Case Form Repairs, Returns And Warranty Assessments: Fill & Download for Free

Real Estate Agents provide the following long list of services.Pre-Listing Activities1 Make appointment with seller for listing presentation2 Send seller a written or e-mail confirmation of listing appointment and call to confirm3 Review pre-appointment questions4 Research all comparable currently listed properties5 Research sales activity for past 18 months from MLS and public records databases6 Research "Average Days on Market" for this property of this type, price range and location7 Download and review property tax roll information8 Prepare "Comparable Market Analysis" (CMA) to establish fair market value9 Obtain copy of subdivision plat/complex lay-out10 Research property's ownership & deed type11 Research property's public record information for lot size & dimensions12 Research and verify legal description13 Research property's land use coding and deed restrictions14 Research property's current use and zoning15 Verify legal names of owner(s) in county's public property records16 Prepare listing presentation package with above materials17 Perform exterior "Curb Appeal Assessment" of subject property18 Compile and assemble formal file on property19 Confirm current public schools and explain impact of schools on market value20 Review listing appointment checklist to ensure all steps and actions have been completedListing Appointment Presentation21 Give seller an overview of current market conditions and projections22 Review agent's and company's credentials and accomplishments in the market23 Present company's profile and position or "niche" in the marketplace24 Present CMA Results To Seller, including Comparables, Solds, Current Listings & Expireds25 Offer pricing strategy based on professional judgment and interpretation of current market conditions26 Discuss Goals With Seller To Market Effectively27 Explain market power and benefits of Multiple Listing Service28 Explain market power of web marketing, IDX and Find Real Estate, Homes for Sale, Apartments & Houses for Rent29 Explain the work the brokerage and agent do "behind the scenes" and agent's availability on weekends30 Explain agent's role in taking calls to screen for qualified buyers and protect seller from curiosity seekers31 Present and discuss strategic master marketing plan32 Explain different agency relationships and determine seller's preference33 Review and explain all clauses in Listing Contract & Addendum and obtain seller's signatureOnce Property is Under Listing Agreement34 Review current title information35 Measure overall and heated square footage36 Measure interior room sizes37 Confirm lot size via owner's copy of certified survey, if available38 Note any and all unrecorded property lines, agreements, easements39 Obtain house plans, if applicable and available40 Review house plans and make copy41 Order plat map for retention in property's listing file42 Prepare showing instructions for buyers' agents and agree on showing time window with seller43 Obtain current mortgage loan(s) information: companies and & loan account numbers44 Verify current loan information with lender(s)45 Check assumability of loan(s) and any special requirements46 Discuss possible buyer financing alternatives and options with seller47 Review current appraisal if available48 Identify Home Owner Association manager if applicable49 Verify Home Owner Association Fees with manager - mandatory or optional and current annual fee50 Order copy of Homeowner Association bylaws, if applicable51 Research electricity availability and supplier's name and phone number52 Calculate average utility usage from last 12 months of bills53 Research and verify city sewer/septic tank system54 Water System: Calculate average water fees or rates from last 12 months of bills )55 Well Water: Confirm well status, depth and output from Well Report56 Natural Gas: Research/verify availability and supplier's name and phone number57 Verify security system, current term of service and whether owned or leased58 Verify if seller has transferable Termite Bond59 Ascertain need for lead-based paint disclosure60 Prepare detailed list of property amenities and assess market impact61 Prepare detailed list of property's "Inclusions & Conveyances with Sale"62 Compile list of completed repairs and maintenance items63 Send "Vacancy Checklist" to seller if property is vacant64 Explain benefits of Home Owner Warranty to seller65 Assist sellers with completion and submission of Home Owner Warranty Application66 When received, place Home Owner Warranty in property file for conveyance at time of sale67 Have extra key made for lockbox68 Verify if property has rental units involved. And if so:69 .. Make copies of all leases for retention in listing file70 .. Verify all rents & deposits71 .. Inform tenants of listing and discuss how showings will be handled72 Arrange for installation of yard sign73 Assist seller with completion of Seller's Disclosure form74 "New Listing Checklist" Completed75 Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability76 Review results of Interior Décor Assessment and suggest changes to shorten time on market77 Load listing into transaction management software programEntering Property in Multiple Listing Service Database78 Prepare MLS Profile Sheet -- Agents is responsible for "quality control" and accuracy of listing data79 Enter property data from Profile Sheet into MLS Listing Database80 Proofread MLS database listing for accuracy - including proper placement in mapping function81 Add property to company's Active Listings list82 Provide seller with signed copies of Listing Agreement83 Take additional photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photographyMarketing The Listing84 Create print and Internet ads with seller's input85 Coordinate showings with owners, tenants, and other Realtors®. Return all calls - weekends included86 Install lock box if authorized by owner.87 Prepare mailing and contact list88 Generate mail-merge letters to contact list89 Order "Just Listed" labels & reports90 Prepare flyers & feedback faxes91 Review comparable MLS listings regularly to ensure property remains competitive in price, terms,conditions and availability92 