've been doing this for some time now and realize that most people do not fall in love with the first home they are shown. But, home buyers today are better informed. They scour the internet for weeks, even months before calling or emailing a REALTOR®. So after a few pre-qualifying questions, I knew this young couple was ready to buy their first home.

I arrived to the home first and turned on all the lights to brighten up the place. A few minutes later several cars pulled up. The young couple, both sets of parents and a few assorted siblings got out to inspect the property. After looking everything over, I asked the young people the big question:"While you are out looking at homes, are you looking for a REALTOR® at the same time?"
Usually the answer is vague so I am ready with my speech about choosing a real estate agent. But before I can start my spiel one of the dad’s spoke up. “They don’t need an agent. They will get a better deal without one.”
OK. I just met the young couple and their parents so I knew it was in my best interest to tread lightly here. I wanted a further explanation of this guy's reasoning, so I asked. It was his belief that with both sides of the commission on the table a better deal could be negotiated.

Interesting theory...I've heard it before, but that's almost never what really happens. Yes, there can be variable commission rates with dual agency so the offer could be a bit more attractive to a seller so maybe some of that could get passed to the buyer. But that amount is negligible in the grand scheme of things when buying a first home.

The total commission paid by the seller on a $200,000 home will run anywhere from $8,000 to $14,000. Now unless the agent is with a very small independent firm and also the listing broker, a percentage of the commission will go to the brokerage; usually 25-50%. Now we are down to a total commission for the agent of $4,000 to $7,000. How much of that will the buyer see in a lower purchase price? Maybe $1,000 to $2,000. Is it worth a thousand bucks to gamble that a great agent is going to be the listing agent on YOUR dream home?
In the alternative, if a home buyer signs a buyer’s representation agreement with a REALTOR®, the savings can be in the tens of thousands. When you work with a REALTOR® to show you properties, that agent will help you through the negotiations, prepare a market analysis for the neighborhood, and assess each property with you. When you walk into a home unrepresented, the listing agent is working for the seller unless you sign a contract and agree to dual agency. The agent owes the fiduciary duties only to the seller, including disclosure and confidentiality, so everything you say about your financing and interest in the home is disclosed to the seller as required by the listing contract.

Minnesota state law requires that I disclose that I am working for the seller when I first meet with buyers. When I explained the Minnesota agency disclosure document to this particular young couple, it was the first time they had seen or heard of it after viewing several homes with a variety of agents. It was obvious to them that not all agents are following this law.

This is where I will leave the story of these first time buyers but I want anyone considering buying a home to remember this, buyer’s representation with a REALTOR will save you money. Here are a few examples of how this savings can work:

New Construction—When buyers visits a model home, the sales agent in the house will quote the list price and discounted savings that the builder is offering. That's it...End of Story. But, if buyers sign with their own agent, often a better price can be negotiated with the builder. I had clients who saved an additional $15,000 last year on their dream home from the price quoted by a sales agent. Had my buyers walked into the model without me as their REALTOR®, they would have paid more for their home.

Existing Homes—As I walk through each potential home with buyers, I point out concerns to address in the purchase agreement. Will the upgraded fixtures stay with the home? Is that discoloration a moisture problem? The carpet, roof and/or furnace needs replacing, can it be done prior to closing?

As a buyer’s agent, I discuss these issues with my buyers on each home and assist in structuring an offer addressing the defects and repairs that might be needed. I also assist my buyers in determining a fair initial offer on the home based on comparable homes that have been recently sold in the area. If the home is overpriced, we might be able to negotiate a lower sales price. If the roof needs replacing and we are able to negotiate a new roof, that can be $4000-6000 in savings alone.

Will the listing agent point out all concerns or that the home is overpriced? The short answer is no, as they are working for the seller. Unless it is a material fact about the property, there is no duty to disclose to the unrepresented buyer.
Septic Systems and Wells—These are important and very expensive issues when considering purchasing an acreage property. A REALTOR® who work mostly in the Minneapolis/St Paul metro might not know how to address these home features. If after agreeing on a price for the home, the septic or well does not pass an inspection, who pays the thousands of dollars for the repair or replacement?

