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Home > Blogs > Nina Rogoff > Live in the Heart of Norfolk County

My Top 5 Pet Peeves About Listings and What You Can Do About Them! 

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Real Estate Agent with RE/MAX Executive Realty Norfolk County MA REALTOR

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My Top 5 Pet Peeves About Listings & What You Can Do About Them!

As a Listing Agent, I am constantly looking at new listings to stay informed about the local markets, compare prices and features as I discuss pricing with my Seller Clients or evaluate them for prospective Buyers.

Sometimes, real estate agents talk about a listing that makes them laugh out loud! Other times, we feel so thoroughly frustrated at the way a home is being presented. Do the sellers realize this is how their home is being presented??

Everyone makes mistakes, but some of these Pet Peeves are a sign that no one was paying attention to the details.

Here are my Top 5 Pet Peeves About Listings & What You Can Do About Them:

1. Including the square footage of the basement as part of the Approximate Living Area without disclosing that some of that space is below ground.Approximate Living Space does not include the basement

In my market, the Approximate Living Area of a home does not include basement space even if that space is finished. It is misleading to buyers when they consider the size and price of a property and compare it to other homes that they believe are similar in size.

Ask your agent to give you the square footage of the living area according to the town or city records. 

2. Marketing a house as having more bedrooms than it really does. 

Homes with more bedrooms usually sell at higher prices. You may use 4 rooms as bedrooms, but if town records indicate a 3-bedroom home that's how it must be marketed. 

In most local communities, you can check the file on a property by contacting the Department of Public Works (DPW) office and asking about the property file. Some DPWs will answer your questions over the phone, too!

Top 5 Pet Peeves About Listings & What You Can Do About Them3. Discriminatory descriptions about neighborhoods.

For example, a buyer asks, "What kinds of people live in this neighborhood?" It is a violation of theFair Housing Act to market a property in a way that indicates a preference, limitation or discrimination based on race, color, religion, sex, handicap/disability, familial status (e.g. children or marital status) or national origin. 

Drive or walk around a neighborhood or talk to residents to get a feel for the area. You can check with the Police Department about crime, look at school districts and other information that may be online.

4. Providing inaccurate information in the listing My Top 5 Pet Peeves About Listings and What You Can Do About Themdescription.

For example, giving the incorrect amount of the Home Owners Association (HOA) fees, or stating that a parking space is deeded when it is only assigned.

If you are buying a condominium ask for the Condominium Documents which include a copy of the Articles of Organization, Master Deed, Unit Deed, By-Laws, Rules and Regulations which an attorney should review for you. Also, check to see if there are any special financial assessments in place or coming up that you will need to pay.  

5. Photos that are blurry, that distort the size of the rooms or are posted sideways.

My Top 5 Pet Peeves About Listings & What You Can Do About ThemYes. Sideways! Or, listings that only show 1 to 2 photos of the property when you can provide up to 30 photos in the Multiple Listing Service (MLSPIN). And, then there are the photos of the toilets! 

Sellers should check the online listing once it is posted. Buyers want to see what the house looks like inside. If the photos only show the exterior of the house, you usually expect to see the words "contractors' or handymans' special. If that does not describe your house, make sure the photos reflect the features and living space.

If you are thinking of selling your house, call Nina Rogoff, RE/MAX Executive Realty, 781-883-3764 for a market analysis. I'll help you understand your property's market value, share my knowledge of the local real estate market and explain how I will market your home and get it sold!

Now that you know my Top 5 Pet Peeves Peeves About Listings & What You Can Do About It, what are your top pet peeves when selling or buying a home?

 Call Nina Rogoff, 781-883-3764, RE/MAX Executive Realty to get your home sold!

 

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RE-BLOG  Star Featured

TOPIC:
 Real Estate General Information
LOCATION:
 
Massachusetts Norfolk County
GROUPS:
 
Realtors®
 
MA REALTORS
 
Local Expert
 
Are You Kidding Me
 
HyperLocal Neighborhood and Community Posts
TAGS:
 
fair housing
 
department of public works
 
problems with listing information
 
bad photos of homes

 

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RAINER
213,355

Ron Aguilar

New American Funding - Saint George, UT

Mortgage & Real Estate Advisor since 1995

Excellent information thanks for the post.