Prepare property marketing brochure for seller's review93 Arrange for printing or copying of supply of marketing brochures or fliers94 Place marketing brochures in all company agent mail boxes95 Upload listing to company and agent Internet site, if applicable96 Mail Out "Just Listed" notice to all neighborhood residents97 Advise Network Referral Program of listing98 Provide marketing data to buyers coming through international relocation networks99 Provide marketing data to buyers coming from referral network100 Provide "Special Feature" cards for marketing, if applicable101 Submit ads to company's participating Internet real estate sites102 Price changes conveyed promptly to all Internet groups103 Reprint/supply brochures promptly as needed104 Loan information reviewed and updated in MLS as required105 Feedback e-mails/faxes sent to buyers' agents after showings106 Review weekly Market Study107 Discuss feedback from showing agents with seller to determine if changes will accelerate the sale108 Place regular weekly update calls to seller to discuss marketing & pricing109 Promptly enter price changes in MLS listing databaseThe Offer and Contract109 Receive and review all Offer to Purchase contracts submitted by buyers or buyers' agents.110 Evaluate offer(s) and prepare a "net sheet" on each for the owner for comparison purposes111 Counsel seller on offers. Explain merits and weakness of each component of each offer112 Contact buyers' agents to review buyer's qualifications and discuss offer113 Fax/deliver Seller's Disclosure to buyer's agent or buyer upon request and prior to offer if possible114 Confirm buyer is pre-qualified by calling Loan Officer115 Obtain pre-qualification letter on buyer from Loan Officer116 Negotiate all offers on seller's behalf, setting time limit for loan approval and closing date117 Prepare and convey any counteroffers, acceptance or amendments to buyer's agent118 Fax copies of contract and all addendums to closing attorney or title company119 When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer's agent120 Record and promptly deposit buyer's earnest money in escrow account.121 Disseminate "Under-Contract Showing Restrictions" as seller requests122 Deliver copies of fully signed Offer to Purchase contract to seller123 Fax/deliver copies of Offer to Purchase contract to Selling Agent133 Fax copies of Offer to Purchase contract to lender124 Provide copies of signed Offer to Purchase contract for office file125 Advise seller in handling additional offers to purchase submitted between contract and closing126 Change status in MLS to "Sale Pending"127 Update transaction management program to show "Sale Pending"128 Review buyer's credit report results -- Advise seller of worst and best case scenarios129 Provide credit report information to seller if property will be seller-financed130 Assist buyer with obtaining financing, if applicable and follow-up as necessary131 Coordinate with lender on Discount Points being locked in with dates132 Deliver unrecorded property information to buyer133 Order septic system inspection, if applicable134 Receive and review septic system report and assess any possible impact on sale135 Deliver copy of septic system inspection report lender & buyer136 Deliver Well Flow Test Report copies to lender & buyer and property listing file137 Verify termite inspection ordered138 Verify mold inspection ordered, if requiredTracking the Loan Process139 Confirm Verifications Of Deposit & Buyer's Employment Have Been Returned140 Follow Loan Processing Through To The Underwriter141 Add lender and other vendors to transaction management program so agents, buyer and seller canTrack progress of sale142 Contact lender weekly to ensure processing is on track143 Relay final approval of buyer's loan application to sellerHome Inspection144 Coordinate buyer's professional home inspection with seller145 Review home inspector's report146 Enter completion into transaction management tracking software program147 Explain seller's responsibilities with respect to loan limits and interpret any clauses in the contract148 Ensure seller's compliance with Home Inspection Clause requirements149 Recommend or assist seller with identifying and negotiating with trustworthy contractors to performany required repairs150 Negotiate payment and oversee completion of all required repairs on seller's behalf, if neededThe Appraisal151 Schedule Appraisal152 Follow-Up On Appraisal153 Assist seller in questioning appraisal report if it seems too lowClosing Preparations and Duties154 Contract Is Signed By All Parties155 Coordinate closing process with buyer's agent and lender156 Update closing forms & files157 Ensure all parties have all forms and information needed to close the sale158 Select location where closing will be held159 Confirm closing date and time and notify all parties160 Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining DeathCertificates161 Work with buyer's agent in scheduling and conducting buyer's Final Walk-Thru prior to closing172 Research all tax, HOA, utility and other applicable prorations162 Request final closing figures from closing agent (attorney or title company)163 Receive & carefully review closing figures to ensure accuracy of preparation164 Forward verified closing figures to buyer's agent165 Request copy of closing documents from closing agent166 Confirm buyer and buyer's agent have received title insurance commitment167 Provide "Home Owners Warranty" for availability at closing168 Review all closing documents carefully for errors169 Forward closing documents to absentee seller as requested170 Review documents with closing agent (Escrow)171 Provide earnest money deposit check from escrow account to closing agent173 Coordinate this closing with seller's next purchase and resolve any timing problems174 Have a "no surprises" closing so that seller receives a net proceeds check at closing175 Refer sellers to one of the best agents at their destination, if applicable176 Change MLS status to Sold. Enter sale date, price, selling broker and agent's ID numbers, etc.177 Close out listing in transaction management programFollow Up After Closing178 Answer questions about filing claims with Home Owner Warranty company if requested179 Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied180 Respond to any follow-on calls and provide any additional information required from office files.Want to learn more about Real Estate?Follow me on Instagram.Subscribe to the Holton-Wise YouTube Channel.

