30 year fixed rate mortgages, as of yesterday, are at 3.85%, and 15 year fixed rate mortgages are at 3.1%.

These rates allow more buying power for clients interested in a Door County home. 

In this winter market, offering prices are down a bit more in Door County than they are in the spring because it is perceived there is less activity, less competition among buyers, at this time of year.

My point is, this is opportunity time.  Smart buyers are actively looking for homes, making offers and closing.  I would not mislead you into thinking you can buy ANY house at ANY price because that’s just not the case; deals go together because the seller feels they won and the buyer feels they won--if a seller is realistic about price and motivated to sell the house that YOU happen to like, then you will get that house at a better price now than you  may in the spring when there are more buyers competing for the best houses.

A house is not just a financial investment.  It’s your home, a lifestyle investment for your family—neighborhoods, schools, and a place you make memories.  So, if you find that now is the right time for you, let’s sit down and talk about your needs and wishes and start looking for your new home.

I have a new Door County Facebook page, Door County Bucket List.  At Door County Bucket List I will be posting things to do around the county, some video clips I will shoot about favorite places to shop and things to do, and from time to time a real estate update.  Will you please visit http://www.facebook.com/DoorCountyBucketList and click the "Like" button? Thank you, I appreciate it so very much. Lisa

Thank you for the wonderful memories, support and confidence you have shown me in 2011.  May 2012 open doors for you of new and exciting opportunities, fill your heart with joy and bring you beautiful experiences.  Here's wishing you happiness, health and lots of prosperity in the New Year.

My grandmother used to say, “Best to let sleeping dogs lie”.  That may be true in some cases, but maybe not when it comes to home ownership.  The market has never been so generous for buyers in terms of mortgage interest rates, selection of homes, and seller motivation.  But in this economy, does it make sense? 

A paper titled, “Lessons from over 30 years of Buy vs. Rent decisions”, by Eli Beracha of East Caroline University and Ken Johnson of Florida International University set out to find which makes better financial sense:  to rent or own.  There are definite social benefits to owning a home.  It is the American Dream, home ownership is credited with enhancing wealth, increasing civic pride, improving self esteem, preventing crime, better child development, and better educational outcomes. 

Some believe that, “after setting the holding period to the average American’s stay in a residence, renting (not purchasing), on average those individuals were better off in economic terms to have rented for most of the years of the study”.  For those renters to be better off would depend on them being fiscally disciplined and consistently month-in and month-out always reinvested any residual savings from renting.  The Joint Center for Housing Studies at Harvard University found that people do not actually reinvest savings successfully. 

After much research, both of the professors came to the same conclusion:  NOW is the best time to buy.  That finding may seem to contradict given the crash in the housing market the last couple of years; however rent-to-price ratios seem to be in place along with other fundamental driving that would favor homeownership over renting. 

NAR Real Estate predictions for 2012 

NAR Chief Economist, Lawrence Yun, reported that the housing market is slowly recovering with a predicted 4% increase in sales for 2012. Celia Chen of Moody’s Analytics projects that  sales should increase over 20% in 2012. Will there be an additional loss of consumer confidence?  The next six months will be key in knowing if that prediction holds water.  A study by the University of Michigan studies consumer confidence indicates that consumer confidence has seen some modest improvement in the last few months after taking a dip over the previous months. Another dip in consumer confidence could have an impact on the expected real estate rebound. 

If prices, as predicted, continue to decrease through the first two quarters in 2012 we could see  more homeowners forced into a position of negative equity. In a domino effect, being underwater is one of the reasons  people strategically default on their mortgage payments and if that continues, there will be an increase in the number of foreclosures, thereby causing another setback in consumer confidence.  .

The worst culprit in home fires is upholstered furniture, because it often contains highly flammable polyurethane foam, says a spokesperson for the National Association of State Fire Marshals (NASFM).  The spokesperson further commented that these all-too-common materials provide the fuel for what fire experts call the flashover — the point at which everything in the room simultaneously bursts into flames. With many of today’s homes built with open floor plans and modern building materials like wallboard that can lead to faster fires.

These statistics were first made available in 1977 and  there were 750,000 residential fires, according to the National Fire Protection Association. In 2010, there were roughly half that many, thanks in large part to widespread use of smoke detectors. But, less encouraging was the incredible speed with which home fires can spread, so in today’s homes that represents a major step backward in fire safety.