If you are looking at an acreage property, having a REALTOR® that understands how the testing process works is essential. The cost of replacing a failing septic system can be cost $10,000-20,000, not including replacing landscaping for the new drain field. Wells can have a similar price tag if complete replacement is required.

Service Professionals—Whether you need a loan officer, title company or inspector, a REALTOR® will usually have a list of service professionals at their fingertips to get the job done efficiently and at the lowest possible cost to you. Most buyers do not have first hand knowledge to make a great selection for these professionals. When making the single largest purchase in your lifetime do you really want to take your chances finding someone on Google? I work in this industry everyday and know when it is worth it to pay a few dollars more and when the savings is not worth the cost.

The bottom line when buying a home is, you need a knowledgeable adviser in your corner. Partner with a REALTOR® you trust before you find that dream home. Not only can it save you thousands, it can save you headaches as well.

 

Copyright 2012 www.terieckholm.com

Essential Paperwork when Selling a Minnesota Acreage Home--Disclosures!

Selling a home requires a bit more paperwork than just a listing contract. There is an important form, the seller’s disclosure, that is essential to complete if you are selling a residential property in Minnesota. There are alternatives for owners who have not lived in the home like bank representatives in the case of foreclosure or the personal representative of an estate, but most sellers do complete this for in its entirety.  

The current seller's residential real estate form is nine pages long. That probably seems like a lot of pages, but if your home was built after 1978 or does not have city water and sewer, there are even more. 

If a home was constructed prior to 1978, the seller must fill out a two page federal disclosure regarding lead based paint. If a home has a septic system, the seller needs to complete a three page disclosure for subsurface sewage treatment systems. And if a home has ever had a well for water, there is a specific three page disclosure for wells. This must be completed whether the well has been sealed or is currently in use.  And a handy-dandy location map is required for well/septic systems too.There is an additional disclosure form if a home has ever been used for the production of methamphetamine, but thankfully, most home sellers do not have to complete that one.
 

So the grand total of required disclosure paperwork for acreage homes in Minnesota is 16 pages—or 18, if built prior to 1978. That’s a lot of paperwork for listing your acreage home but it is essential. More importantly it is essential to that it is completed completely and correctly.

One of my pet peeves is when the well disclosure isn’t properly completed. There simply is no excuse on a recently constructed home. 

One of the first questions on the form…and probably the most important is, what is the Minnesota Unique Well Number and the depth and type of well. Often this is blank. I understand that most people have no idea of what the exact information is off the top of their heads. But for homes constructed after 1975, this is very simple information to obtain. There is a website and look up tool for wells in Minnesota.

I have a link to the Minnesota Department of Health’s Unique Well Number LOOK UP TOOL on my website so all my clients can easily locate this essential information. Every well constructed since the late 1970's has been tagged with a metal tag and its unique number. The numbers are logged and tracked by the MDH. So even if it is 30 below and Minnesotans are experiencing a horrific blizzard, a homeowner can log on to the website and find the necessary information to complete their disclosure form. (It's soooo much easier to find this time of year!)

Once located, I recommend that sellers print out a copy of the report and attach to the disclosure paperwork because it shows all the necessary well construction details (i.e. who constructed, when, depth, type, etc.) 

HELPFUL TIPS FOR USING THE LOOK-UP TOOL I have noted a few important tips for using this website because it can be a bit frustrating if you are not familiar with it. Here are a few quick tips to simply your look-up experience:

1. Use Internet Explorer as your browser. The site doesn’t work well with newer browsers like Firefox and Google Chrome. There isn’t a mobile app for this yet either.
2. Disable pop-up blockers. The map and information will show in a pop-up window and it looks like the site isn’t working if you have pop-up windows blocked.
3. The information posted will not always show the current owner but the name of the owner or builder that filed the original paperwork.
4. Sometimes the well will not always be listed by street address but still can be found by looking at the plat map of the street.