Feb 14, 2017 11:54 PMLIKE 2
  • Nina Rogoff

    Nina Rogoff

    Medfield, MA

  • Anna Hatridge

    Anna Hatridge

    Bonne Terre, MO

#47

Nina 600

 

Nina Rogoff

I'll bet in the mortgage industry you have your own list, Ron Aguilar! Lol! 

Feb 15, 2017 12:22 PM

 

RAINER
337,453

Anna Hatridge

Goodson Realty - Bonne Terre, MO

Missouri Realtor with Goodson Realty

Congratulations on the feature!  You have listed some of the very things clients worry about too.

Feb 15, 2017 02:13 AMLIKE 1
  • Nina Rogoff

    Nina Rogoff

    Medfield, MA

#48

RAINER
118,877

JoAnn Young

Young & Young Properties - Melbourne, FL

Florida Real Estate

AMEN and AMEN!

Feb 15, 2017 03:14 AMLIKE 2
  • Nina Rogoff

    Nina Rogoff

    Medfield, MA

  • Jay McHugh

    Jay McHugh

    Boston, MA

#49

Nina 600

 

Nina Rogoff

Good morning, JoAnn...we're singing in the same choir! Lol!

Feb 15, 2017 04:04 AM

 

RAINMAKER
331,926

Nina Rogoff

RE/MAX Executive Realty - Medfield, MA

Selling Norfolk County Homes

Good morning, Anna Hatridge! Thank you...you're right, both sellers and buyers are negatively affected.

Feb 15, 2017 04:08 AMLIKE 1
  • Anna Hatridge

    Anna Hatridge

    Bonne Terre, MO

#50

RAINMAKER
331,926

Nina Rogoff

RE/MAX Executive Realty - Medfield, MA

Selling Norfolk County Homes

Kimo Jarrett, checking on permits are key! Have you had to bring that up to Sellers in the past? What was the response?

Feb 15, 2017 04:13 AM

LIKE

#51

20130908 112633 resized

 

Kimo Jarrett

The sellers didn't realize the consequences of their additions or remodeling until they wanted to sell their properties. Sellers said they had permits but were unable to provide them. Listing activity was suspended after checking with the city and discovered permits were not filed. One listing took over a year to get resolved. A costly process that reduced the seller's equity.

Feb 15, 2017 08:12 AM

 

Nina 600

 

Nina Rogoff

Wow, Kimo Jarrett! That's a painful lesson for sellers to learn. Impacts the REALTORS and the  prospective buyers, too!

Feb 15, 2017 12:21 PM

 

RAINMAKER
331,926

Nina Rogoff

RE/MAX Executive Realty - Medfield, MA

Selling Norfolk County Homes

Kasey & John Boles and the team at Jon Gosche Real Estate, LLC, it definitely makes it more challenging to find comparable properties when advising clients.

Feb 15, 2017 04:16 AM

LIKE

#52

ANONYMOUS

Tom

We all like to think our every Listing will sell but sometimes they don't because the market won't support the price even though the comps do. That being said, I am thinking of a $550,000 Listing on the Golf Course where I had professional pictures taken. The pictures were accurate and stunning. We had dozens of showings. So when the Sellers did not list with me and turned to another Realtor, what did she do? Yep, used my pictures until I notified here that she would have to reimburse me what I paid. She didn't and used cheesy thumb nail size pics, maybe from her Cell phone. Even though the price was less she had few showings and couldn't sell the property. In all fairness to her and other Realtors the deal breaker was the mandatory $50,000 Golf Club Fee.

Feb 15, 2017 04:24 AMLIKE 2
  • Nina Rogoff

    Nina Rogoff

    Medfield, MA

  • Anna Hatridge

    Anna Hatridge

    Bonne Terre, MO

#53

Nina 600

 

Nina Rogoff

I agree, Tom, and that's a great topic for another post! 

Feb 15, 2017 08:59 AM

 

RAINER
4,413

Nina Doiron

iStage & Organize - Newmarket, ON

Home staging & organization specialist in GTA

Totally agree. As a stager, it makes me cringe when I see listing photos from a cell phone and then posted sideways.  Show poor commitment to the property being represented.

