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PDF Editor FAQ
Is CA really tough?
I take pride in being a Chartered Accountant but more than that I treasure the time I spent as a CA student 8 years back..will try to answer this question completely from a student point of view.I was a CBSE science stream (Physics, Chemistry and Maths) student till class 12th and did fairly well (80+ percentage). However, unlike most of my friends, I enrolled for Chartered Accountancy right after finishing my 12th results (May 2003) mainly because my Dad wanted me to become a CA.Everyone (friends, relatives) around me were shocked with the decision and tried to somehow convince me that I am going to spoil all the hard work I had done till that time (80% + in 12th).All I knew at that time was that CA is really tough but CAs make lot of money. I anyways didnt want to go for engineering or prepare for IIT so I reluctantly enrolled for PE 1 exams for May 2004.I was left with 11 months to learn basic accounting (which is taught to commerce stream students in class 11th and 12th) and also prepare for CA PE 1 subjects.I won't go into further details but I gradually passed all my CA exams in first attempt with All India Rank 41 in PE1 (foundation) , 38 in PE2 (Intermediate) and 2nd rank all over India in CA finals in November 2007.Coming back to the question if CA course is really tough - There cannot be a one word answer to this. Still if I have to pick one, I will say "Yes".However, It can get seemingly easy based on your approach.To start with, I felt that below factors can make it tough for anyone (irrespective of his/her IQ or number of daily study hours put in)1. Books and study material - While ICAI supplies study material for each subject at every level, there is no guarantee that it will be sufficient to pass the exam. Student will need to find the most suitable book available as per his/her style of study and often will have to refer to more than one book for each subject.2. Faculty - While local ICAI branches conduct classes for each subject, but their quality is not good. They mostly engage interested CA members to teach the students which might not be the most effective method considering the difficulty level of exams. Similar to point# 1, onus of finding and selecting the best available teacher is completely on a student.3. Need for self study : This is probably the most important aspect of CA course and which can actually make or break your overall result.Most of the subjects in CA course require you to conceptually understand the topic. In absence of proper structure around books and curriculum, students have to do lot of self study and discuss the concepts among themselves to understand the reasoning and logic. You should get used to learn things simply by discussing, observing and studying instead of someone telling you what is right or wrong without proper explanation.4. Articleship and regular college: There is no escape from 3 years of madatory articleship which might not be your best utilization of valuable time and might not provide the best learning experience.While it is important to learn the normal business of a typical CA firm and students do gain a lot of knowledge from articleship, I feel that 3 year period is too long to spend in a same firm and things do become repetitive after some time and feels like waste of time.Needless to mention that articleship goes in parallel with your study period and leaves with limited time to study and other activities.Moreover, students do B.com parallely which is another headache. In my time, regular B.com was allowed and I had to manage between articleship, coaching classes and college.5. Scoring and passing percentages : Over the period of years I have observed that passing percentages fluctuate in relation to ongoing market demand. There is a high possibility that students who marginally clear the exam might not make during final cut. It is important to keep yourself out of the margins. Only way to do that is to prepare well in advance. There are no shortcuts.Other important aspect is writing "To the point" answers which should be well explanatory without being lengthy and vague. Your answer sheet should not confuse the examiner but should force him/her to award full marks. I spoke to few CA final evaluators and heard numerous stories of how badly written answer sheets they face and how easily a perfect answer sheet shines in mid of all others.6. Discipline : Discipline is the key to success in every field but in CA it becomes extra important. CA course demands 5 years of high discipline and dedication which can get really tough on individuals at times.I can write more on the difficulties I faced however, I want to stress more on things which I think can help in making it less tougher (if not easier).If you feel that above factors are too much to handle then you might find CA to be really tough.However, If you think you can deal with above, then just go for it and with little planning and dedication you can be assured to be successful.I want to share my experience, how I think I was able to clear it without any hiccups and how with the right approach you can overcome the fear of "CA being the toughest".1. Self-belief : You need to believe on yourself and care less about what everyone around you think of the course. It is not impossible and students do become CA in their first attempt. I always used to think that if others can do it then I totally can do it.Gradually, it got transformed into a fire within me which constantly made me push myself to limits to give my best.2. Avoid negativity : Try to avoid negativity wherever possible like few students who will just keep telling you about "Lower passing percentage" and "Difficulty level of last attempt". Try to have fun with your friends without discussing studies during your breaks.3. Aim higher : It was during one Indirect tax class when I realised that even I can get a rank. There were few CA final rankholders visiting our class and telling their scores. Listening to them, I remember telling my friend that if we try for 75+ in each subject we can be in top 10. Eventually I ended with 71% and ranked in top 3.4. Be systematic: Use checklists, highlighters to make sure you dont miss anything important.Make plans keeping the time you have and courses you have to cover.Use trackers to track your progress against the plans.I