Take the time to fill out the form correctly as this is important information for the new buyer. Buyers appreciate when the seller takes the time to put the correct details on the disclosures. It takes a bit of time and research, but in the end, your buyer will have all the information needed to make an informed decision. Since many other sellers leave this information blank, sellers who go the extra mile will make their home stand out from the rest!

Copyright 2012 www.terieckholm.com

Tips for Buying a Foreclosed Home on Minnesota Acreage

Though prices are starting to edge upward in the Minneapolis/St Paul metro area, current prices on acreage properties in the north and east metro are still extremely attractive. Throughout Anoka County, Chisago County and northern Washington County there many homes on large and small acreage that are quite affordable. However, buying a foreclosure is different than buying a  home from a more traditional seller. The biggest difference when buying a bank-owned property is that buyers almost always required to waive their right to a seller’s disclosure. This actually does make sense since no one at the bank actually lived at the home and can properly complete the disclosure. In fact, it is doubtful that anyone at the bank has ever set foot on the property or even the state of Minnesota for that matter. So when buying a foreclosure on acreage, what other things need to be considered to protect yourself and do your due diligence?

**Ask for a Compliance Test for the Septic System.

 

Most rural homes have a private septic system to handle sewage and waste water. Not all systems are created equal. They are designed for the specific property and size of the home. Even a new septic system can fail if not properly maintained. How do you know if the septic system is working? Ask the bank to have a third party inspect the system and  supply a report of compliance. This MUST be written into your purchase agreement as a contingency of purchase. (i.e. Sale is contingent on the buyer reviewing a current compliance certification for the septic system.) Some banks will not do this test, so be prepared to pay for a compliance test yourself or assume the cost associated with any potential septic failure in the future.

If you have never lived on a home with a septic system, it is important to educate yourself on how to best maintain your system. Additional information on Septic Systems.

**Well Disclosure is Mandated by State Law

 

In Minnesota, well disclosure is mandated by state law as a part of the Ground Water Protection Act. A seller, yes even a bank, must provide information on the location and status of all wells on a property at the time of sale. If this information is known and not provided, the buyer has 6 years in which to file a claim against the seller.

If you chose to waive your rights to disclosures when buying a foreclosure AS-IS and it is a large acreage parcel of land, it is a good idea to visit the MN Dept of Health webpage on Finding Abandoned Wells prior to purchase. Abandoned wells can be very expensive to seal properly. Improper sealing is not only illegal, it can be detrimental to the ground water. 

**Are there any underground fuel tanks?

Often people looking at acreage for the first time will have questions about the huge propane fuel tank located near the home. These tanks are usually only seen in the city at gas stations where homeowners fill their small propane tanks for the weekend BBQ. In the country, the large tanks are in many backyards as the source of fuel to heat the home and run appliances.

But what if there is no visible tank?  Could there be an underground fuel tank somewhere on the property?

Don’t immediately assume the home is heated with natural gas. Homes on large acreage are rarely heated with natural gas as the cost of bringing the gas line to the home can be cost prohibitive. Check for underground fuel tanks. Even if there is a propane tank visible, there could be still be an old fuel tank on the property either above or underground. While this is a required disclosure by a traditional seller, a bank will not know whether there is an underground tank or not. The removal of underground fuel storage tanks can be expensive and dangerous. The removal procedure is regulated by the Minnesota State Fire Marshal as well as the Minnesota Pollution Control Agency.  

**Check the Trees! 

Buying a home AS-IS also applies to the landscaping. If there are dead trees on the property, it would be a good idea to assess them to see if they died due to a disease. Many times the value of the acreage is in the mature trees surrounding the home but there are several diseases and parasites that can wipe out acreage landscaping. The big three to be concerned with in Minnesota are oak wilt, Dutch elm and the Emerald Ash Borer.

