John Badalamenti - Prudential Fox & Roach Realtors, Wayne, PA

Walk-to-Wayne & the Train! Pristine 3-Story Townhouse located in sough-after Greythorne Woods 3 blocks from the center of downtown Wayne!!! & backs the Radnor Trail w/private entrance - offers a custom Ivy accent painted Eat-In Kitchen w/tile backslash & entrance to private front Patio & Garden, ½ Bath w/custom marbled paint & ceramic art deco period sconces, Formal Dining Rm w/HH lighting, Sky Light lit - step down Living Area w/dramatic 3-story loft, cathedral ceiling, track lighting, slate FP (gas), & glass French drs w/2 ivy leaded glass transom windows from Living Area to a private bckyrd garden oasis w/slate stone concrete patio & a beautiful natural berm; 2nd fl Master Suite w/window seat & floral leaded glass Palladium window, white ceramic tiled - Master bath w/separate shower & new glass surround, a jetted tub, sky light & 2 lrg wndws, plus custom painted French country wall murals, a white ceramic tiled Hall-Bath, plus 3rd Fl Loft w/2 sky lights & lrg walk-in closet, can be study, office, or 3rd bdrm. Garage (included) separately deeded.

For Additional Pictures, Information, & List Price, Go To: www.20greythornewoodscir.com

"Not only must the future be imagined, it must be built; hence our term, "strategic architecture." An architect must be capable of dreaming of things not yet created - a cathedral where there is now a dusty plain, or an elegant span across a chasm that hasn't yet been crossed. But an architect must also be capable of producing a blueprint for how to turn the dream into reality. An architect is both a dreamer and a draftsman. An architect marries art with structural engineering" - Gary Hamel & C.K. Prahalad, 1994, "Competing For The Future", Harvard Business School Publishing*

What REALTORS® dreamed of just a few short years ago, driving content rich data (the listing) through multiple sources (the portals), to multiple devices and applications -  anywhere, anytime...

 ...is now a REALITY!  It's being done by web-centric REALTORS who, like me, are visionaries & dreamers that believe in The Future of Real Estate Listing Technology - TODAY!

John Badalamenti, Prudential Fox & Roach, Wayne, PA

*Used by Permission from Harvard Business School Publishing.

Fantastic 2-Story Stone & Brick Updated Colonial located on a ideal corner lot - offers a Large Family Room addition w/9' ceilings, bay windows and a brick-enclosed wood-burning stove, French doors that lead to a Large Living Room w/fireplace and a Formal Dining Room - both w/chair rails & crown molding, Main Floor Power Room, a Large Eat-in Kitchen w/Corian CTs and tiled floor - w/access to a Large Back-Yard Deck; the 2nd finds Bedrooms, a Full Hall Bath, and walk-in closets. Yes, there is a Finished Basement w/a laundry room too. This home also features beautiful hardwood floors, newer carpeting & replacement windows. This Home is a MUST SEE!

For Additional Info, Pics, Go To: www.486LynbrookeRd.com

King of Prussia's very own local historian and author of several books on the area: "King of Prussia, Then and Now" & "Images of America: King of Prussia" - J. Michael Morrison has just introduced a hot new online news website: www.uppermeriontoday.com

I met Michael several years ago and was not only struck by his wealth of historical knowledge of the King of Prussia, Gulph Mills, Upper Merion Township area, but also his genuine enthusiasm for all things local.

So it goes without saying that I am sure his new website will be full of helpful, entertaining and enjoyable information for all those who live, work, and play here!

One of the larger homes & lot sizes you'll find in the ever popular King of Prussia community of Valley Forge Homes! Located on a cul-de-sac lot, this 3 bedroom/2 bath "move-in condition" single family home has been lovingly maintained by the current owner. You'll find a beautiful front porch w/outdoor fan, living room w/bay window, generous sized eat in kitchen, a large master bedroom w/newer master bath & large walk-in closet, hall bath, 2 additional bedrooms, a cozy family room w/gas fp that leads to a back yard patio & a large fenced in back yard & a one car det garage. Neutral carpets in all bedrooms, liv & fam rm, painted in neutral tones, mini-blinds throughout, newer hot water heater, new HW fl in hallway, & beautiful plantings in the front and back exterior. Extremely convenient access to King of Prussia's world-class shopping & dining, Rts 202, 422, 476 and the PA Tpk.