Realtors hear this all the time. I don't understand why you don't want us to be paid for our effort. The charge is more then just what we do which I have a list to put on here. It is the expense-car, repairs, time, fees ( and believe me there are many over 1200 a year here minimum) gas, computer, phone, cable, and much more. We work so hard. We are constantly going to classes and I can't overdo what it takes. Here is the list and this++++++++ more is what you get for your 3%.A side note-If your house doesn't sell the Realtor gets $0 zip Nothing and they still have done lots of work. How many people work for free?Association of REALTORS® (NAR) presented it to Congress to demonstrate all the tasks that real estate professionals must do to close a single transaction.Pre-listing activities___ 1. Make appointment with seller for listing presentation.___ 2. Send a written or e-mail confirmation of appointment and call to confirm.___ 3. Review appointment questions.___ 4. Research all comparable currently listed properties.___ 5. Research sales activity for past 18 months from MLS and public databases.___ 6. Research “average days on market” for properties similar in type, price and location.___ 7. Download and review property tax roll information.___ 8. Prepare “comparable market analysis” (CMA) to establish market value.___ 9. Obtain copy of subdivision plat/complex layout.___ 10. Research property’s ownership and deed type.___ 11. Research property’s public record information for lot size and dimensions.___ 12. Verify legal description.___ 13. Research property’s land use coding and deed restrictions.___ 14. Research property’s current use and zoning.___ 15. Verify legal names of owner(s) in county’s public property records.___ 16. Prepare listing presentation package with above materials.___ 17. Perform exterior “curb appeal assessment” of subject property.___ 18. Compile and assemble formal file on property.___ 19. Confirm current public schools and explain their impact on market value.___ 20. Review listing appointment checklist to ensure completion of all steps.Listing appointment presentation___ 21. Give seller an overview of current market conditions and projections.___ 22. Review agent and company credentials and accomplishments.___ 23. Present company’s profile and position or “niche” in the marketplace.___ 24. Present CMA results, including comparable properties, sold listings, current listings and expired listings.___ 25. Offer pricing strategy based on professional judgment and interpretation of current market conditions.___ 26. Discuss goals to market effectively.___ 27. Explain market power and benefits of multiple listing service.___ 28. Explain market power of Web marketing, IDX and REALTOR.com.___ 29. Explain the work the brokerage and agent do “behind the scenes” and agent’s availability on weekends.___ 30. Explain agent’s role in screening qualified buyers to protect against curiosity seekers.___ 31. Present and discuss strategic master marketing plan.___ 32. Explain different agency relationships and determine seller’s preference.___ 33. Review all clauses in listing contract and obtain seller’s signature.After listing agreement is signed___ 34. Review current title information.___ 35. Measure overall and heated square footage.___ 36. Measure interior room sizes._ ___ 37. Confirm lot size via owner’s copy of certified survey, if available.___ 38. Note any and all unrecorded property lines, agreements, easements.___ 39. Obtain house plans, if applicable and available.___ 40. Review house plans, make copy.___ 41. Order plat map for retention in property’s listing file.___ 42. Prepare showing instructions for buyers’ agents and agree on showing time window with seller.___ 43. Obtain current mortgage loan(s) information: companies and account numbers.___ 44. Verify current loan information with lender(s).___ 45. Check assumability of loan(s) and any special requirements.___ 46. Discuss possible buyer financing alternatives and options with seller.___ 47. Review current appraisal if available.___ 48. Identify Home Owner Association manager if applicable.___ 49. Verify Home Owner Association fees with manager — mandatory or optional and current annual fee.___ 50. Order copy of Homeowner Association bylaws, if applicable.___ 51. Research electricity availability and supplier’s name and phone number.___ 52. Calculate average utility usage from last 12 months of bills.___ 53. Research and verify city sewer/septic tank system.___ 54. Calculate average water system fees or rates from last 12 months of bills.___ 55. Or confirm well status, depth and output from Well Report.___ 56. Research/verify natural gas availability, supplier’s name & phone number.___ 57. Verify security system, term of service and whether owned or leased.___ 58. Verify if seller has transferable Termite Bond.___ 59. Ascertain need for lead-based paint disclosure.___ 60. Prepare detailed list of property amenities and assess market impact.___ 61. Prepare detailed list of property’s “Inclusions & Conveyances with Sale.”___ 62. Compile list of completed repairs and maintenance items.___ 63. Send “Vacancy Checklist” to seller if property is vacant.___ 64. Explain benefits of Home Owner Warranty to seller.___ 65. Assist sellers with completion and submission of Home Owner Warranty application.___ 66. When received, place Home Owner Warranty in property file for conveyance at time of sale.___ 67. Have extra key made for lockbox.___ 68. Verify if property has rental units involved. And if so:___ 69. Make copies of all leases for retention in listing file.___ 70. Verify all rents and deposits.___ 71. Inform tenants of listing and discuss how showings will be handled.___ 72. Arrange for yard sign installation.___ 73. Assist seller with completion of Seller’s Disclosure form.___ 74. Complete “new listing checklist.”___ 75. Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability.___ 76. Review results of Interior Décor Assessment and suggest changes to shorten time on market.