Jennifer LeBow

What to expect on the walk through

February 27, 2022 by Jennifer LeBow Leave a Comment

What to expect during the walk through — When you walk through the house you’re about to buy, here’s what to expect.

What is the walk through?

The purpose of the walk through visit when you are just about to settle on a home is designed to ensure that:

The house is in the same condition as when you bought it (minus normal wear and tear). That means no leaks have developed, no windows have broken, the toilets are still flushing properly, etc.
Any repairs that the seller was to have done have been completed.

Some walk through surprises

Unfortunately, there are frequently unexpected (and often unwelcome) surprises for the buyer at the walk through. Here are some of the most common misconceptions about what sellers are legally required to do:

“Don’t they have to have it professionally cleaned”? Nope. The only stipulation is that the house be swept clean of debris. The seller is not obligated to clean the oven or the refrigerator or even mop the floors.

“There is a big dark section of wood where they had an area rug and the surrounding rectangle is faded. They didn’t disclose that.” While there is a section on the seller’s disclosure asking if there are imperfections or staining in the floor coverings, most sellers will claim to not be aware as they only moved the rugs upon moving out of the house. This is not a material defect, so it’s not something you can require them to “fix”.

“They took the grill!” Remember, if it’s not attached to the house, it is personal property. If you want a grill, free-standing planters, outdoor furniture or even the shed, be sure your agent specifies those items as being included in contract.

“There are all these nails/picture hangers on the walls. Don’t they have to remove them and patch the holes?” No, they don’t. Consider that if time allowed (remember, sellers are often moving out the day before settlement) and they were to spackle holes, those areas would stand out against the rest of the walls, especially if the wall paint was something other than white. If your new home looked like it had the measles, you would feel compelled to paint which you may or may not have previously planned on doing. The hope is that many of the areas where there are nails or picture hangers will be covered by things you put on the walls. If not, you can decide when/how to repair them so you’re not faced with having to paint the entire house whether you’d planned to or not.

“Why are the tv brackets there but not the tv?” Because the contract expressly says that brackets and any other hardware that is installed (including curtain hanging hardware) remains with the property unless excluded by the agreement. The tv technically hangs on the bracket, but is not attached to the wall itself. So, if you want the tv (or you want the bracket removed), specify that. Keep in mind that removing the bracket will leave a hole to be repaired.

Know what to expect

If you know what to expect and what to look for, you will be better prepared at the walk through. Being forewarned about some of these particulars means you will be less likely to be disappointed by inaccurate assumptions. If you do have questions about what will remain or be taken out of the property, be sure to ask your agent (preferably before you submit your offer!). For more, click here.

If you are relocating to the Philadelphia/Main Line area, please go to my blog page and search for posts using the relocation tag. Contact me to discuss your Philadelphia area relocation! jen@jenniferlebow.com/610 308-5973

Trends in senior living facilities

February 14, 2022 by Jennifer LeBow Leave a Comment

what is happening in assisted living care — There are many changes coming to senior living communities. Read about the new developments.

Types of senior living

Whether you are considering moving into a senior living facility or you are researching this topic for a parent or other relative, there is a lot to learn. While there are still options that are reminiscent of the traditional nursing home, that model is no longer the only game in town. Some offer step down units which may or may not include independent living, help with housekeeping/meal prep/personal care, memory care, full time nursing and hospice. There are typical high rise buildings, pod/cottage style homes, low rise, sprawling buildings and just about everything in between.

Trends in the new senior housing

New patterns are developing as far as the facilities themselves, as well as the services provided and how care and amenities are delivered. Those in the know expect there to be a diversification in the types of buildings designed for senior living. Several factors contribute to the new trends, including COVID, an aging baby boomer population, costs, lifestyle choices and advances in technology. Here’s how they may affect the spaces that accommodate older people.

COVID-driven effects

As most people know, the hardest hit communities when COVID began to spread was nursing homes. Not only were the residents often at high risk for infection, but they were in very close quarters as well. As a result, more small, neighborhood-based facilities are popping up. Interestingly, the opposite is also true and another by-product of COVID: some assisted living facilities are eyeing what has become deeply discounted real estate in the form of hotels/office buildings that have not been able to withstand the economic effects of the drop in hotel stays over the last two years.