Feb 15, 2017 04:54 AMLIKE 2
  • Nina Rogoff

    Nina Rogoff

    Medfield, MA

  • Anna Hatridge

    Anna Hatridge

    Bonne Terre, MO

#54

Nina 600

 

Nina Rogoff

It's completely impossible to understand, Nina Doiron! From all the comments on this post, I've learned that some people make it a point to show the listing to the Sellers for review. I think that's a great idea!

Feb 15, 2017 08:58 AM

 

RAINER
318,029

April Swenson

Coldwell Banker Ocean Shores Brokers - Ocean Shores, WA

CRS and Managing Broker - Ocean Shores Real Estate

I can agree with you (except for #1 because we don't have basements at the Beach). My #1 pet peeves are pictures. Pictures sell a home.

Feb 15, 2017 05:04 AMLIKE 1
  • Nina Rogoff

    Nina Rogoff

    Medfield, MA

#55

Nina 600

 

Nina Rogoff

Thanks, April Swenson Pictures are just like "curb appeal" and 1st impressions can make it or break it. 

Feb 15, 2017 08:56 AM

 

RAINMAKER
413,510

Michelle Francis

Tim Francis Realty LLC - Atlanta, GA

Realtor, Buckhead Atlanta Homes for Sale & Lease

Nina, 

Great information.  Interesting how different states and MLS's do listings.  Our Square footage number was NOT IN our FMLS for a long time and added back in 8 years ago.  It does include basement square feet. It's harder to compare apples to apples with that. Your point that the information needs to be well done and accurate is key!  I am surprised on almost a daily basis by what I see in the system on listings.

However, in metro Atlanta, I am NOT going to go by our tax records for how many bedrooms are in a home.  We have too much inacurate data in our tax records for me to follow that and not my own eyeballs.   

If a room has a window, closet and access to a full bath on the same level - it's a bedroom.   

I once listed a house that had 4 bedrooms, but the seller has turned one full bedroom into his closet.  It was still a four bedroom, just needed a little work to restore to that if desired.   

The devil is in the details.  

All the best, Michelle

Feb 15, 2017 05:37 AMLIKE 1
  • Nina Rogoff

    Nina Rogoff

    Medfield, MA

#56

Nina 600

 

Nina Rogoff

You raise a good point, Michelle Francis! It would be helpful in our area if the MLS had a field to include "Finished Basement Square Footage". It still wouldn't be "living space" in our county, but it would certainly help everyone making comparisons.

Feb 15, 2017 08:55 AM

 

RAINER
41,608

Anne Corbin

Fritz Realty LLC - Spotsylvania, VA

Serving Lake Anna & Central Virginia

Instead of a second floor, my husband and I built our second floor in the basement.  The first floor has the master bedroom and the basement has the spare bedrooms with full bathroom. We will count this as living square footage when we sell. I understand your point but realize that a second floor can be up or down, especially if access is gained by a basement door. Some people can't navigate steps and when building on a small lot it is sometimes necessary to go down instead of up because of a walkout back door. Great post. I have pet peeves with signage. If you post it, keep it looking nice. It reflects on you!

Feb 15, 2017 06:35 AMLIKE 1
  • Nina Rogoff

    Nina Rogoff

    Medfield, MA

#57

Nina 600

 

Nina Rogoff

Signage is another good one, Anne Corbin ! I've seen signs covered in dirt, leaning over precariously and buried completely in snow! As far as the basement issue, in our area anything below grade isn't counted in the living area. Interesting to know how things change across communities and states, isn't it?

Feb 15, 2017 08:52 AM

 

RAINMAKER
253,938

Teri Pacitto

RE/MAX Olson & Associates, Inc. - Westlake Village, CA

Real Estate, Your Style...Your Home...My Specialty

Very good points and all market areas being different have very different rules but I do agree that accuracy is key. I'm a stickler for photos and I see minimal, tilted, out of focus and yes often the upside down or sideways pics and on some very nice homes. Maybe the sellers don't care but buyers do.
Room count and SF is often off in our local tax records and we do have to be accurate and post what the property has and do a disclaimer. My own home was built originally as a custom home and it has 5BR and 4BA and records show 4+3. It's wrong, it's always been wrong and I've tried to fix it for years. They finally did and now it shows only 1 bedroom short. I'm not taking the hit if I sell my home having one less bedroom due to inaccurate tax records. My clients should not either. Great awareness post you did here.