___ 77. Load listing into transaction management software program.Entering property in MLS database___ 78. Prepare MLS Profile Sheet — agent is responsible for “quality control” and accuracy of listing data.___ 79. Enter property data from Profile Sheet into MLS listing database.___ 80. Proofread MLS database listing for accuracy, including proper placement in mapping function.___ 81. Add property to company’s Active Listings list.___ 82. Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48 hours.___ 83. Take additional photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography.Marketing the listing___ 84. Create print and Internet ads with seller’s input.___ 85. Coordinate showings with owners, tenants, and other Realtors®. Return all calls — weekends included.___ 86. Install electronic lock box if authorized by owner. Program with agreed-upon showing time windows.___ 87. Prepare mailing and contact list.___ 88. Generate mail-merge letters to contact list.___ 89. Order “Just Listed” labels and reports.___ 90. Prepare flyers and feedback faxes.___ 91. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability.___ 92. Prepare property marketing brochure for seller’s review.___ 93. Arrange for printing or copying of supply of marketing brochures or flyers.___ 94. Place marketing brochures in all company agent mailboxes.___ 95. Upload listing to company and agent Internet sites, if applicable.___ 96. Mail “Just Listed” notice to all neighborhood residents.___ 97. Advise Network Referral Program of listing.___ 98. Provide marketing data to buyers from international relocation networks.___ 99. Provide marketing data to buyers coming from referral network.___ 100. Provide “Special Feature” cards for marketing, if applicable.___ 101. Submit ads to company’s participating Internet real estate sites.___ 102. Convey price changes promptly to all Internet groups.___ 103. Reprint/supply brochures promptly as needed.___ 104. Review and update loan information in MLS as required.___ 105. Send feedback e-mails/faxes to buyers’ agents after showings.___ 106. Review weekly Market Study.___ 107. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale.___ 108. Place regular weekly update calls to seller to discuss marketing & pricing.___ 109. Promptly enter price changes in MLS listings database.The offer and contract___ 110. Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.___ 111. Evaluate offer(s) and prepare “net sheet” on each for owner to compare.___ 112. Counsel seller on offers. Explain merits and weakness of each component of each offer.___ 113. Contact buyers’ agents to review buyer’s qualifications and discuss offer.___ 114. Fax/deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer if possible.___ 115. Confirm buyer is pre-qualified by calling loan officer.___ 116. Obtain pre-qualification letter on buyer from loan officer.___ 117. Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date.___ 118. Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent.___ 119. Fax copies of contract and all addendums to closing attorney or Title Company.___ 120. When Offer-to-Purchase contract is accepted and signed by seller, deliver to buyer’s agent.___ 121. Record and promptly deposit buyer’s earnest money into escrow account.___ 122. Disseminate “Under-Contract Showing Restrictions” as seller requests.___ 123. Deliver copies of fully signed Offer to Purchase contract to seller.___ 124. Fax/deliver copies of Offer to Purchase contract to selling agent.___ 125. Fax copies of Offer to Purchase contract to lender.___ 126. Provide copies of signed Offer to Purchase contract for office file.___ 127. Advising a seller in handling additional offers to purchase submitted between contracts and closing.___ 128. Change MLS status to “Sale Pending.”___ 129. Update transaction management program to show “Sale Pending.”___ 130. Review buyer’s credit report results — Advise seller of worst and best case scenarios.___ 131. Provide credit report information to seller if property to be seller-financed.___ 132. Assist buyer with obtaining financing and follow up as necessary.___ 133. Coordinate with lender on discount points being locked in with dates.___ 134. Deliver unrecorded property information to buyer.___ 135. Order septic system inspection, if applicable.___ 136. Receive and review septic system report and assess any impact on sale.___ 137. Deliver copy of septic system inspection report to lender and buyer.___ 138. Deliver well flow test report copies to lender, buyer and listing file.___ 139. Verify termite inspection ordered.___ 140. Verify mold inspection ordered, if required.Tracking the loan process___ 141. Confirm return of verifications of deposit and buyer’s employment.___ 142. Follow loan processing through to the underwriter.___ 143. Add lender and other vendors to transaction management program so agents, buyer and seller can track progress of sale.___ 144. Contact lender weekly to ensure processing is on track.___ 145. Relay final approval of buyer’s loan application to seller.Home inspection___ 146. Coordinate buyer’s professional home inspection with seller.___ 147. Review home inspector’s report.___ 148. Enter completion into transaction management tracking software program.___ 149. Explain seller’s responsibilities with respect to loan limits and interpret any clauses in the contract.___ 150. Ensure seller’s compliance with home inspection clause requirements.___ 151. Recommend/assist seller with identifying and negotiating with trustworthy contractors for required repairs.___ 152. Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed.The appraisal___ 153. Schedule appraisal.___ 154. Provide comparable sales used in market pricing to appraiser.___ 155. Follow up on appraisal.___ 156. Enter completion into transaction management program.___ 157. Assist seller in questioning appraisal report if it seems too low.Closing preparations and duties___ 158. Make sure contract is signed by all parties.___ 159. Coordinate closing process with buyer’s agent and lender.___ 160. Update closing forms and files.___ 161. Ensure all parties have all forms and information needed to close the sale.___ 162. Select location for closing.