For more information & pictures,  go to: www.144ConcordPl.com

Located in the Wayne community of Brookmead Farms, this updated Brick Split is sure to please the home buyer with discriminating taste & an appreciation for its numerous amenities & conveniences. You'll find a Living Room with brick fireplace & plenty of sunlight, a granite & stainless Kitchen with French doors to a relaxing Sun Room, sliding glass doors that lead to a recently tiled back yard Pergola patio & a large wooded lot; the front and back of the home recently embellished with new plantings & landscaping, the 3rd garage is partitioned with separate inside & outside entrances , a lower level family room with laundry & power room, a floored walk-up attic, freshly painted in most rooms, & recently finished hardwood floors on the main & upper levels, plus newer windows & mechanicals. Located in the award winning Tredyffrin-Easttown school district, plus a hop-skip-&-a-jump to the Gateway Shopping Center, Route 202 & all major roadways.

For More Information, Pictures, & to View a "Virtual Walk-Thru Tour" Go To: www.151AnthonyWayneDr.com

I am looking for a real estate apprentice who is newly licensed* (or will become licensed) to join my newly forming real estate team in Wayne, PA on the Philadelphia Main Line!

• Would you like to receive one-on-one mentoring & on-going training from an experienced REALTOR^®?
• Would you like to receive one-on-one mentoring in the latest real estate technology & tools?
• Are you self-motivated, flexible, and willing to work off hours (evenings & weekends) when required by our clients?
• Do you live in and/or are familiar the following areas: The Main Line, Wayne, Phoenixville, Oak/Audubon, Collegeville, or King of Prussia, PA?
• Would you like to hang your license with a locally owned company with roots that reach back into the community for more than a century & the largest single-market brokerage in the United States: Prudential Fox & Roach, REALTORS^®?

If this sounds like something you would like to pursue further, please call me at 610-688-4310 x4832 for more information - or - E-Mail me:  johnb@subphillyhomes.com  with your contact information (please include "New Agent" in the subject line)

Start packing because you're going to want to move right in to this fantastic 4 Bedroom, 2.5 Bath Colonial with finished basement & walk-out to nice sized back yard situated on a round about cul-de-sac lot overlooking an open space, walking trails, & stream. The 1st floor finds a generous sized living room & formal dining room embellished w/wainscoting & crown molding, eat-in kitchen w/breakfast area & slider to deck, a family room w/wood-burning fireplace, & powder room. The 2nd floor finds a master bedroom, walk-in closet, ceramic tile bath with tub shower & vanity, hall bath and 3 additional bedrooms. Other highlights include hardwood floors, many rooms freshly painted throughout, additional storage & workshop area in basement, NO assoc fee, convenient to schools, major routes, regional employers, Perkiomen Trails, shopping & Collegeville's new Providence Town Center. 1-Yr HSA Home Warranty Included. Hurry to take advantage of the tax rebate which ends April 30th!

For Additional Information, Description, & Pictures, Please Go To: http://www.916HamiltonRd.com

These days, Buyers are less forgiving about inspections issues and more willing to "push back" unless they get their way at the inspection contingency phase of the transaction, some may even threaten to terminate the agreement with the Seller all together (if allowed for in the agreement).

Two sets of negotiations normally take place:  the initial negotiations at the inception of the agreement of sale on price & terms, and the inspection contingency period on repairs/replacements, or credits. While this is nothing new, what has changed these last few years is the mindset of the Buyer.

While the dreaded words (termites, wet basement, mold, stucco leaks, radon - to name a few) can often have Buyers in a panic and running for the hills - these issues can often be remedied by professional remediation to make the situation whole again. So the Seller needs to ask a basic fundamental question: do I want to know about any issues now and deal with it upfront before I put my home on the market, or do I want to hear about issues later while I'm  in the middle of a real estate transaction and have mentally sold my home?

And if the Buyer walks due to inspection issues - and the Seller places the home back on the market, the Seller must now disclose these inspection issues whether they have been addressed  or not. Buyer agents and Buyers will now want to know the reason for placing the home back on the market; the conversations that ensue can be rather uncomfortable ones.

Inspection concerns don't stop with the Buyer, not directly anyway.  If the Buyer is financing their purchase with an FHA-insured loan (and there are many these days), there will be an FHA -based appraisal.  While the dreaded VC sheet (value condition) is a thing if the past, there are still certain FHA "minimum property requirements" and "minimum property standards" (termites, leaking or near end of life roofing, foundation, structural, inadequate or failed plumbing heating, or electrical - are examples) that must be met or the lender may require repairs be done prior to underwriting the loan.  

And, many local governmental municipalities are now requiring a Use & Occupancy Re-Sale permit (in PA anyway) along with an on-site inspection by a municipal inspector. Almost all municipalities have a required list of items that will be inspected and must pass or the permit will not be issued which can delay settlement. 

The other important dynamic is time, or the lack thereof. During a real estate transaction, "time is of the essence".  There are certain time limits agreed by the parties upfront during the original negotiations for inspections, responses, and if needed, professional evaluations and quotations (e.g., electricians, plumbers, roofers, HVAC, etc., etc.) which must be worked in during these time constraints.

