Measure twice, cut once

We've all heard the saying, whether it was from Norm Abrams while rebuilding mansions on 'This Old House' or Tim Allen on 'Home Improvement,' the meaning was the same: double-check your measurements before you wreck whatever you're working on.

Double-checking is a good rule of thumb, no matter what business you're in. For some professionals, like airplane pilots and racecar drivers, double-checking could mean the difference between life and death (thank heavens for pre-flight checklists.)

My father, an engineer and someone who lived by checklists, would routinely walk around the family car double-checking the tires before taking us out on a Sunday drive. Checklists can save your life. They can also save you some embarrassment.

When I'm wrong, I'm wrong.

My previous article took a look at the spring real estate market and the influx of listings helping to salve buyer angst. I reported that the number of available listings on the market took a jump forward in April from what we saw in March, which is true…but it just didn't jump quite as far as I said. Unlike my father, I forgot to walk around the car and double-check the tires before setting off in the wrong direction.

In Sonoma County, our spring inventory is up about 20% over what it was in March, hovering around 780 homes currently available for sale (single-family, condos, and ranches) not the 1,356 cited in my previous article. If I had double-checked the data I would have noticed that I accidentally included Marin's inventory in with Sonoma's, thus skewing the numbers. (My father would not be pleased.) I am grateful to those who questioned that data—it told me two things: One, someone actually reads these articles; and two, that the accuracy of the information we share is important.

Getting it right.

Mistakes happen all the time, and it's how you handle the mistakes that makes or breaks a deal. Recently, a buyer's agent sent over to me a Contingency Release saying that the buyer was fully satisfied with the property. At the same time, they also sent me an addendum asking for the seller to give the buyer a $3,000 credit. They had neglected to make the Contingency Release conditioned on the seller granting the credit.

It was a simple oversight, but one that could have cost that buyer $3,000. Fortunately, my seller understood their intent and agreed to their request; by law, however, since they had officially released their contingencies prior to securing the seller's agreement for the credit, they could have been left holding the bag.

The most common things that pop up in transactions include forgetting to include (or exclude) 'personal property' items in the sale. Generally, anything that's permanently attached to a house or its grounds is considered a fixture and is automatically included in the sale. Things that are movable or portable are generally considered personal property.

That's yours. No it's mine.

Refrigerators are usually considered personal property (there are some exceptions) since they can be moved. So are washing machines and dryers. Stoves might be either a fixture or not depending on its type (built-in, slide in, freestanding). Built-in dishwashers, window coverings, and light fixtures are all considered included in the sale. Flat-screen TV's are personal property, but the bracket that holds them to the wall is considered a fixture. Things like garden fountains and barbeques could go either way depending on size and installation method.

The best way to avoid misunderstanding and controversy over these items is to spell it out up front. If you want those large vases with Japanese maple that are sitting on the front porch, put it in the contract. If you want the fancy mirror over the fireplace to go, put it in the contract. If you want to be sure the fountain in the backyard stays, put it in the contract. (I learned that lesson the hard way.)

What may seem obvious to you isn't always obvious to the other person. I had a client once who received an offer asking that the house cat be included in the sale! I've also had clients who've asked to leave their pets behind. You can negotiate just about anything, just be sure to spell it out.

Righting a wrong.

When a mistake is made (a box isn't checked, an item isn't included, or a deadline is missed) it's usually best to address it immediately and see if the other party is in an understanding frame of mind. Since we're dealing with people's money, families, and homes, simple goofs can quickly become major headaches—something we'd all like to avoid.

The simplest and best way to right a mistake is to avoid making it in the first place. Like Norm Abrams told us: measure twice, cut once. Triple-check your facts before publishing them. Review your contract to make sure it includes what you expect. Walk around the car before you drive off.

Taking a few extra minutes now will save time, energy, frustration, and disappointment later. Happy double-checking!