___ 163. Confirm closing date and time and notify all parties.___ 164. Assist in solving any title problems (boundary disputes, easements, etc.) or in obtaining death certificates.___ 165. Work with buyer’s agent in scheduling and conducting buyer’s final walk-through prior to closing.___ 166. Research all tax, HOA, utility and other applicable pro-rations.___ 167. Request final closing figures from closing agent (attorney or Title Company).___ 168. Receive and carefully review closing figures to ensure accuracy.___ 169. Forward verified closing figures to buyer’s agent.___ 170. Request copy of closing documents from closing agent.___ 171. Confirm buyer and buyer’s agent received title insurance commitment.___ 172. Provide “Home Owners Warranty” for availability at closing.___ 173. Review all closing documents carefully for errors.___ 174. Forward closing documents to absentee seller as requested.___ 175. Review documents with closing agent (attorney).___ 176. Provide earnest money deposit from escrow account to closing agent.___ 177. Coordinate closing with seller’s next purchase, resolving timing issues.___ 178. Have a “no surprises” closing so that seller receives a net proceeds check at closing.___ 179. Refer sellers to one of the best agents at their destination, if applicable.___ 180. Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.___ 181. Close out listing in transaction management program.Follow up after closing___ 182. Answer questions about filing claims with Home Owner Warranty Company if requested.___ 183. Attempt to clarify and resolve any repair conflicts if buyer is dissatisfied.___ 184. Respond to any follow-up calls and provide any additional information required from office files.

I also have some good advice on mattress shopping here, and following that is a copy of a brochure that describes the mattress buying process. I apologize for the format issues, but quora's interface only alows for so much editing. Hope this helps.How do I decide? I'm sooo confused!Is this how you feel when shopping for a mattress? I can't blame you. I've been doing this for 20 years and I'm still learning. As a consumer you can't be expected to know everything about mattresses when you only buy one once every 10 years or so.Part of the problem is that mattresses are a "blind product" - you can't see what's inside. And it's not like there's a Mattress Today magazine that will tell you what makes a good mattress and how they're constructed. To top it off, many of the people selling mattresses are ill-informed and are primarily interested in their sales commission. The mattress companies aren't much help either. They generally produce the same beds nationwide, but in neighboring geographical regions they will change the name and the color of the beds to make it very difficult for shoppers to compare model to model. And when you attempt to compare prices, sleep shops and furniture stores all scream that they're never undersold, yet all of their prices are generally the same - how can that be if they're all the lowest? With all of this in mind, is it any wonder consumers put off buying a mattress until the very last minute?While the industry and many retailers set up these roadblocks to confuse you and make it difficult to find a quality product that fits your budget, there are things you can do to become an educated consumer. Click here to open up our Mattress To Go Mattress Shopping Guide in a new window, and keep reading below for some helpful mattress shopping tips.Mattress Shopping Tips - Here's What You Need to DoWhile choosing a mattress is a subjective experience, there are some research-proven methods you can use that will help you make a correct mattress choice. After all, your mattress is the most used piece of furniture in your home and has the largest impact on your health and well-being.Start with good support. You never want your mattress to have poor support that causes you to sink in as if sleeping on a hammock. Support comes from the innerspring unit and there are many innerspring designs offered, so do your research. Make sure you pick a mattress containing an innerspring unit that uses twice-tempered steel, helping the springs retain their memory. Also consider choosing a thicker gauge of innerspring steel for longevity. Some models may add extra reinforcement around the perimeter of the innerspring and this can effectively increase the usable sleep surface of your mattress.The box spring, or foundation, has recently undergone quite a bit of change. Most brands are now using platforms that do not flex at all and these are more appropriate for the current style of one-sided mattresses. Some brands choose to use simple wood boxes with cardboard decks, while others use heavier-duty metal semi-flex cages. A few companies still use torsion modules that flex a bit. The old coil box springs are not common and modern mattresses will not perform well when placed upon them. Be sure to consider replacing your box spring and mattress at the same time, as they are often designed to work together. Additionally, a new mattress and box spring work together to be in compliance with the newer more stringent federal flammability guidelines.Comfort is the most important feature of your mattress. Research has shown that you want an item with good support and decent comfort to help with pressure point relief and improved circulation. A hard feel does not always equal good support or good comfort. Comfort is achieved through the use of different qualities and quantities of foam placed on top of the mattress, not by adding or removing springs from the innerspring unit. Make sure you select a product that contains higher quality foams and ask to see a specification sheet of the foam construction of the mattress. Specialty foams are becoming more popular, with visco-elastic and latex leading the way. Be sure to research the benefits and drawbacks of these particular padding layers. And don’t be shocked to find that the mattress you are considering is one-sided, as most brands now only produce one-sided mattresses.You get to do all the hard work of lying down and trying out these products, so dress comfortably and don't be shy. It is in this area where a highly skilled comfort consultant