Economics is another very serious consideration.  If a Seller chooses to have the repairs done prior to listing their home, they can shop around for the best price and choose the best contractor for their needs - solely at their discretion. Many disputes arise between the parties at the time of the Buyer's home inspection period: the cost of the repair. The Buyer's idea of the cost of a repair or replacement often gets blown out of proportion with the addition of emotions.

To sum it all up, there is a very pro-active aspect to the Seller having a home pre-listing home inspection. Attaching a home inspection report (and receipts for any repairs that the Seller may have had completed) to the required "Seller Property Disclosure Statement "- will most likely be favorably viewed by potential home Buyers.  In addition, some Buyers may take the pre-listing inspections into consideration in their offering price and/or address any unresolved pre-listing home inspection issues upfront. They may even decide to waive some or all of their home inspection contingencies all together.  The benefits to the Seller of doing a pre-listing home inspection are many, primary of which is a smoother real estate transaction with the ultimate goal of the home being SOLD sooner, rather than later.

Your REALTOR® can advise and guide you on the type inspection(s) that are recommended for you particular property. I personally prefer to provide my clients with a list of at least 8 local and national home inspection firms to choose from including those that are member in good standing with a national home inspection association such as ASHI (American Society of Home Inspectors) or NAHI (National Association of Home Inspectors).

Please note: The above is for informational purposes only. You are encouraged to seek the advice of a home inspection professional(s) of your choosing, the advice and guidance of your own REALTOR®, or the legal advice of an attorney.

Did you know that a home un-occupied/vacant for more than 30 days may not be covered by a home owner's policy? Many insurers are getting tough these days, especially with the amount of vacant, un-occupied properties over these last few years.

Water damage (from frozen pipes), fire, and vandalism are more likely to happen in an un-occupied, vacant home vs. one that's occupied. In addition, the issue can become more severe as there is usually no one around to stop and/or report the problem(s).

If your home is vacant while listed with a real estate broker, don't assume your broker is responsible for performing property management. It is always prudent on the part of the home owner to winterize a home during cold weather months by a licensed plumber or heating contractor to minimize the risk of freezing pipes if the home is vacant. In some cases the winterization may need to be reversed to accommodate inspection of the home by potential home buyers.

Sump pump failures due to electrical outages resulting in flooding, or cooling system failures in hot weather months resulting in humidity build-up are other concerns that may cause deterioration and/or mold issues.

Your interpretation ("we still have furniture in the home so it looks like someone is living there") and your insurance company's interpretation ("we can check utility usage records") - of an un-occupied property may be completely different. Guess who usually wins that argument?

Review your policy and check with your insurer as soon as possible if you think your home may be vacant for 30 days or more (I know what you're thinking. What if I do call and my insurance company winds up cancelling my policy anyway? Ask yourself what is the lesser of two evils: you having to find a new "un-occupied home owner policy" or you finding out that your policy is void after a serious incident?)

Henry Brusca, an insurance agent in the Philadelphia Metro & Main Line area with the Trident Insurance Agency (an affiliate of Prudential Fox Roach) offers this advice: "insurance policies are not one size fits all. There are different policies for each unique situation that arise (owner occupied, vacant, vacant under renovations, builders risk, tenant/non-owner occupied, seasonal/secondary, etc)", he said.

"If the usage of the property does not meet the requirements of the policy, the policy will void at the time of loss. While certain policies are more expensive (i.e. - builders risk), they are the only way to ensure coverage if there is a loss.  An insurance policy is a legal document filled with terms and conditions.  An issued policy is not a guarantee of coverage at the time of loss."

Keep in mind that it is important to document your plans in writing. If you advise your insurance agent of your plans to move/vacate an insured property, you can't rely on their word at the time of loss. The insurance agent is not the person who will adjust the claim at the time of loss. If your insurance agent tells you that you are not required to change your coverage due to the vacancy, make sure you document all conversations via email.  While this won't guarantee coverage at the time of loss, it will show that you have done your due diligence and disclosed your situation to an agent of the company. 

If you fall into a "high-risk category", there are some insurance companies that participate in the FAIR (Fair Access to Insurance Requirement); they may offer vacant home insurance. 

Check with your state's insurance department web site (for example, Pennsylvania's Insurance Department web site is: http://www.ins.state.pa.us/), often a good resource of licensed insurer information for the state's consumers.

Lastly, Vacant Home Insurance Now headquartered in Malvern, Pennsylvania is one of the leading providers of vacant property insurance in the United States.

Do your homework and review all your options. Don't risk having a lack of vacant home insurance for one of your most valuable assets, your home, but also keep in mind that the cheapest policy isn't always the best and may do more harm than good. All it takes is one serious incident and it could cost you dearly.

 Please note: The above is for informational purposes only. You are encouraged to contact an insurance professional or attorney for advice regarding your particular insurance situation.