Aging baby boomer population

There will be a surge in the need for housing for the elderly as the baby boomers continue to age. This increase in demand will likely create not just more housing, but more variety in what is available. The fastest growing sector is in memory care, which is expected to continue to grow.

The cost of care

With labor, insurance and material costs all on the rise, senior living costs will increase, as well. Part of the industry response in order to stay in business is to offer more customized pricing for residents. Expect fewer one-size-fits-all options and more a la carte services. This model will capture a larger pool of residents.

Lifestyle choices

There has been a great shift in the role of senior living facilities from just providing food, shelter and skilled nursing to creating vibrant, active communities. Programming will continue to evolve and include field trips, arts, exercise, lectures, games/clubs and more. As people live longer and medicine continues to develop, many seniors are living more active lifestyles.

Choice continues to be the driving force in elder care. Historically, most facilities have either served the luxury market or the lower end of the economic scale. The luxury market is booming with some facilities nearly indistinguishable from resorts. However, the middle market, which has been ill-served, is growing. are we are seeing more facilities targeted toward people in the moderate income bracket.

Technology benefits

Just like in every other sector, technology is being incorporated in senior living facilities, allowing for more independent living and better monitoring of important data. We are seeing a huge increase in voice recognition technology and devices which detect falls and allow for calls for help. There is already a customizable version of Alexa available to help senior residents easily make maintenance requests or find out about available activities.

More on-site health care

One of the most exciting trends in assisted living communities is a move to have more on-site medical care. Not only does this change make it easier for residents to have access to care, but, as a result, the likelihood is that they will remain healthier. If simply getting to the doctor is not a barrier, people will be more likely to address health issues sooner rather than later.

Writing a competitive offer in a Main Line bidding war

February 7, 2022 by Jennifer LeBow Leave a Comment

Writing an offer in a competitive bid situation — In this real estate market, buyers are frequently in multiple bid situations. Find out how to make sure your offer is as appealing to the seller as possible.

Competitive home buying market

Unless you’ve been living under a rock for the last couple of years (arguably, not a bad idea), you’ll know that there is much more demand for houses than available listings. This imbalance has led to a common headache for buyers: the multiple bid situation. Sellers are smiling ear-to-ear, as they are inundated with strong offers, with terms designed to appeal to their preferences–waived inspections, cash deals with no appraisal contingencies, seller-designated settlement dates and more. Many buyers are discouraged and frustrated, understandably.

Be prepared

As obvious as it sounds, one of the simplest and most vital steps you can take to increase the likelihood of winning in a competitive bid climate is to have your ducks in a row. Sure, I’m talking about having your pre-approval in place. I also insist my clients have already filled out their Buyer Financial Information form. You’ll need to make sure you have enough funds liquid to make your deposits. Click here for a list of suggestions to be well prepared.

Make your offer as strong as possible

Beyond those concrete tasks, your agent should be sure to explain the different ways you can strengthen your offer. Can you offer the seller a flexible settlement date? Some sellers put a premium on having some leeway with the exact settlement date. Do you understand the appraisal component of an offer and how your lender uses it? You might consider covering a certain amount of gap between the purchase price and a low appraisal, but be sure you understand your risk and the worst case scenario. Your agent should explain what an escalation clause is and how it is used (as well as the pros and cons of using one). What about absorbing a certain amount of inspection items and the different options you have to do that? Is there a scenario in which you might waive inspections altogether? You may have the ability to write an offer that is NOT contingent on a mortgage, even if you don’t have enough cash to purchase it outright without a loan. Again, your agent should address all of these points and more.

Be prepared, part 2

All of the above topics should be discussed before you are bidding on a house. I have worked with a few clients who have terminated their relationships with other agents because they felt that they were not receiving the best possible advice/education in this highly competitive market. In some cases, buyers felt that they had not been apprised of all of their options. In others, they didn’t fully understand them and there was no time to ask questions or make informed choices because their agents mentioned them as they were writing offers (which were due in mere hours).