Copyright 2012 www.terieckholm.com

Home Ownership Still Trumps Apartment Life—When there’s a Special Place for Grandma!

Homebuyers for Multigenerational Acreage Homes

When I started selling real estate over a decade ago, one of my very first clients was a family: mom, dad, two daughters, three horse AND a grandma! My goal as a REALTOR® was to find a home on acreage that accommodates horses within the Forest Lake School District that had a mother-in-law apartment for grandma. There weren’t too many options at the time. Sure the market was overloaded with McMansions on small lots but few homes were designed to accommodate a multigenerational family with horses. We did eventurally find a home that would work…but it was not ideal. About a year later, an administrator at my sons’ school had a discussion with me about the difficulties his family was having finding a home in the Mahtomedi school district that would have a special place for his mother-in-law.  There was no need for acreage for this family, yet they were struggling to find a home that met their multigenerational needs too.

Over the years I have seen single family homes with mother-in-law apartments scattered throughout Anoka, Chisago and Washington Counties. Not too many homebuyers were impressed by a second kitchen in the basement unless they were truly looking to have a separate home within their home. Yet, on more than one occasion, I have had clients seeking such a house; one that accommodates a returning college student, a relocating relative or an adult child with grandchildren.

I was reading a Forbes.com article about how home ownership still trumps apartment life this morning…Don’t Bet Against the (Single Family) House. I was pleasantly surprised that many builders are now recognizing a trend toward the multigenerational home. Due to the changed economy, it is often a way to the pool resources of family members while continuing to give everyone their own space. The thing I like most about this trend is that homes will be designed specifically to include the separate living space. Most of the homes that I have viewed over the years with a mother-in-law apartment were a turn off because the space was ill conceived by the owner. The home was originally designed as a single family home but due to family circumstances the home was altered to include a kitchen, bedroom, laundry, bath and separate entrance…and viola, “we have an apartment for mom!” Unfortunately, these poor designs don’t sell well.

As a REALTOR® will be watching to see the floor plans of these new multigenerational homes. Hopefully, the floor plans will be adopted by builders on Minnesota acreage so if families moving with grandma and the horses will have more options than before!

Copyright 2012 www.terieckholm.com

Our Wimpy Winter is the PERFECT Time to Trim Your Oaks!

Are you totally loving the lack of snow this very wimpy Minnesota winter has brought us so far? We have been blessed this winter with a lack of snow (or cursed if you are into snowmobiling and/or cross country skiing). Our roughly 15 inches of snow has meant that roofs are not sporting 3 foot icicles and there is parking on both sides of city streets. People aren’t breaking their backs shoveling or wallets paying for a new snow blower if the old one stops running. Yes, this wimpy winter is a blessing in many regards.

A less though of perk of the lack of snow cover means that it will be easier to trim your oak trees this winter. Oak wilt is devastating to trees in Anoka and Chisago counties as massive oaks are destroyed when this disease spreads. Smart landscaping and maintenance requires you trim oaks in the winter months—before April in Minnesota. Now is the perfect time to avoid exposure to this tree-killing disease and without the normal ice and snow of a Minnesota winter it will be much easier to maneuver ladders and equipment to reach trees on acreage properties.

Oak Wilt Devastates Acreage A few years ago I shared photos of a property in a Ham Lake community where the owners had dealt with oak wilt on their acreage property for several years. Or, more accurately, they chose not to deal with it.  In one summer alone, this property lost nearly a dozen trees. (Read Oak Wilt—A Minnesota Tragedy) While the beautiful thicket of mature oak trees is now a memory, new  property owners took the initiative to save the remaining oaks. I am happy to report that with treatment and proper care, they have lost only one small tree in the past five years.