The next step in home fire safety, a spokesperson for the NASFM said, is to require fire sprinklers in new residential properties. Home builders claim a high cost of installation. The Wichita Eagle reports the national average cost to install sprinklers is $1.60 per square foot of living space.  In a 2,000-square-foot home, that comes out to about $3,200.

Another barrier is public opinion. As Yahoo! reported last year, when given the choice between granite countertops and fire sprinklers, respondents overwhelmingly chose the countertops, that’s according to the National Association of Home Builders.

Worse still, there are only voluntary flammability regulations for upholstered furniture. The NASFM spokesperson said that implementing a nationwide standard would go a long way in protecting consumers from purchasing dangerously flammable furnishings.

Regardless of what state legislators decide, though, it all comes down to vigilance on the part of the homeowner.  So if you are using a live Christmas tree this season, make sure to water it regularily (don’t forget as I always do!), keep an eye on any decorative lighting,  and keep candles away from the tree and any other natural greens in the house.  Make sure your house is equipped with working smoke and carbon monoxide detectos, which may just be on my Christmas gift giving list after watching this Christmas tree “flashover”.

The agent told me, "Your buyer will be wasting their money, the seller's not going to fix one thing".  Another agent, at another property said, "The buyer is wasting their money on a home inspection, this is a new house, there's not a thing wrong with it".

A home buyer hires a tradesman inspector to inspect a home--whether new or a resale--before they finalize the purchase.  The purpose of the inspection is to look for structural, mechanical and safety" related issues with the structure.  The term "defect" is clearly outlined in the offer to purchase.

Why would a seller say, "I won't fix anything".  Well, it may be because the structure is new and they truly believe there are no defects.  A resale seller may believe their home is in perfect condition, or they may feel they have priced the property to account for any maintenance items (big or small) that a buyer may encounter.  Or, maybe, they just don't want to deal with what they perceive as the hassle of repairs.   

You can understand why a buyer would want an inspection--to know of any hidden issues in the house.  And we can understand a seller pricing the house to sell...and if that is the case the agent should make other agents and buyers aware of the seller's position at the time of showing.

An inspection and those items termed either defects of deffered maintenance by the inspector are not a personal assualt on the seller or their maintenance of the property.  And it is not a case of home inspector against the seller.

The inspector is working for the home buyer, trying to make sure that any construction defects are addressed right away, before they turn in to a expensive problem.  Buyers, the home inspection is not a tool to look for every little defect--it does not cover previously viewed peeling paint on the windows or flaws in the flooring.  And if your agent does make you aware that the seller has priced the property for an "as is" sale, understand that you should still have an inspection to know exactly the condition of the property you are buying, but also understand that the seller either does not wish or cannot afford to make any repairs.

The listing agent is working for the seller, and it is our duty to discuss
maintenance items with the seller at the time of  listing, and if these are considered in the eventual listing price of the property we must make potential buyers aware of the sellers position--otherwise we are doing disservice to the seller and looking for a problem down the road.

The inspection is an important part of your home purchase, and can be equally important to you, the seller.  As the seller you will be required to disclose any known defects--the inspection satisfies the duty of the buyer to inspect and learn of any defects you may not be aware of.

The home inspections is, "A Good Thing".  Make it a point to talk with your agent about this important piece of your listing and offer to purchase.

Turkeys on Display  This Len Villano Photography site is a fabulous spot to go when you long for a bit of Door County but can't get here!

Starting Friday, November 25th through Saturday, December 31st; Simon Creek Vineyard & Winery is offering it's biggest sale ever. 25% off all cases of wine, mix or match. That's equal to our wholesale prices. That's like 3 free bottles in each case of 12.

We are open every day, except Thanksgiving Day, 11:00AM to 4:00PM. We also give free winery tours daily @ 2:00PM.

When it rains, most birds head for shelter; the eagle is the only bird that, in order to avoid the rain, starts flying above the clouds... 

An amazing tidbit about the Eagle's eyesight: The eagle can probably identify a rabbit moving almost a mile away. That means that an eagle flying at an altitude of 1000 feet over open country could spot prey over an area of almost 3 square miles from a fixed position. 

No wonder God wants us to spread our wings and soar with eagles. Perhaps our founders knew that one day we as a people and nation would have need for this symbol when the Eagle was chosen as a symbol of our Republic.


God Bless all who share this...and God's blessings this Thanksgiving.

If you plan on a leisurely stroll in the park to walk off your Thanksgiving dinner, wear orange!

Property owners have an opportunity to meet with the town assessor when their property assessment changes--and it usually increases--to challenge the change.  So Liberty Grove property owners are waiting in long lines to meet with the town assessor, David Dorschner, to discuss this recent assessment.