Advocate for yourself

While I firmly believe it is your agent’s job to educate you about anything and everything involving the home buying process (including the specifics of writing a compelling offer), don’t be passive in this process. Ask questions. Be sure the answers are clear. Pose different scenarios so you are certain you understand. Also discuss how high you should bid. While, clearly, there will never be an exact answer to this question, you should consider how to arrive at your offer price. For more on this topic, click here.

Unfortunately, a common refrain among realtors regarding buyers they’ve had who have lost offers is “Sometimes they just have to lose a few to understand how aggressive they need to be.” While I have said this myself, I understand that not all buyers CAN bid more than a certain amount or waive a mortgage contingency, etc. So it’s important to recognize that you may be outbid because another buyer is simply in a stronger position and can (and did) write an offer that was superior. You can only put your best foot forward. Sometimes, someone else’s foot is just better than yours. You can’t change that, but you can and should do everything you can to make your offer as appealing to the seller as possible.

Main Line Philadelphia: Schools

January 5, 2022 by Jennifer LeBow Leave a Comment

Philadelphia Main Line Relocation school — Philadelphia’s Main Line has so many school options; how do you know which to choose for your child?

Main Line Philadelphia school rankings

If you are considering relocating to Philadelphia’s Main Line and you have children who will be attending school, you are in luck. Why do I say that? Because the Philadelphia suburbs has several very highly rated school districts. That said, it’s important to understand how these rankings are determined. There are several different website that rate schools (with some only rating public schools and others examining private schools as well). Greatschools.org uses a 1-10 system and focuses most on four weighted categories: student progress, equity, college readiness and test scores. For more, click here. Schooldigger.com uses only state test scores. Niche.com uses an A-D grading system based on data in addition to less quantitative information like student and parent reviews. Click here to learn more. There are other ranking websites, including publicschoolreview.com and US News and World Report.

Local school options

On the Main Line, you have choices. There are public schools, parochial schools and a large number of independent schools. For specific information and website links, click here. Also, you should educate yourself (or call me and I’ll explain it to you!) how school district boundaries work in this area. Unlike in many other regions, you cannot assume that two people living in the same town, with the same zip code, will be districted to the same schools. Click here to learn more and here to see which towns are districted to which schools.

How to choose a good school

Define good

First, recognize that low ranked schools still boast students who perform well academically as well as in sports/arts/music, etc. Similarly, high ranked schools have their share of unhappy and underperforming students. The point is that, while the school’s curriculum, teachers, programs, extra-curriculars and test scores certainly contribute to student experience, other factors influence it as well. The child’s individual personality, background, family emphasis on education, all matter, too.

So how do you choose a school that will be a good fit for your child? I’d recommend making a list of the attributes that matter most to you. Maybe it’s college readiness, measured by SAT/ACT scores. Maybe it’s class size, diversity, music education. It could be variety of course options or level of support services. Whatever is most important to your child’s success should be your focus.

Do the research

To get the most accurate idea of how different schools you are considering measure up, you’ll need to do two things. The first is to speak to someone at each of the schools and ask them about the things concerning you. Request to be shown (in person or through data) any corroborating evidence; school representatives are likely to paint a very rosy picture of their schools and may not portray a realistic version. Second, see if you can talk to any parents. One way to connect to local parents is to search Facebook for parent groups in the communities you are considering. Simply pose your questions as straightforwardly as possible. You’ll be pleasantly surprised at the responsiveness. (Note: virtually meeting some of these people is a great way to develop a bit of a network/friend group ahead of your arrival.)

Keep your perspective

Remember, as I mentioned above, a school ranking does not guarantee a certain level of performance or happiness. So don’t approach your school search as a way to define the “right” or “best” school. In all likelihood. there are several schools on the Main Line that would be a good fit for your child. Remember, too, that, no matter which school you choose, there will be days your student has a bad day. A tedious assignment, a poor grade on a test, a soccer game loss, an art project that did not come out well–these are all parts of life. They are not only character-building, but unavoidable, regardless of the specific school. So definitely do your due diligence, but remember there is no single right choice. For more (with some overlap) on the topic of choosing a school on the Main Line, click here and here. For additional information on school district boundaries, click here and here. To see an interactive Main Line school district boundary map, click here.