Oak wilt is not just a problem in Ham Lake and Anoka County. It is prevalent in communities from Columbus to Lino Lakes and Forest Lake to Scandia. Whether you live in Anoka, Chisago or Washington County, if you have oaks on your property, you need to take precautions to protect them from this deadly tree-killing disease.

What is Oak Wilt?

Oak wilt is a disease caused by a fungus which attacks the central system of the tree from the roots to leaves.  When the tree attempts to block the fungus, it also blocks all water and nutrients to the branches and leaves. The leaves then wilt, brown and eventually, the tree dies.

Oak wilt spreads through the root systems of near by infected trees and by fungus beetles that carry the oak wilt spores from tree to tree. For additional information on oak wilt from the University of MN Extention Service CLICK HERE.

How to Protect Your Trees

Keep oaks trimmed and healthy. Trim large mature oaks now as January/February are excellent months to prune oak trees.  If you have your large oaks trimmed now it is a preventative to spring storm damage when heavy, dead branches can fall during tornados or straight line winds.

The fungus beetles infect trees that have been recently injured or trimmed. These beetles are very active in the spring and summer months but not active at all during the winter. Oaks should be protected from damage and not trimmed from April through July.

Tree trimming of mature oaks is best left to professionals especially near the power lines. The trimmer should use a bucket truck or a line/pulley system, NOT spiked climbing boots which can damage the tree.

Selling a Home with Oak Wilt?

Be honest and disclose!  A seller might be tempted to cut down a diseased tree and not say a word to a new buyer. This is not only unethical it could cause expensive legal problems after the sale. Even if a seller doesn’t say anything about oak wilt infected trees that were removed prior to listing the home, most neighbors will. Cutting a tree diseased tree does not prevent the spread of oak wilt. It is likely other trees are infected. If more trees die and the buyers were not properly informed, the seller could be in a legal battle with an irate buyer. Bottom line: There is a question regarding diseased trees on the Minnesota Sellers’ Disclosure Form. Fill it out honestly and be prepared to remove the diseased trees properly and safely, if asked. It is never a good idea to not tell the whole truth on the property disclosure form. 

If you are buying, selling or relocating to Minnesota and need help from a professional REALTOR®, give me, Teri Eckholm of RE/MAX Specialists, a call or visit my website for a FREE Relocation Packet or Homebuyers Success Packet. I specialize in acreage and lakeshore properties in the north and east Twin Cities metro area including Ham Lake, Lino Lakes and all communities in the Forest Lake School District! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.

Copyright 2012 www.terieckholm.com

Buying a Foreclosed Home on Minnesota Acreage

The current prices on Minnesota Acreage are nothing short of astounding. There dozens acreage homes that are currently available throughout the north and eastern suburbs of the Minneapolis/St. Paul area. However, buying a foreclosure is different than buying from a more traditional seller. The biggest difference when buying a bank-owned property is that buyers are required to waive their right to a seller’s disclosure. This actually does make sense since no one at the bank actually lived at the home and can properly complete the disclosure. In fact, it is doubtful that anyone at the bank has ever set foot on the property. So when buying a foreclosure on acreage, what other things need to be considered to protect yourself?

**Ask for a Compliance Test for the Septic System.

 

Most rural homes have a private septic system to handle sewage and waste water. Not all systems are created equal. They are designed for the specific property and size of the home. Even a new septic system can fail if not properly maintained. How do you know if the septic system is working? Ask the bank to have a third party inspect the system and  supply a report of compliance. This MUST be written into your purchase agreement as a contingency of purchase. (i.e. Sale is contingent on the buyer reviewing a current compliance certification for the septic system.)

If you have never lived on a home with a septic system, it is important to educate yourself on how to best maintain your system. Additional information on Septic Systems.