Feb 15, 2017 06:56 AMLIKE 1
  • Nina Rogoff

    Nina Rogoff

    Medfield, MA

#58

Nina 600

 

Nina Rogoff

You raise an interesting subject for another post, Teri Pacitto ...Steps homeowners can take to have changes made to the public record. 

Feb 15, 2017 08:48 AM

 

RAINMAKER
353,102

Mary Hutchison, SRES, ABR

Better Homes and Gardens Real Estate-Kansas City Homes - Kansas City, MO

Specializing in Brookside, Waldo, Prairie Village

Good points!  My #1 pet peeve is your #5--poor listing photos.  Says a lot about the listing agent in my opinion.

Feb 15, 2017 07:35 AMLIKE 1
  • Nina Rogoff

    Nina Rogoff

    Medfield, MA

#59

Nina 600

 

Nina Rogoff

It certainly makes you wonder, Mary Hutchison, SRES, ABR 

Feb 15, 2017 08:45 AM

 

RAINMAKER
2,047,705

Richie Alan Naggar

people first...then business Ran Right Realty - Riverside, CA

agent & author

Professionals can identify with this posting...well done & thank you

Feb 15, 2017 08:28 AMLIKE 2
  • Richie Alan  Naggar

    Richie Alan Naggar

    Riverside, CA

  • Nina Rogoff

    Nina Rogoff

    Medfield, MA

#60

Nina 600

 

Nina Rogoff

Thank you, Richie Alan Naggar!

Feb 15, 2017 08:43 AM

 

RAINER
14,726

TOM PAPE, P. ENG

Truestar Home Inspection Services - Gibsons, BC

Home Inspections, Condo and Townhouse Inspections

Great article Nina

Thanks for your insights

Feb 15, 2017 09:46 AM

LIKE

#61

Nina 600

 

Nina Rogoff

Thank you, TOM PAPE, P. ENG !

Feb 15, 2017 12:14 PM

 

RAINER
157,344

Chris Lima

Keller Williams Realty-Treasure Coast - Port St Lucie, FL

Local or Global-Allow me to open doors for you.

Congrats on the feature recognition, Nina.  This is a fantastic post.  I have bookmarked it.

Feb 15, 2017 11:57 AMLIKE 1
  • Nina Rogoff

    Nina Rogoff

    Medfield, MA

#62

RAINMAKER
331,926

Nina Rogoff

RE/MAX Executive Realty - Medfield, MA

Selling Norfolk County Homes

Thank you, Chris Lima! I think the "pet peeves" list hits home with almost everyone!

Feb 15, 2017 12:16 PM

LIKE

#63

RAINMAKER
652,824

Jill Sackler

Broker Associate, Charles Rutenberg Realty Inc. "Said and Done!" - Long Beach, NY

LI South Shore Real Estate - Broker Associate

Yes, yes, yes to the sideways pictures - hurts my neck!

Feb 15, 2017 01:33 PMLIKE 1
  • Nina Rogoff

    Nina Rogoff

    Medfield, MA

#64

Nina 600

 

Nina Rogoff

I know, Jill Sackler! It's too crazy to believe until you see it in the MLS!

Feb 15, 2017 07:43 PM

 

RAINER
32,882

Adam Feinberg

ANCHOR ASSOCIATES - Manhattan, NY

NYC Condo, Co-op, and Townhouse specialist

Ugh, the sideways pictures, the blurry pictures - how do agents get away with this? if I were the seller, I would be screaming at the lack of professionalism.

A large chunk of the listings in my area have errors in them, (NYC doesn't have an MLS- but the general systems used are difficult to get changes made to a building) - and are not always the listing agents fault. That still does not excuse them from factual errors in the areas that they do have control over.

Feb 18, 2017 10:52 AM

LIKE

#65

RAINMAKER
747,533

Jan Green

RE/MAX Excalibur,Scottsdale, 602-620-2699 - Scottsdale, AZ

RE/MAX Excalibur, REALTOR®, EcoBroker, GREEN

That's a very good list!  I've seen some doozies just like you have. I think the worst offense is bad pictures.  You never get a second chance at a first impression!

Feb 21, 2017 08:07 PMLIKE 1
  • Jan Green

    Jan Green

    Scottsdale, AZ

#66

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Selling Norfolk County Homes

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