can make the biggest difference. Companies have attempted to use computer models, pressure pads or surveys to pick the right mattress for you, but these are marketing tools meant to sell a particular mattress brand instead of helping you select the bed that is best for your individual needs. Research from various independent groups has shown that your initial impression is usually the most accurate indicator of your happiness with a product, so if you find a feel you like, stick with it. Ask to see all the other items in the store that feel similar to the one you like and then differentiate between these items by price, features, benefits, quality and longevity. Sometimes choosing a mattress is not so much finding what you like, but what you don’t like. Either way, you are narrowing your focus to a certain range of comfort and that is what you need to accomplish. You might have to come back for a second visit to finalize your selection – don’t be afraid to do this. Never feel pressured to make an immediate decision, because the product you choose will be one which you'll be sleeping on for many years to come.Warranty is another important consideration. The average length of time people keep a mattress is currently 10 years (although recent research from Oklahoma State suggests you should replace your mattress after 7 years), so you should expect a mattress warranty for an adult support product to be a 10 year, non-prorated warranty (the standard in the industry). Many brands will use their warranty as a marketing tool, offering longer periods of time because they know consumers equate the length of a warranty with the quality of a product. This is not necessarily the case as mattress warranties only cover defects in workmanship, not comfort. And comfort is what is going to wear out on any modern mattress. It is important to ask what the expected comfort life of any product is so that you will have an indication of approximately how long the mattress should keep its shape. Most premium mattresses will have a comfort life of about 10 years, with the more exclusive, ultra-premium brands lasting 15+ years.Consider where the mattress you're assessing is produced. Is it comprised of imported or domestic components? We're currently experiencing an influx of many lower-end foams from overseas that are produced to a much lower level of quality and environmental control, including many memory foams that have issues with off-gassing. Ask about the quality of the interior construction of the mattress. Are the padding layers closely secured with hog-rings and interior flanges, or are they floating loosely on top of the spring unit? Are the comfort layers secured with glue? A mattress will not provide adequate comfort for a long period of time if it is not assembled properly, even if it uses components of the highest quality.Never consider a used mattress, a comfort exchanged product or anything that comes from a store that offers used furniture or exchanged items. Additionally, avoid items that are sold in outdoor venues or tent sales. Besides the obvious health concerns associated with such items, the transition of bed bugs is facilitated by selling and using these types of mattresses.Finally, take into consideration the reputation and track record of the store you’re visiting. You will rely upon these people for help in choosing your product and for questions after the sale, so you'll want to make sure they have your best interest in mind. Make sure you're not pressured and that all of your questions are answered to your satisfaction before making this important purchase. Also consider that a larger, name-brand mattress will usually offer better service and a larger customer service base should a warranty issue arise with your product.As far as how to shop for a mattress, here's my mattress shopping guide:Mattress ShoppingGuideWhy Is A Sleep Set SoImportant?Getting enough sleep is as important to youroverall health as proper nutrition and exercise. Acquiring adequate rest boosts your immunesystem and promotes the release of healing hormones, helping your body torecover and repair itself. Sleep alsoinfluences your overall mental well being.If you’re well rested your capacity for learning is increased, your moodis enhanced, you’re less likely to suffer from depression and your overall levelof stress is reduced. Not getting enoughsleep can cause you to accumulate a sleep deficit, something that according torecent research affects 50-70 million Americans.While getting enough rest and sleep isessential, it’s important to obtain the righttype of sleep. According to the NationalInstitute of Health there are five general stages of sleep reached sequentiallyduring your slumber, with the last stage - REM sleep - being the most importantand restorative. Waking up frequentlywill cause you to repeatedly return to the first stage of the sleep cycle, withmany people tossing and turning so much that they never reach the restorative REM sleep phase. Time spent in REM sleep naturally decreaseswith age, so it’s imperative that you do your best to create a proper sleepenvironment in order to maintain your health, recover and avoid an overallfeeling of tiredness. And the one itemthat has the largest influence on creating a quality sleep environment is yourmattress.It’s essential that you select a sleep set that’sboth comfortable and supportive, as your mattress is an item in which you’llspend about one-third of your life. At Mattress To Go we’ll assist you in making an intelligent mattress purchase throughthe provision of objective research and our unparalleled expertise – somethingwe call a Beducation. So read on and letus know if you have any questions. We’rehere to help!Always Begin WithMattress SupportResearch shows that only a mattress withproperly designed and configured support will keep your body in correctalignment and provide for a long sleep set life. A mattress can be labeled extra firm and easily be made to feelhard through the use of stiff padding materials, but don’t assume all hardmattresses contain premium support. Whenshopping, always begin by asking to see an example of the mattress supportunit.Most mattresses will use some sort of a metalinnerspring unit to provide support. Thespring