**Well Disclosure is Mandated by State Law

 

In Minnesota, well disclosure is mandated by state law as a part of the Ground Water Protection Act. A seller must provide information on the location and status of all wells on a property at the time of sale. If this information is known and not provided, the buyer has 6 years in which to file a claim against the seller. If you chose to waive your rights when buying a foreclosure AS-IS and it is a large acreage parcel of land, it is a good idea to visit the MN Dept of Health webpage on Finding Abandoned Wells prior to purchase. Abandoned wells can be very expensive to seal properly. Improper sealing is not only illegal, it can be detrimental to the ground water. Additional information on Private Wells.

**Are there any underground fuel tanks?

Often people looking at acreage for the first time will have questions about the huge propane fuel tank located near the home. These tanks are usually only seen in the city at gas stations where homeowners fill their small propane tanks for the weekend BBQ. In the country, the large tanks are in many backyards as the source of fuel to heat the home and run appliances. But what if there is no visible tank? Don’t immediately assume the home is heated with natural gas. Homes on large acreage are rarely heated with natural gas as the cost of bringing the gas line to the home can be cost prohibitive. Check for underground fuel tanks. Even if there is a propane tank visible, there could be an old fuel tank on the property either above or underground. The removal of underground fuel storage tanks can be dangerous and is regulated by the Minnesota State Fire Marshal as well as the Minnesota Pollution Control Agency.  

**Check the Trees! 

Buying a home AS-IS also applies to the landscaping. If there are dead trees on the property, it would be a good idea to assess them to see if they died due to a disease. The big three in Minnesota are oak wilt, Dutch elm and the Emerald Ash Borer.

Copyright 2011www.terieckholm.com

Filling out YOUR Minnesota Seller’s Disclosure Form—What is a Unique Well Number?

The seller’s disclosure form for residential real estate in Minnesota is currently nine pages long. It may seem like a lot of pages, but if your home was built after 1978 and has city water and sewer, there are more. If a home was built prior to 1978, the seller must fill out the two page federal disclosure regarding lead based paint. If a home has a septic system, the seller needs to complete a three page disclosure for subsurface sewage treatment systems. And if a home has ever had a well for water, there is a specific three page disclosure for wells. This must be completed whether the well is sealed or not. (There is an additional disclosure form if a home has ever been used for the production of methamphetamine, but thankfully, most home sellers do not have to complete that one.) And a handy-dandy location map is required for well/septic systems too.

So the grand total of required disclosure paperwork for most acreage homes in Minnesota is 16 pages—or 18, if built prior to 1978. That’s a lot of paperwork for listing your home but it is essential. More importantly it is essential to that it is completed completely and correctly.

One of my pet peeves when showing an acreage home is when the well disclosure isn’t properly completed on a recently built home. One of the first questions on the form…and probably the most important is, what is the Minnesota Unique Well Number and the depth and type of well. Often this is blank. I understand that most people have no idea of what the exact information is off the top of their heads. But for homes constructed after 1975, this is very simple information to obtain.

I have a link the Minnesota Department of Health’s Unique Well Number LOOK UP TOOL on my website so all my clients can easily locate this essential information. Every well constructed since the late 1970's has been tagged with a metal tag and its unique number. The numbers are logged and tracked by the MDH. So even if it is 30 below and Minnesotans are experiencing a horrific blizzard, a homeowner can log on to the website and find the necessary information to complete their disclosure form. (It's soooo much easier to find this time of year!)

Once located, I recommend that sellers print out a copy of the report and attach to the disclosure paperwork because it shows all the necessary well construction details (i.e. who constructed, when, depth, type, etc.)

HELPFUL TIPS FOR USING THE LOOK-UP TOOL I have noted a few important tips for using this website because it can be a bit frustrating if you are not familiar with it. Here are a few quick tips to simply your look-up experience:

1. Use Internet Explorer as your browser. The site doesn’t work well with newer browsers like Firefox and Chrome. There isn’t a mobile app for this either.
2. Disable pop-up blockers. The map and information will show in a pop-up window and it looks like the site isn’t working if you have pop-up windows blocked.
3. The information posted will not always show the current owner but the name of the owner or builder that filed the original paperwork.
4. Sometimes the well will not always be listed by street address but still can be found by looking at the plat map of the street.