The State of Wisconsin determines the total value of municipalities, and then it tasks each municipality with dividing that value (determined by the state) among the municipalities properties. 

The value the state determined for Liberty Grove is $979,351,900.  The town was last reassessed in 2002, and the value placed at that time was $735,665,800.

Property owners have an opportunity to meet with the town assessor to contest the new valuation.  Wisconsin law provides that the assessor's data is presumed to be correct, so objectors must provide convincing evidence that proves the assessor's value for their property is wrong.  Owners who met with the assessor and were successful in having their assessment adjusted to a level they agreed with are done--the assessment will be adjusted and they will be taxed accordingly.  

If however the property owner contested their assessment and they were not successful in having it adjusted, they have one more opportunity by appearing before the town Board of Review on November 9th at 1:00 p.m.  The property owner, or an individual appointed by the property owner, will appear before the board of review and their objection must again be supported with convincing evidence that the assessor's value for the property is wrong.

I am happy to say that I was able to help two Liberty Grove property owners contest their assessment with a complete market analysis of their property.  If you receive a reassessment notice, find out when your opportunity to meet with the assessor is, find out when your municipality holds their board of review and then call me.  I may be able to help you too!

1. Set your thermostat to a temp of not lower than 55 degrees.  If the electricity were to fail, a house will typically hold heat for 36 to 48 hours.
2. If you keep your furnace going for the winter, have someone check the air intake after heavy snowfalls.  If the intake is covered with snow, the snow will not allow the furnace to “breathe” properly, and may shut-down your heating system.
3. Turn off the water.  Turn off the water valve and the breaker to the pump on your electric panel.  That way, if we have a cold snap and a pipe breaks you won’t have water flooding the house.  The most damage that may be done is the water that is in the pipes.
4. Have a light with a timer that goes on periodically to show the house is occupied.
5. If you plan to do a complete shut-down of your house (no heat, no water, and no electric), be sure to blow out all the water lines and disassemble the older faucet systems that may use washers.
6. In a complete shutdown of a house as above, and with no heat, you can expect hairline cracks in the plaster.
7. Window cleaner, for instance, will freeze and break. Latex paint must be in a warm area; if it is stored in a garage or area susceptible to extreme temps the paint will separate and will not be good when you look to use it in the spring.    If you want to avoid a mess in your cabinets, remove any cans or bottles with liquids in case they burst. 
8. In some cases a home monitoring device may be an excellent investment.  A system can cost as little as $250.  These can include components to alert the owner/HVAC company/or emergency services in the event of freezing, fire, possible burglary, carbon monoxide, high water and even medical conditions. 
9. If you do not invest in a home monitoring device, hire a caretaker, or have a friend check on the house for you periodically. 

Buying real estate is a little like that.  It's fun to go out and look, to drive around and when you see a for sale sign call, get the answers to your questions and maybe even take a look at the property.  You might ask, "If I am just starting to look why do I need a Realtor, I just want to see some homes?.  You can certainly look without a Realtor representing you, but just like reading the directions before you start to put that bike together, a Realtor can give you a lot of good guidance on where to look and what to look for.

As a member of the Door County Multiple Listing Service I can help you with any of the properties you find for sale.  Generally, unless otherwise requested by the buyer, Realtors represent the seller; I would provide you with a Disclosure of Real Estate Agency that lists the fair treatment duties I owe you.

If you wish representation we would enter into a Buyer Agency Agreement that would among other things list the fair treatment duties owed to all parties and duties owed to you as my client.  Confusing--yes it is.  As your Buyer's Agent I can:

1) Give a negative opinion or critique of a property

2) Recommend or suggest an offering price, or offer my opinion on whether or not I think a particular property is priced too high

3) Structure the offer to purchase with your best interests in mind

4) Recommend negotiation strategies for the best price and terms

5) Disclose all information and research a property's history

And best, I will first seek my compensation through the seller, so these added services won't cost you anything.

The other reasons you might want to establish a relationship with a Realtor early on are the advantages you will realize with a Realtor who knows Door County well both in terms of its communities, the real estate market, its past performance and potential for growth--saving you time, frustration and maybe money. 

I hope to be that trusted real estate professional you call when you are in the car and see a for sale sign--keep my number in your car, program it into your phone as Realtor Lisa 920-493=5472.

Watch for next week's Buying Door County Real Estate tip...and I promise we'll get into the heart of buying your Door County home.