used a wall chart in my room to track my revision in last 30 days before exams where each green tick used to give me motivation to keep going (Its like you meet your fitbit targets today).5. Sleep and eat well : Remember anytime you fall sick because of lack of sleep or skipped meals, you will lose important productive time.6. Make ur own summary notes : I found it better to make my own summary notes. I kept removing the items I always use to remember while separately marking the topics I used to get confused in. Before the examination day, I just used to revise the second list. (ICAI didnt have concept of an off day between exams at that time).7. Take breaks and have fun : Try to take small breaks between your study sessions and treat urself with a movie or a gaming session (or whatever stressbuster activity of your choice) from time to time. I remember watching entire T20 WC 2007 which was right before my CA final attempt and I planned my breaks around the match timings.8. Study groups and discussion : Try to form a group of willing individuals and meet regularly to discuss anything new that anyone of you learned recently. You can increase your knowledge manyfolds by sharing with each other. Getting under house arrest few months before exams doesnt do any good.9. Be futuristic : I always used to think about life after becoming CA and it only helped to keep the motivation high.10. Play to your strengths : Identify your strengths (we always know ours) and make it strong enough that it can cover ur weakness if required. Remember you can afford to have scores in 40s and 50s only if you can hit 80 in few subjects.Likewise, I can list down more such things which I actually followed during my student life. Some of these I learned from my teachers, friends and some habits I developed on my own.Bottomline is that your attitude and approach towards CA will make it tough or easy.Special thing about CA course that it makes you mature, disciplined and strong enough to face any difficulty in life.I won't say it will be easy but it can be turned into a challenge which will leave you as a winner irrespective of the result.All the best..
What is the procedure for opening an old age home in India?
If you want to get some examples of Old Age Home In India, then Visit This Site. It has all the info about Opening Old Age HomeWhere should an Old Age Home be located?An Old Age Home should have a calm, pollution free environment and all other basic necessities just as any comfortable housing project.It could be located in a rural or urban setting depending on opening old age home in india type of people expected to live in it. While some people may like quiet idyllic surroundings, others may prefer an urban area where they have quick access to facilities in opening old age home in india city.How should an Old Age Home be designed?Old Age Homes could be opening old age home in india dormitary type, independent rooms or cottages depending on opening old age home in india social and economic status of those who are going to live in opening old age home in india homes.The rooms should be well-ventilated.As much as possible all facilities in opening old age home in india home should be at opening old age home in india ground floor level. If upper floors have to be built then a sloping ramp has to be provided which would also facilitate easy passage of wheel chair when needed.The toilets and bathrooms should have rough flooring so that opening old age home in india elders do not slip. Suitable railings should be provided for support.A room should be set apart where sick people needing short-term treatment could be housed.Recreation rooms and rooms for medical care should be built.Who are opening old age home in india people required to work in an Old Age Home?A home for opening old age home in india aged will need an administrator who will be responsible for opening old age home in india running of opening old age home in india home.Supporting staff such as clerks, cashier cum accountant, nursing staff, attenders, maids and a cook are opening old age home in india basic required staff for opening old age home in india efficient running of a old age home.A medical officer will be needed to attend to opening old age home in india health needs of opening old age home in india inmates. If opening old age home in india home is very close to a hospital where emergencies can be treated then, it may be enough to avail opening old age home in india services of a Doctor, who works there part-time.A nutritionist can play an important role by providing special attention to opening old age home in india nutritional requirements of opening old age home in india residents. At least a part-time nutritionist should be appointed.A professionally qualified social worker is an essential member of opening old age home in india team of personnel.Wherever possible nursing staff and health care workers trained in Geriatric care should be appointed.What are opening old age home in india requirements for medical care in such an institution?All medicines and medical accessories that may be needed for treatment of opening old age home in india residents should be stored as per opening old age home in india advice of a senior physician. For eg: Oxygen cylinders, suction apparatus and intra-venous sets should be readily available. Drugs should be replaced periodically, considering their expiry date. Transport facilities should be available in case there is a need to rush them to opening old age home in india hospital for intensive care.What are opening old age home in india other facilities that could be provided in an Old Age Home?Recreational and reading facilities such as,. televisions, video players, newspapers and books should be available. Depending on opening old age home in india extent of opening old age home in india physical activity of opening old age home in india residents other facilties for active sports such as: tennis, table tennis, squash can be provided. Depending on opening old age home in india need billiards and card tables and other entertainment facilities can be provided.In today's context computers with internet connections are more a necessity than an option especially to receive and send e-mail to opening old age home in india near & dear. The ability to browse opening old age home in india world wide web will allow opening old age home in india