count, along with innerspring design, gauge of steel and the amount oftempering are all things to consider when evaluating different springunits. Simply counting the number ofsprings isn’t an accurate method of product comparison.One of the more common innerspring units useshourglass shaped knotted springs (Bonnell springs). This traditional design offers basic support butdoesn’t conform as well as many modern offerings. Mattresses containing traditional knottedhourglass springs are generally best suited for children, guest bedrooms, orshorter-term adult use.Innersprings comprised of individually clothwrapped springs (Marshall springs) are best known for their body conformationand motion transfer characteristics.Better cloth covered innerspring units will pre-compress their springsto provide better support. They may alsoencase the innerspring unit in a high-density foam tub to minimize the shiftingof the individually cloth wrapped springs.Another type of innerspring unit usesopen-ended sensory arm springs (LFK springs). These sensory arm springs can be designed to provideprogressive resistance, variably responding to one’s body weight. The spring shape can be cylindrical insteadof hourglass, providing more stability and better support.Continuous coil units are also a popularinnerspring design. A continuous wireforms springs that lock into a grid network, providing progressive resistanceas the unit is compressed. Better unitsare zoned for extra support, use thicker steel, encase their edges in foam andrun their helical lacing from head to toe to help reduce motion transfer.Most premium innerspring mattresses areconstructed with a perimeter edge reinforcement system. Adding edge reinforcement provides a firmerseating surface and also creates a larger usable sleep surface. A traditional method of edge reinforcement isaccomplished through the use of steel spring clips. A more modern design will place extrudedpieces of polyethylene around the mattress perimeter, a system that providesdecent support but often produces noise.Polyurethane foam structures are another system commonly employed toprovide extra edge reinforcement. Thebest type of this design will use firm high-density foams in a solid glued tubstructure that surrounds the innerspring unit.Mattresses without innerspring units, such aslatex or memory foam, are part of the fastest growing segment in the mattressindustry. Foam mattresses account forover 20% of mattress sales in Europe and the United States is approaching thatpercentage. Latex and memory foammattresses use support cores made of polyurethane or latex foam instead ofmetal innersprings. These foam supportcores come in various levels of quality and firmness, so be sure to askquestions about their construction. Mattress To Go has extensive knowledgeof the production, assembly, durability and support characteristic of these specialtyfoam mattresses.Your Comfort Is Key:Why A Mattress Feels Hard Or SoftAfter becoming familiar with the supportunit, focus next on finding a mattress that meets your comfort preference.Comfort comes from the padding materials, commonly referred to as theupholstery and/or quilt, placed upon the support unit. Typical mattress upholstery layers are insulatorpads, cotton, polyurethane foam, fiber pads, memory foam and latex foam. Mattress manufacturers may also combine thesefoams with natural or synthetic fibers for comfort and/or flame retardancy. If fiber layers are used it’s important thatthey be pre-compressed to avoid excessive impressions.Be sure to select a mattress with adequateamounts of high density foam of your preferred softness for maximum comfort. Research shows that a good mattress shouldcontain enough padding to conform to and eliminate the gaps between the bed andyour body, promoting better capillary blood flow and reducing pressure points. Latex foam has been proven to be one of thebest foams at simultaneously providing support and pressure point relief.Advances in technologies have allowedmanufacturers to create a wide range of foams that vary in density and softness. Foam densityrefers to the weight of a one cubic foot piece of that foam. High density foam generally has more materialavailable to provide cushioning. Foam softness is measured by its IndentationForce Deflection (IFD), a number representing how many pounds of force it takesto press an 8" diameter disc a distance of one inch into a 15" x 15"x 4" piece of the foam (i.e., a 25% deflection). The higher the IFD, the harder the foam. When a bed is labeled extra firm or plush, themanufacturer is describing how hard or how soft the mattress feels (the IFD),not the level of support of that particular mattress. These comfort descriptions are notstandardized, so be sure to lie down and form your own opinion of the actuallevel of softness each mattress provides.How well the foam is attached to its supportunit is also very important. Whenassessing a particular model, turn the mattress on its side and see if the toppanel falls away excessively. Somemanufacturers attach their foam layers loosely, if at all, to create theillusion of a very luxurious product by eschewing the inner flanging,hog-ringing and gluing that are all necessary to make a quality product. If inner foam layers aren’t secured to preventshifting, excessive body impressions will result and mattress comfort life willbe shortened. And with mattresses nowbeing produced almost exclusively as one-sided products, the quality ofmaterials and construction techniques play an even more vital role. Bed making is a skilled science and qualitymanufacturers pay attention to detail at every step of the assemblyprocess.Box Springs And ThePurpose They Serve“Should I replace my box spring?” is a questionwe’re frequently asked. The box spring,also called the foundation, is the bottom piece of your sleep set. A mattress set, just like a house, needs astrong foundation, so don’t overlook this part of the mattress equation. For a mattress set to function properly, thefoundation needs to maintain a firm flat surface at all times. Older large coil and torsion module box springdesigns are good shock absorbers but they tend to allow the mattress tosag. Standard wood platform foundationdesigns are very rigid but they don’t