Want to search the Door County listings now--click here and choose "Search the MLS" on the home page.  Still unsure of where you want to locate in the Door--take my through the windshield tour of Door County, north to south!

The report indicated that while nationwide the housing markets showed some signs of strength over summer,  that we may in fact be headed for a triple dip in the months ahead.

A lot of things contribute to this prediction: the seasonality of markets, a glut of distressed properties in some areas, and the demographics of the housing market.

The report said that in the last decade, the overall homeowner ship rate fell by just one percent.  There was the huge surge in the middle (about 2005/2006) and the big drip until today.  The shocking part of the report was that for the younger demographic the rate is down 3 ½% to 4% over the last decade.

Why?  There are less households being formed.  College kids are moving back home with their parents.  The highest unemployment rates are for those 20-30 years old.  A shocking number is that In 2007 there were 1.6 million households created in this country;  in the last 2 years that number went under 400,000 new households created.

It is that younger first time homebuyers would benefit most,  but they either don’t have the credit, don’t have a job, or they don’t have the confidence to get in the market.  Without that demand there is no place for prices to go.

A Coldwell Banker survey of agents around the country indicates that the current housing market is delaying Boomers from selling their homes and buying a different one.  31% of the younger Baby Boomers would like to move up into a different home, but, they either don’t have the confidence to move in the market, are unemployed or underemployed, or do not have the credit. 

The study further revealed that 22% of older Baby Boomers are looking to buy a second home.  80% of the older Boomers are looking to downsize because they are empty nesters or because they are seeking a simpler lifestyle. 

What about lending?  According to Freddie Mac and Fannie Mae, loans that were made after 2007 but before the tightening of credit show 1 in 4 delinquent.  Of the loans that were made after 2009, only 1% are delinquent.  Gillespie suggested that perhaps the lenders overcorrected and need to loosen criteria a bit. 

For housing to improve we need to flush through the foreclosures (less of a problem here in Door County), see the lenders become a little more reasonable, and perhaps the biggest challenge—to see a return of consumer confidence.

If you are a seller, contact me today for a complete analysis of your property in its market segment (because all market segments react differently).  I think you'll appreciate my refreshing candor and clear market insight.

If you are a buyer, the most important thing to remember is that now is still a great time to purchase a home, as home loan rates remain near historic lows.

The windstorm of Thursday night has caused the power at my home to go out.  Now, 36 hours later we are still without electricity.  The area around Clark Lake and Cave Point drive has a lot of downed trees and broken power poles making things especially difficult for the utility repair companies.  Thank goodness for wireless "hotspots" around the area that have allowed me to get online and do some work. 

Trees falling on houses and loss of power can be more than inconvenient—it can cause problems with some of your home’s mechanical functions.  A surprise on your birthday can be lots of fun, but when it comes to home repair emergencies; a surprise is the last thing we want.

Unfortunately, homeowners often find themselves in a challenging situation after a home emergency.  What they assumed would be covered by their insurance company or a local utility company may actually be the homeowner’s responsibility.

There are a few things homeowners can do to minimize the potential financial liability and hassle associated with home repair emergencies:

1.  Talk with your homeowner’s insurance agent to get a clear understanding of which areas of the home are covered by the insurance policy and which areas are not.  Potential trouble spots can include interior and exterior electrical wiring, outside water service and sewer lines, inside plumbing and gas piping, central heating and air conditioning systems and the hot water heater.
2. Also talk with your electric, gas and water utilities to determine what equipment you may be responsible for.  Now if you have a private well and septic system, you are responsible for all components.  If you have public water, sewer or gas service, the lines that run underground the lawn might just be your responsibility.
3. Proper maintenance of the components of your mechanical systems can greatly minimize the chance of an unexpected emergency.  Check the air filter on your heating or cooling system on a regular basis and change it about once every three months during the heating and cooling season.  Protect your water pipes from freezing with proper insulation.  And fix those leaky faucets and toilets to save water and prevent bigger problems.
4. There are home emergency protection plans available that can relieve you of not only the financial burden of a home emergency, but also the uncertainty involved in looking for a repair person on a Sunday afternoon.
5. Are there trees around your home?  Are any leaning precariously toward the building, or do they look as if they are dying.  In big winds like we experienced on Thursday they can fall onto your house and cause substantial damage.  Before that happens, consult with an expert on possible removal or trimming of the tree.

Being aware and prepared won’t stop the emergency, but it will give us some peace of mind in knowing how to deal with it.