Take the time to fill out the form correctly as this is important information for the new buyer. Buyers appreciate when the seller takes the time to put the correct details on the disclosures. It takes a bit of time and research, but in the end, your buyer will have all the information needed to make an informed decision. Since many other sellers leave this information blank, sellers who go the extra mile will make their home stand out from the rest!

Copyright 2011 www.terieckholm.com

Molehills into Mountains on Minnesota Acreage

Ever hear the saying, "You are making a mountain out of a molehill?" It is used when someone is making a big deal out of trivial issue. BUT if you are trying to sell your home and a mole make a hill in your yard, it's not so trivial! Especially if you have spent thousands on landscaping for your property. Their destructive activity could cause concern to any lawn-loving Minnesotan and potential home buyer.

Pocket gophers, along with their little mole friends, are the bane of the countryside. These small little rodents cause serious damage to lawns and landscaping across Anoka County. Pocket gophers leave huge dirt mounds above ground and their runs will crisscross around your yard deep beneath the earth. Moles and Vole trails are the windy runs just below the surface of your lawn. There have been years where the ones in my yard look similar to an aerial view of "spaghetti junction" where 35E and 694!

Spring is a busy reproductive time for these little pesky creatures. As the ground thaws, homeowners the activity is going to begin. Gophers, moles and voles can have several litters in a season. If you do not want your yard overrun with dirt mounds and the dead damaged trails on your lawn all summer, it is best to address the pocket gopher/mole problem in early spring when the snow finally melts and the ground thaws.As a REALTOR® working throughout the Twin Cities north metro, I know that buyers from the city often become concerned when they see several huge dirt piles in a seller's front yard. It seems that these creatures have a knack for knowing when a home is put on the market and choose that time to dig a huge molehill. I have had several frantic sellers call the day after they have listed with their first ever gopher mound in their yard.

Similarly, when walking a property, buyers will from time to time stumble as the ground sinks beneath them when they discover a newly dug mole or vole trail. It can be a huge concern to a home buyer as these trails tend to ruin the sod and other landscaping.

Whether you are a buyer, seller or someone who owns a home on acreage, maintaining your landscape is paramount. Here are ideas to eliminate the mounds and trails from your yard.

How to get rid of moles, voles or pocket gophers:

1. Get rid of their food supply. Pocket gophers eat grub worms that live in the dirt. If you chemically treat your lawn to kill the grub worms, the pocket gophers move on. Usually to your neighbors' yard.
   
2. Mole repellents can also be used to change the taste of the grub worms. This can be purchased at a store or you can mix your own. One cup of dish soap, one ounce of Castor oil and ¼ cup of cayenne pepper mixed together and spread with a garden sprayer should do the trick. Of course this method again just moves the pests to your neighbors' yard.
3. Ultrasonic Devices. I had a client who had some success with this method last year. The high pitched sound emitted by the unit is designed to sound like another gopher. Since these are territorial animals, they move on. Again, probably to your neighbors' yard.
4. Use a poison for gophers and moles. This is effective but if you have pets or children, there are risks. Your pet could dig up the poison or the poisoned gopher and become ill or die.
5. Set underground traps. This is an effective method with results that you can see. The wire traps are set underground in near the gopher mound. When a gopher moves through the burrow, he is killed in the trap.

If you are buying, selling or relocating to Minnesota and need help from a professional REALTOR®, give me, Teri Eckholm of RE/MAX Specialists, a call or visit my website for a FREE Relocation Packet or Homebuyers Success Packet. I specialize in acreage and lakeshore properties in the north and east Twin Cities metro area including Ham Lake, Lino Lakes and all communities in the Forest Lake School District! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.

Copyright 2015 www.terieckholm.com