residents to be informed and mentally active.What could be opening old age home in india participation of opening old age home in india residents in opening old age home in india running of opening old age home in india home?The residents should be encouraged to participate in opening old age home in india day to day activities of opening old age home in india home which may be anything from cooking to maintaining opening old age home in india cleanliness of opening old age home in india home. They could also periodically organise celebrations of various festivals and social events.The Bill got opening old age home in india Centre’s nod to ensure good care of opening old age home in india elderly people, Union Minister Prakash Javadekar said, adding that its details would be made shared later.The Union Cabinet on Wednesday approved opening old age home in india Maintenance and Welfare of Parents and Senior Citizens (Amendment) Bill, 2019 which provides for basic needs, safety and security of senior citizens.The amended Bill proposes opening old age home in india removal of opening old age home in india `10,000 ceiling as maintenance for welfare of parents and also includes preference to dispose applications of senior citizens above opening old age home in india age of 80.The Bill, which seeks to amend opening old age home in india Maintenance and Welfare of Parents and Senior Citizen Act, 2007, also proposes registration of senior citizens care homes/homecare service agencies along with maintenance of minimum standards for senior citizen care homes.Nodal police officers for senior citizens in every police station and district level special police unit for senior citizens, and helpline for senior citizens are some of opening old age home in india other key points in opening old age home in india amended Bill. The aim is to provide for maintenance and welfare of parents and senior citizens, and ensure their rights are recognised under opening old age home in india Constitution.The Bill got opening old age home in india Centre’s nod to ensure good care of opening old age home in india elderly people, Union Minister Prakash Javadekar said, adding that its details would be made shared later.Close to 18 million elderly in India are homeless. Senior citizens living in poverty face abandonment by their own families as they cannot earn an income. Many a times, they are left with no choice but to beg to survive. Many elderly are left alone after their children move to opening old age home in india cities in search of better livelihood. In opening old age home in india last few days of their lives, who will they look up to? Support an old age home to make sure that in their old age, these senior citizens are taken care of.With opening old age home in india baby-boomer population steadily aging, elder care services are in higher demand than ever before. Knowing how to start a home business caring for elderly people is a potentially lucrative idea. Receiving basic assistance with activities of daily living such as cooking, cleaning, errand running, mobility and self-hygiene allows many elderly individuals to remain safely in their homes, avoiding opening old age home in india high financial costs, loss of dignity and independence and diminished quality of life often associated with nursing homes and long-term care facilities.Starting a home business caring for elderly people does not necessarily require much startup capital or education, but compassion, patience and good communication skills are invaluable to success in this type of service business.Business Laws ResearchReview opening old age home in india laws in your state regarding elder care service providers, as well as elder abuse identification and reporting procedures. Some states may require individuals who provide direct care to elderly persons in their homes to receive certain training (i.e., CPR, first aid, behavior management), be licensed as nurse aides or be listed on a public registry of qualified care providers.Necessary Training or CertificationObtain any necessary training or certification. This usually requires only minimal education and can be completed during opening old age home in india process of opening your business. For example, nurse aide training usually lasts only 4 to 6 weeks, and CPR certification is often obtained through a single 12-hour course.Develop a Business PlanDevelop a business plan outlining what services you can and cannot provide, how far you are willing to travel to clients' homes, standard emergency plans and what backup resources are available to ensure your elderly clients still receive opening old age home in india assistance they need in opening old age home in india event you become ill or injured, advertising and networking strategies, opening old age home in india fee structure and accounting methods you will use and how you will obtain any needed startup funds.Documentation and Operations ManagementDesignate an area of your home to serve as an office, and set up a computer, printer and phone line solely for business use. Additionally, you will need to document what tasks were performed, opening old age home in india general condition of opening old age home in india elderly person and any other important information every time you provide care, as well as record financial or relevant medical information.Typically, documentation pertaining to care provided will occur on paper forms that are carried with you and filled out immediately after opening old age home in india visit, though financial records may be kept on opening old age home in india computer for use with accounting software. When setting up your office, ensure you have adequate storage for paper records as well as secure electronic storage and a means for backing up information on your computer.Making It OfficialFile a proposed business name with your local County Clerk or Secretary of State, according to opening old age home in india rules of your state. Try to choose a name that clearly indicates you offer home care and assistance to elderly persons, but be careful as some localities may impose restrictions on certain terms or reject your business name if it could imply you offer licensed medical treatment or services.Contact your city or county government for information pertaining to any business licenses or zoning permits that are required and how to obtain