Jennifer LeBow’s Quiche Recipe

January 2, 2022 by Jennifer LeBow Leave a Comment

Jen LeBow's quiche recipe Jen LeBow’s Quiche

You can either make your own crust or use a store-bought one. Either way, once the crust is ready:

Preheat oven to 425°.

Mix:

6 large eggs

2/3 cup heavy cream

1 cup whole milk

5 oz shredded cheddar (or muenster or Monterey Jack)

2 oz shredded Gouda

2 oz. shredded Gruyere

½ cup diced broccoli

¼ cup chopped tomato

3 T sauteed onions, diced

¼ t nutmeg

salt and pepper to taste

Ben Franklin Parkway Redesign

December 16, 2021 by Jennifer LeBow Leave a Comment

Ben Franklin Parkway history

Some cities grow and change in direct response to the needs of the moment. For example, a spike in housing demand can result in acres and acres of cookie cutter developments. When a rapid increase in population requires new shopping, dining and basic needs businesses, zoning rules are often overlooked and commercial ventures may be located next to residential homes.

Other cities enjoy the benefit of more strategic planning. Philadelphia is one of those, consciously planned and designed when it was founded in the late 1600s. City planner Thomas Holme honored William Penn’s vision to create a city with commercial avenues as well as residential blocks and garden squares in each quadrant to provide a feeling of being in the country while still in the city.

The greatest alteration to Penn’s plan is the Benjamin Franklin Parkway, begun by Jacques Gréber in 1917. Sections of streets and buildings were removed to create the tree-lined, mile-long parkway that cuts diagonally from City Hall northwest to Fairmount Park, where it terminates on axis with the Philadelphia Museum of Art. Logan Square was transformed to a grand traffic circle, and the parkway is now lined with the museums and cultural institutions envisioned by Gréber.

–Courtesy The Cultural Landscape Foundation

Reason for the update

Over the years, the highways and city streets have steadily encroached on the Parkway and reduced its appeal to pedestrians. City officials, planners and many local residents believe that a more pleasant walkable experience along the Parkway would bolster museum visits and pedestrian traffic in general. There is also a push from the community to better use Eakins Oval and the surrounding area to host events, festivals and gatherings.

Features of new design

The Benjamin Franklin Parkway redesign focuses on bringing more people from more neighborhoods to use the parkway as a community resource. Improved pedestrians and cyclist access is planned. The updated layout will also reflect an intentional commitment to community engagement. Pop-up attractions and a rethinking of Eakins Oval to better accommodate locals as well as visitors figures strongly into the new plan. Reconnection to the Schuylkill Waterfront was another requirement in the redesign. The traffic patterns have cut off the parkway from the city garden atmosphere found along the river and the goal is to make it more of a strollable boulevard with natural vistas.

Design process and time line

In order to best gauge residents’ opinions on highest and best use, Design Workshop, the company that won the bid, took surveys and will employ other measures to learn what locals are looking for in an updated parkway design. This information gathering step should conclude in mid 2023. Then the city will have to go through the bid process to begin the construction. The likelihood is that it could take several years to complete.

Pandemic effects on the Air BNB/VRBO market

December 8, 2021 by Jennifer LeBow Leave a Comment

How the pandemic affected Air BNB — The pandemic had what may well be a lasting effect on the way people travel, and, specifically, the demand for vacation rentals.

Effects of the pandemic on travel

Vacation rentals like Air BNB and VRBO were just hitting their stride before the pandemic. The initial effect of the virus was to put the kabosh on almost all travel, which decimated the hotel business as well as these kind of rentals. But then a funny thing happened. Business on Air BNB and VRBO websites increased and then exploded. Why? And will it continue?

COVID significantly affected travel. It impacted who was traveling, what kind of experience/amenities were important, what the time frames for a vacation or trip looked like, where they wanted to go (including both geographic location and type of locale) and why we were seeing these shifts. Some of the changes were the results of specific situations caused by the virus.

COVID increased Air BNB/VRBO demand

COVID reality #1: People couldn’t visit loved ones for fear of spreading or contracting the disease in crowded airports or hotels or restaurants. The directive was to avoid crowds.