I heard on the Wisconsin Travel Report this morning that Door County is at 50% of its peak leaf color.  The second weekend in October is projected to be 80% and the weekend after at 100% peak color.  Great, those are just in time for the Egg Harbor Pumpkin Patch Festival on October 7,8 and 9, and the Sister Bay Fall Festival on October 14, 15 and 16. 

Never fear, if you are looking for something fun to do this weekend you can take in the Door County Distillery’s Grand Opening on Saturday.  The Door Peninsula Winery in Carlsville opened a distillery last year and have Door County Vodka, Door County Cherry Vodka and a Door County Gin ready for you to sample. On a radio show this morning it was interesting to listen to the distiller speak of using only the "hearts" (I think that's what he called them) of the wheat (what the Door County Vodka is made from), and how using only the hearts creates a smoother tasting vodka—he suggested all you need is a twist of lemon to enjoy “a seamless blend of subtle citrus, mineral and herb aromatic that’s airy, complex and undeniably smooth”.

The winery and distillery are open all day on Saturday and you can watch the distilling process, experience the flavor of Door County in the distillery or at the wine tasting bar, and visit the new Gallery at Door Peninsula Winery.  Get all the details here.  Funny, imagine a still operating at a school house!

A few listings newer to the market that I want to bring to your attention.  After many requests last week I include a link that will take you to some additional information and photos.  For more information and to schedule a viewing contact me either via email or give me a call anytime at 1-800-962-4161 ext. 204.  Have a great week!

What will $39,900 buy you?  The Post Card suite at The Barbican Condominium. I know someone who renovated one of these units and resides there year round.  It’s a great downtown location, near restaurants, shopping and entertainment and without a high association fee.

Country living, a house built in 2001 and at $119,900.  Absolutely.  This home has 3 bedrooms, 2 baths, great living areas and a big deck overlooking the backyard. 

On a budget, need really affordable living in northern Door County?  $119,900 gets you a BRAND new condominium home with 2 bedrooms, 2 bathrooms, and an attached garage.  The location allows you to walk to town to visit the post office, shop, dine, play at the beach or park, and grocery shop.

$139,900 can get you one of the best water views in all of Egg Harbor.  This convenient condo is located high on the bluff, offers 2 bedrooms, open living areas and a private setting that’s just five minutes from the fun of Egg Harbor.

Located in the heart of Egg Harbor, this unit at Harbor Bluff offers sunsets and the lights of Marinette every night.  A dramatic stone fireplace is the centerpiece of this 2 bedroom, 2 bath unit.

Sweeping acreage, exquisite detail,  and quality craftsmanship are the hallmarks of Stone Fence Acres.  Located just a bit north of Ellison Bay.  An inviting wraparound porch welcomes you in.  Inside you will be struck by the oversized custom windows, custom wainscoting and trim, oak floors, and the cook’s kitchen…well just take a look.  If you deserve the best, desire ultimate privacy then you we must see this home.

Have a great week—I plan to take in the grand opening at Door County Distillery tomorrow so maybe I’ll see you there!

It would seem that an inspection on a condominium unit would be far easier than that of a single family home.  And, is seems that it should disclose less defects.  In reality, in talking with a home inspector, inspecting that condo unit can be just as much work as that of a single family home of similar size, and it can disclose all the same problems.

You may think that the common areas do not need to be inspected, they are owned by the association.  True, they are owned by the association.  Who owns the association?  The owners do. If the roof needs replacement and the association isn’t aware or has not budgeted the funds for a new roof, who is going to pay?  The owners are.  And you as a new owner could realize an assessment for that new roof.

There are so many components that service an individual condominum unit, and those components may be very difficult to inspect.  How would the inspector know if the damper for the bathroom exhaust fan opened at the roof  without climbing on the roof?   How would the  inspector know that the vent terminals serving the high efficiency furnace were properly installed at the exterior without inspecting the exterior?  How would the home inspector inspect the dryer damper at the exterior without inspecting the exterior?  

With proper due diligence on your part, having a comfort level with the operation and construction of your new condominium home is possible.  Talk with our home inspector.  It may not be feasible or possible for the inspector to inspect all elements of the condominium, but he will be able to alert you of areas to watch for or ask questions about.  And when you get the condominium disclosure materials, be sure to look the financials over carefully to assure that sufficient funds are being reserved for those big item repairs like the roof, swimming pool repairs, etc. 

Search all the Door County listings by town at Listings By Location

Check out my personal blog, Living With Lisa...Door County Style.

Information received from Rueben's Home Inspection Blog.