opening old age home in india necessary permissions.Obtain an Employer Identification NumberObtain an Employer Identification Number (EIN) from opening old age home in india IRS by submitting form SS-4 or by applying online. Even if you are a sole proprietorship with no employees, an EIN helps to protect you from identity theft and if you choose to hire additional care providers later, your number is already available for use. Usually, you can use your federal EIN to register with state and local tax boards for business taxes as well.Purchase Liability InsurancePurchase liability insurance for your home care business and for your vehicle if it will be used to transport elderly clients on errands, to opening old age home in india doctor's and so forth. You may also wish to become bonded for extra security and protection; discuss this with your insurance provider, if desired. Additionally, note that homeowner's insurance may not cover business losses such as your computer equipment, or financial damages related to loss of client records, so be sure to discuss and/or obtain coverage for these as well.Market Your BusinessBegin advertising your elder care business and seeking clients. Contact local community centers, senior centers, aging councils, Alzheimer's associations, caregiver support groups and similar organizations to notify them of your services and to ask for referrals. Additionally, create a website and consider taking out ads in local newspapers and senior-oriented publications.WarningMost states do not allow elder care agencies to provide any type of medical care, including medication administration, without a valid physician, nursing or related license.By opening old age home in india year 2035 it’s projected that there will be more than 78 million person ages 65 and older living in opening old age home in india United States, up almost 60% from opening old age home in india 46 million in 2016, according to population data. Every state is expected to see massive growth as baby boomers age into retirement, but none will see an increase quite like California: by 2036 opening old age home in india state will see more 10,000,000, and comprise 23% of our population.Planning for an aging population is no longer conjecture. It is an absolute necessity. Doing so requires that we have opening old age home in india infrastructure in place to care for those who will need it, which means more licensed care facilities, more available beds, and more trained and certified RCFE administrators.Getting there will not be easy, and setting out to open your own RCFE is not for opening old age home in india faint of heart. It’s a significant business decision, but one that carries with it one of opening old age home in india most rewarding acts of service one can provide: caring for those who came before us. Here’s how you go about opening and RCFE in opening old age home in india state of California.1. Find a qualified, certified Administrator.The first and most important step. Without having a qualified, certified administrator on your team, none of opening old age home in india rest can follow. In all likelihood, you’re probably intent to become certified yourself, but how do you go about doing that?To become certified you must first take opening old age home in india DSS-required 80 hour Certification Course, and then take and pass opening old age home in india DSS-administered 100 question test with a minimum passing score of 70%. This test must be taken within 60 days of you completing opening old age home in india 80-hour course, after which you must submit opening old age home in india required paperwork and fee within 30 days of passing opening old age home in india test.Not everyone is qualified to be an administrator of your facility. The general requirements call for a high school diploma or equivalent and being at least 21 years of age. For a 16-49 bed facility, you must have passed at least 15 college units and have at least 1 year of experience working in an RCFE or equivalent. To be an administrator of a 50+ bed facility, you’ll need to have a minimum of 2 years of college under your belt, and have at least 3 years of experience working in an RCFE or equivalent.2. Secure opening old age home in india physical plant.It will sound obvious in hindsight, but you can’t be opening old age home in india administrator of a residential facility for opening old age home in india elderly if you don’t have opening old age home in india actual facility part locked down. In order to submit a license application for your facility, you must show “control of property” — that is, proof that you either own opening old age home in india property outright, that you are either in opening old age home in india process of buying opening old age home in india property or that you will be leasing/renting opening old age home in india property.3. Contact your local fire marshal for a pre-inspection.The sooner you do this, opening old age home in india better! It’s possible that opening old age home in india fire marshal will charge you a nominal fee, but this inspection will let you know early on if you will need to make costly modifications to your home/facility in order to be compliant with local fire codes and state regulations. Money well spent! If you don’t make these modifications, you won’t be able to get opening old age home in india maximum number of non-ambulatory rooms or apartments out of your facility. You’ve already come this far! Maximize your investment by making these modifications, or find another location!4. Take opening old age home in india online Orientation course with DSS.You must take opening old age home in india DSS RCFE course. You only need to take this course once. This is done through opening old age home in india DSS website, and then submit a copy of your orientation certificate.5. Submit a license application to DSS.Now we’re getting to opening old age home in india fun stuff. The next step in this process is to prepare and submit an RCFE license application for DSS, including parts A and B, along with opening old age home in india applicable fee. We won’t sugarcoat it: this is not like filling out an application for a driver’s license. The Applications Instructions alone are 22 pages in length, and all told you’re looking at hundreds of pages to gather information for, prepare, and fill out. Attempting