Effect on vacation rentals: Demand grew for larger houses capable of accommodating big groups in a setting that feels like home. Having space to just “hang out” became much more important. With access to destination-based activities and attractions greatly curtailed, the appeal of increased living space while on vacation soared. A standard hotel room doesn’t easily allow for informal visiting with the space to spread out.

COVID reality #2: People wanted to avoid airports and not risk being stuck somewhere and not be able to get back home if COVID triggered travel restrictions.

Effect on vacation rentals: Drivable destinations saw a huge increase in travel decisions. As a result, many vacation rentals in somewhat rural or less populated areas (often a draw due to those exact features) were perfectly viable choices. Also, having a car makes longer stays with more stuff easier to manage, as transporting an extra bag is not a hassle.

COVID reality #3: Eating at restaurants was either impossible or risky.

Effect on vacation rentals: Air BNBs and VRBOs with full kitchens negate the need to eat in restaurants. Additionally, preparing food and eating together has surfaced as a favorite activity among families or friends. The cost-savings can’t be ignored either!

COVID reality #4: We have experienced a trend toward socializing with family and friends in an informal environment, often with options to be outside.

Effect on vacation rentals: There has been a major shift in lifestyle and a redefining of what matters and how leisure time is best spent (and with whom). Family and friends have taken center stage and most people want to visit in a comfortable setting where they don’t have to worry about getting dressed up for dinners at fancy restaurants. Vacation destinations now need to support activities like reading in front of the fire or playing a board game. VRBO and Air BNB rentals are much better suited to meet these needs than traditional hotels. Outdoor entertainment/recreation has also grown in popularity, so lodgings offering private outside areas are in great demand.

COVID reality #5: more people can work remotely.

Effect on vacation rentals: With so many people now working remotely at least some of the time, the ability to travel without taking time off of work is a boon for vacation rentals. Short stays or extended stays are both options with the remote work model. Again, hotels can’t easily compete as they don’t often offer the workspace people need. The right Air BNB or VRBO can be the perfect place to “get away” and provides a change of pace while not requiring precious vacation days to be used up.

COVID reality #6: Larger groups looking for longer stays is the new vacation demographic, but cost becomes a factor.

Effect on vacation rentals: It is usually more cost effective to rent a larger home, with several bedrooms, than enough hotel rooms to accommodate a crowd. There are also usually weekly rates that save even more money vs. the hotel model. Additionally, common spaces for games and craft projects as well as outdoor spaces (like a pool or walking trails) allows for no-cost activities. Preparing food at home instead of eating every meal at a restaurant is also a huge money saver.

Vacation rentals (vs. hotel rooms) are continuing to grow in popularity. Some people will choose a city setting and may or may not care about a yard or being a bit far from crowds. Even when the pandemic is behind us, though, I think we will see a continued interest in larger, more “off the beaten track” properties that comfortably accommodate larger groups. Of course, as industries grow, new challenges crop up. VRBO and Air BNB have already exhibited some growing pains and it will be interesting to see what the future holds.

Should you relocate to Lower Merion?

November 10, 2021 by Jennifer LeBow Leave a Comment

Main Line relocation — There are a lot of reasons to consider relocating to Lower Merion Township, part of Philadelphia’s Main Line.

Should you move to Lower Merion?

Pre-pandemic, much of the decision of where to live was tied to where you worked. For many, the recent shift in employer tolerance of a work-from-home model has opened up lots of new options. Lower Merion, a township comprised of a group of towns along Philadelphia’s Main Line, has proven a strong contender. Recently voted one of America’s top 100 places to live and #2 in the nation for best places to live for remote workers, Lower Merion offers some of the most sought after features, including:

An extremely highly rated public school district
Easy access to public transportation, highways and the airport
Proximity to arts, culture, sporting events, world-class restaurants and other big city advantages
High safety index
Beautiful natural surroundings
Historic identity
Consistently desirable real estate
Significant job opportunities
Ample township services

School District

Lower Merion School District, depending on which ranking website you use, is rated one of the best in the state. Niche rates it #4 out of 500 districts. School Digger rates it #7. US News and World Report rates Lower Merion High School #10. High test scores support the ratings, but other metrics, including teacher “grading”, sports participation, student body diversity and facilities/resources are also considered.