tend to keep their shape over time. None of these designs are appropriate formodern one-sided mattresses.Today’s one-sided mattresses will work bestwith heavy duty semi-flex foundations. These foundations are rigid, keep their shapelonger than standard wood platform foundations and provide a solid surface to minimizethe possibility of a mattress sagging or depressing.Carefully examine your existing box springfor defects if you’re considering a mattress-only purchase, as a new mattresswon’t be covered by a warranty when placed upon a worn foundation. The reason for this isn’t to force you to buya complete mattress set, but to instead help ensure that your new mattress won’tprematurely sag, and that it will also meet federal flame-resistant standards. And be certain your box spring is supportedby a bed frame with a proper center support for any full, queen or king sizebed set.Bedding Warranty And ComfortLife ExplainedA mattress warranty covers defects inworkmanship and is an important part of a bedding purchase, yet it doesn’trepresent the quality of a mattress or how long it will last. This is instead correctly expressed as thecomfort life, an estimate of how long the bed, with proper care, will maintaina consistent feel. Brands focusing mainlyon warranty do so knowing many consumers erroneously equate longer warrantywith higher quality, thus diverting attention from the actual construction oftheir products. Expect a ten-year fullwarranty on any premium sleep set, with a comfort life rating of 7-12 years. Research from Oklahoma State Universitysuggests evaluating a mattress set for replacement after seven years of use.The mattress manufacturer, not the retailer,provides sleep set warranties. Thesewarranties apply to matching sleep sets that are acquired new from anauthorized retailer - avoid resellers, freight company wholesalers, travelingfundraising promotions or products being sold out of a remote location. The purchase of a product that is so vital toyour overall well-being should only be done with the assistance of trainedprofessionals certified by the companies they represent.A large national company is usually easier todeal with should you need to have your sleep set replaced, as they maintainlarger customer service networks, don’t require you to transport items to theirfactories and generally replace instead of repair defective merchandise. As part of our superior customer service, Mattress To Go is certified by all thebrands we offer to help facilitate warranty claims.Putting It AllTogetherSelecting a mattress is a very subjectiveprocess and the guidance of your individual opinion is the most useful tool wehave in finding the product that best suits your needs. Marketing devices such as online surveys andpressure mapping pads are represented as being able to select your bed. However, they can in no way serve as asubstitute for visiting a well appointed sleep shop, physically trying out amattress and reviewing your impressions with an experienced, skilled andeducated comfort consultant.Reserve a fair amount of time when shoppingfor a new sleep set. Wear comfortableclothes and test the beds in your normal sleeping position. Bring your partner along and consider atleast a queen size for optimal comfort.Lie on a few beds that offer the same grade of support but featuredifferent levels of softness, such as a cushion firm, a plush and an ultra plush. Side sleepers usually prefer a softer productand stomach sleepers generally hedge toward a harder mattress. Don’t obsess about trying to find the perfectmattress; instead, systematically narrow your focus toward a specific range ofcomfort. And when evaluating comfort,trust your initial impression - research shows it to be very accurate.Once you’ve determined your plushnesspreference, ask to see other mattresses that are similar. Evaluate the costs, benefits and features ofthe beds you’re comparing, paying particular attention to the differences inthe quality of the support units, foundations and padding layers. Compare two beds at a time, alwayseliminating the one you least prefer.It’s that simple!If It Sounds Too GoodTo Be True . . . It Probably IsMattress To Go supports honest, ethical andaccurate mattress pricing. Avoid deceptivepricing policies like those listed below by simply comparing the out-the-doorprice. Remember, perceived savingshave no actual value.50%-75%Off Claims:Factually, these 50%-75% reductions are false.A store will claim an inflated regular/comparison price and subsequentlypromote the mattress set as 50% off, even though it’s normally offered at thelower price. Visit the Beducationsection of our Mattress To Go website (www.matt-to-go.com)for a great video explaining the truth about mattress prices.LargeDiscount Coupons: Another deceptive pricing strategy is whenstores offer large discount coupons. Forexample, a bed that should sell for $499 might have an inflated price of$899. When you prepare to leave thesleep shop the salesperson will attempt to persuade you to make a purchase byproducing a special comeback coupon that drops the price by $100-$300. You think you’re getting a great deal, but inthe end you’re still paying too much for a bed that should sell for only $499. Be aware and compare.FreeTelevisions: This is the newest gimmick, where the priceof a television or appliance is added to the cost of the mattress andrepresented as being free. A mattressset that previously cost $1099 will now be $1599 with a “free” television. As one marketing specialist once said, “It’samazing how much people will pay to get something for free.”Clearance/WholesaleCenters: Beds here are often represented to be firstquality, slightly damaged or overstocks without a full factory warranty. Mattresses advertised as “just as good asnew” are in fact used and only new mattresses sold by an authorized dealer willhave a full manufacturer’s warranty. Andas most mattress companies use the just-in-time manufacturing process, theynever really have to have clearance sales because they’re never overstocked.Common MattressDimensionsTwin: 39"x 74"Full: 54"x 74" Queen: 60"x 80" King:76"x 80"Twin Extra Long: 39"x 80" 3/4 Bed: 48"x 74" California King: 72"x 84"Super Single: 46"x 82" QueenWaterbed: 58"x 82" King Waterbed: 70"x 82"