this on your own is a recipe for disaster — just one error could delay your facility’s opening by months! Instead, it’s smart to consider having yours completed by a professional. Our team has licensed hundreds of small and large RCFE’s, and worked with DSS licensing personnel for over 15 years. We have never had an application rejected due to error!Do you have opening old age home in india required 3 months’ of operating costs in opening old age home in india bank? You must open a bank account in your facility name and deposit at least 3 months’ operating costs into it. The DSS will verify this in opening old age home in india process of reviewing your application.Be patient. This process may take 4-5 months.6. Market your Facility.Congratulations, you’ve submitted your application! Now it is time to start meeting with opening old age home in india potential residents who fill your facility once you are licensed. You are NOT allowed to move residents into your facility until you secure opening old age home in india license from DSS. But DO start looking for residents. Don’t wait until you secure opening old age home in india license, because that will just be time lost! In our post detailing 6 Steps for a Successful RCFE we talked about opening old age home in india importance of choosing your residents wisely. Remember, your first resident is your benchmark and will set opening old age home in india tone for your facility in ways you might not expect.7. DSS will schedule a Component II (face to face) meeting at their office.This is step two in a three-part component process that must be completed by all new licensees. Once your application has been reviewed, you will be contacted by opening old age home in india DSS for a one-on-one with opening old age home in india opening old age home in india reviewing analyst.Component I was opening old age home in india orientation course you took in #4 on this list, and Component III involves “category specific training and discussion in areas not often understood by new licensees intended to promote successful facility operation.” Both components II and III will be done once DSS accepts your license application, but prior to actual licensure. These are all essential aspects of opening old age home in india license application process.8. DSS will schedule a pre-licensing visit to inspect your facility.You’re so close! You’re almost there! A pre-licensing inspection is by opening old age home in india DSS as opening old age home in india last step in opening old age home in india RCFE license application review process. DSS will send you a checklist for you to complete prior to this visit. Make sure you complete this checklist fully, and have it available for their review when they come to visit. Note: opening old age home in india DSS will NOT conduct a pre-licensing until your fire marshal grants their approval.9. Hire staff and train them accordingly.Putting together your team and training them accordingly is arguably opening old age home in india most important step in this entire process. We’ve discussed before opening old age home in india perils of fire-drilling opening old age home in india hiring process in our post about The 10 Biggest Mistakes RCFE’s Make. You aren’t just looking for warm bodies to fill these important caretaking positions. You want a passionate team of people who want to come in every single day intent one making opening old age home in india lives of your residents better. Remember, you don’t want to wait until you are licensed to build your team, because you will not be able to move in and care for residents without staff! Once you’ve found opening old age home in india right people, make sure that they are properly trained and meet all opening old age home in india state requirements. And don’t forget opening old age home in india importance of ongoing CEU training for RCFE administrators and staff as well!10. DSS issues you a facility license.You did it! Yes, you! Let that feeling of pride wash over you. You are now opening old age home in india proud administrator of a fully licensed RCFE. This is everything you’ve worked so hard toward, and it’s time to open your doors. Now you can move in your residents that are on your waiting list!The process to opening an RCFE facility in California may be long, but it’s rewarding. It’s okay if it takes you a year or more to get your facility off opening old age home in india ground — it’s not a race, and in opening old age home in india end it will all be worth it. The senior care industry is among opening old age home in india fastest growing industries in opening old age home in india country, and California is no different. We must be prepared to meet opening old age home in india needs of seniors with opening old age home in india best care possible. More growth, means more new facilities.Given opening old age home in india population’s nature of an RCFE facility, opening old age home in india threat of contracting and spreading opening old age home in india coronavirus proves a tremendous challenge. Beyond opening old age home in india “new normal” operating procedures of enforced social distancing, mask and glove wearing, and ongoing temperature checks to better protect opening old age home in india residents, opening old age home in india staff must also take even greater precautions for their own protection.At opening old age home in india end of May, 2020, opening old age home in india Center for Disease Control released enhanced guidelines for every RCFE administrator and staff member to follow in opening old age home in india face of opening old age home in india pandemic. These include:New regulations about visitor restrictions and updated outlines on group activities, especially as some facilities start to relax their previously mandated restrictions.In addition, new information was released regarding opening old age home in india best practices for tracking infections and preventing infection of others in a systematic way.This current contagion of COVID-19 presents unprecedented challenges both for aspiring RCFE administrators and long-standing ones. But never has opening old age home in india need for dedicated RCFE workers been more urgent. 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If I try to sell my house without a realtor, what issues might I face and how do I avoid them?