Access to transportation

Whether you want to drive, fly, take the regional rail or bus or get on Amtrak or a bus to another city, Lower Merion is incredibly well-located. It is about 30 minutes from the airport, and less to Amtrak’s 30th St. station which provides both train and bus options. The regional SEPTA bus and train systems offers routes and stops throughout the township. Major highways, including 76, 276, 476 and 95 are all within minutes.

Proximity to arts, culture and other city perks

From museums to theater, music and other performing arts, nearby Philadelphia doesn’t disappoint. The capital of the mural arts movement and home to many festivals, annual events and historic attractions (as well as the Jersey shore and Poconos), this general region is highly attractive. Lower Merion is about half an hour from many of these destinations. Professional sports teams (football, baseball, basketball, hockey and soccer) play nearby as well. The township is remarkably well-positioned to take advantage of all the city has to offer without the negatives–parking here is easy, there are lots of parks and trees (it is not a “concrete jungle”) and little traffic.

Lower Merion is safe

While no area boasts zero crime, Lower Merion rates as very safe. The most common crime is property crime and violent crime occurs rarely. Most residents report feeling safe walking alone, even at night. Additionally, the Lower Merion Police Department has very quick response times and maintains a visible presence, adding to the sense of safety.

Beautiful natural surroundings

People often remark on the beauty of the area and refer to it as a park-like setting. Because Lower Merion has been populated since the late 1600s, the landscape features mature trees and other plantings. The streets are, in many cases, windy and somewhat hilly, so the effect is the opposite of an open plain. Lower Merion is home to many creeks and historic old mills. Add in the many attractive stone buildings and the result high marks for curb appeal in the township.

Historic identity

Lower Merion has a rich history including many “firsts” and well-known figures. Developed originally as a summer community for wealthy captains of industry, there are many stunning estates.

The building of the great houses of Lower Merion began in the latter half of the nineteenth century. Many of officers of the Pennsylvania Railroad and the Baldwin Locomotive Works built homes along the Main Line for summer or year-round use, apparently rivaling each other for the largest and most impressive estates. The railroad company had to buy farms between Haverford and Rosemont and so could ensure the quality and size of the lots sold north of the new tracks. It built the Bryn Mawr Hotel (now the Baldwin School) for summer visitors to encourage use of the railroad. This building was listed on the National Register of Historic Places in 1979. Courtesy Lower Merion Historical Society

Settled in the 1600s, mills were the primary industry in Lower Merion, and many ruins still exist today. Furthermore, the water necessary to operate those mills are the creeks that crisscross the township and provide beautiful scenery.

Consistently desirable real estate

While most people don’t move to an area and purchase a home with an eye on selling, it is unwise not to consider resale value. Fortunately, Lower Merion is insulated from the kind of volatility seen in some markets. The consistent appeal of great public schools, proximity to Philadelphia and a healthy employment landscape keep our values from dropping with short-term trends that can hurt other areas.

Good job opportunities

One of the most important factors in any location’s desirability is the number and quality of job opportunities. As I mentioned at the beginning of this post, newly increased options to work from home means that people have much more mobility and don’t have to live within commuting distance of their employers. However, there are certainly people who do need (or want) to work “on site”. Lower Merion has the benefit of being surrounded by an impressive number of colleges and hospitals. Along with some major pharmaceutical companies, these institutions as well as the growing tech sector provide substantial job opportunities.

Township amenities

Lower Merion Township wins accolades from its residents for keeping the infrastructure in good shape. Trash and leaves are collected regularly, snow plowing happens punctually and I’ve already mentioned the well-respected police force. There are two Lower Merion outdoor pools residents can join and there are lots of other benefits, including access to Main Line School Night, which is an incredibly popular program. Personally, my favorite township amenity is the fabulous Lower Merion Library System. It is wonderful.

This list of reasons to consider relocating to the Lower Merion area is by no means exhaustive, but it certainly should provide some food for thought! If you have any questions about the area, please feel free to contact me!