• In each of the ten years prior to 2008, Americans saved $250billion per year.  The savings rate was a low 2 to 3 percent of disposable income. Then, starting in 2008, consumers became more careful about spending and are now saving about $600billion per year.
• Where are those increased savings coming from?  Spending on food, clothing, utilities and health care have hit new highs.  Vehicle sales have fallen to about 12million units over the last 3 years, well below the 15 to 17million sales pace before the slowdown.  Then we consider home sales—new and existing home sales hit 1.2million and 1.7million respectively in 2005, today those figures are just 300,000 for new and 1.5 for existing home sales.
• Americans are “deleveraging”.  But it is not just households who are doing it, businesses, banks, states and local governments are reducing spending too.
• The federal government is headed in the opposite direction, spending more using borrowed money.

Yun predicts that the trend by the federal government will reverse soon because the debt ceiling bill enacted in August all but ensures federal borrowing to slow due to the 1.5trillion in spending cuts if Congress fails to act on the recommendation of the new super-committee of lawmakers who are charged with identifying cuts.

Yun further predicts that deleveraging will slow among businesses and consumers,  Deleveraging is big today, but is may be different tomorrow. 

Yun’s best observation was, “Despite major hurdles in the housing market, there are also signs sales and prices have reached the bottom”.

The market has not been this generous…is now the time for you to buy real estate in Door County?

Water stains on window sills are often a source of anxiety for home buyers, and it is the home inspector's job to help determine if the stains are the sign of a major problem or not.

There are three common causes of water stains on windows:

1. Leaving the windows open.

The windows get left open, and water pours in through the window during a rain storm.  This type of staining will often leave fairly uniform water staining across the window sill.

If it’s a wood window, you will see stains at the corners of the window sashes and the window sills if the stains are caused by condensation (photo, right).  You’ll also find the worst stains on the windows that are most likely to be damp, such as in bathrooms or bedrooms just outside the bathrooms.  The windows at the north side of the house will be worse than windows on the south side.

2.  Condensation

If it is a wood window, you will see stains at the corners of the window sashes and the window sills if the stains are caused by condensation (photo, right).  You will also find the worst stains on the windows that are most likely to be damp, such as in bathrooms or bedrooms just outside the bathrooms.  The windows at the north side of the house will be worse than windows on the south side.

3. Leaking windows.

If water is actually leaking in to the house around the opening for the window at the siding, this will typically show up as staining at the corners of the window sills.   A home inspector could use a moisture meter to help determine if the stains are currently damp.

The first two causes of stains are fairly straightforward and easy to prevent; remember to close the windows before it rains, and lower the humidity in your home.  Here are a few tips to lower the humidity in your home:

• Turn off your whole house humidifier
• If you have one, use your kitchen exhaust fan when cooking.  Gas ovens add a considerable amount of moisture to the air.
• Turn on your bathroom exhaust fan during showers and leave them on for a half hour after every shower.  If you do not have a bathroom exhaust fan, get one.  While the building code allows an openable window as a substitute for a fan, it is not recommended.
• If you have a crawl space, make sure that a proper vapor barrier is installed on the crawl space floor.
• Install a heat recovery ventilator or a continuous exhaust fan.  Either one of these will dramatically lower humidity levels in a home.

The third cause of staining at windows, leaking water from the exterior, is the one that home buyers should be concerned about.  A window can leak from just the slightest defect in flashing at the top, and unfortunately, it is not easy for home inspectors to know if a window is going to leak just by looking at the siding.

If the flashing above a window is installed properly, all of the water coming down the siding will be diverted around the sides of the window.  The windows that will be exposed to the most water are the windows that are not protected from rainwater by soffits and gutters.

If the caulking at the J-molding around the window fails, the window is going to leak.  A problem is you cannot tell by just looking.  

Determining if that water staining is, is not as easy as just looking at the window.  This is why on every home I sell I recommend a complete home inspection, so the buyer knows exactly what issues there are or they might experience down the road.  Seller's can project themselves by having a home inspection before pricing their property and putting it on the market--that way you can take into account in your price any issues a buyer might find.  Call me today to learn more about the pre-certified property.  1-800-962-4161 ext. 204, Lisa Bieri at Door County Realty, Inc.

This article was republished from the Reuben Saltzman, blog, Structure Tech Home Inspections, Minneapolis, Minn., is a second-generation ASHI Certified Inspector whose experience with home remodeling and construction began at age four when he helped his father steam wallpaper. He has worked for Structure Tech since 1997 and joined ASHI in 2004.