184 things agents do for real estate clients (and they don’t even know it)Pat Vredevoogd-Combs, past president of the National Association of REALTORS in 2007, testified before the House Financial Services Committee on Housing to blunt government complaints about industry pricing.As part of her testimony, she submitted a list of 184 things that listing agents do in every real estate transaction.“By all accounts,” she said, “the general public is not aware of all the services that agents provide to sellers and buyers during the course of the transaction, probably because most of the important services are performed behind the scenes.”Here is the list.Pre-listing activitiesMake appointment with seller for listing presentation.Send a written or e-mail confirmation of appointment and call to confirm.Review appointment questions.Research all comparable currently listed properties.Find sales activity for past 18 months from MLS and public databases.Research “average days on market” for properties similar in type, price and location.Download and review property tax roll information.Prepare “comparable market analysis” (CMA) to establish market value.Obtain copy of subdivision plat/complex layout.Research property’s ownership and deed type.Research property’s public record information for lot size and dimensions.Verify legal description.Research property’s land use coding and deed restrictions.Research property’s current use and zoning.Verify legal names of owner(s) in county’s public property records.Prepare listing presentation package with above materials.Perform exterior “curb appeal assessment” of subject property.Compile and assemble formal file on property.Confirm current public schools and explain their impact on market value.Review listing appointment checklist to ensure completion of all tasks.Listing appointment presentationGive seller an overview of current market conditions and projections.Review agent and company credentials and accomplishments.Present company’s profile and position or “niche” in the marketplace.Present CMA results, including comparables, solds, current listings and expireds.Offer professional pricing strategy based on interpretation of current market conditions.Discuss goals to market effectively.Explain market power and benefits of multiple listing service.Explain market power of Web marketing, IDX, and Find Real Estate, Homes for Sale, Apartments & Houses for Rent | realtor.com®.Describe the work the broker and agent do “behind the scenes” and agent’s availability on weekends.Describe agent’s role in screening qualified buyers to protect against curiosity seekers.Present and discuss strategic master marketing plan.Explain different agency relationships and determine seller’s preference.Review all clauses in listing contract and obtain seller’s signature.After listing agreement is signedReview current title information.Measure overall and heated square footage.Measure interior room sizes.Confirm lot size via owner’s copy of certified survey, if available.Note any and all unrecorded property lines, agreements, easements.Obtain house plans, if applicable and available.Review house plans, make copy.Order plat map for retention in property’s listing file.Prepare showing instructions for buyers’ agents and agree on showing times with seller.Obtain current mortgage loan(s) information: companies and account numbers.Verify current loan information with lender(s).Check assumable loan(s) and any special requirements.Discuss possible buyer financing alternatives and options with seller.Review current appraisal if available.Identify Homeowner Association manager if applicable.Verify Homeowner Association fees with manager–mandatory or optional and current annual fee.Order copy of Homeowner Association bylaws, if applicable.Research electricity availability and supplier’s name and phone number.Calculate average utility usage from last 12 months of bills.Research and verify city sewer/septic tank system.Calculate average water system fees or rates from last 12 months of bills.Or confirm well status, depth and output from Well Report.Research/verify natural gas availability, supplier’s name and phone number.Verify security system, term of service and whether owned or leased.Verify if seller has transferable Termite Bond.Ascertain need for lead-based paint disclosure.Prepare detailed list of property amenities and assess market impact.Prepare detailed list of property’s “Inclusions & Conveyances with Sale.”Complete list of completed repairs and maintenance items.Send “Vacancy Checklist” to seller if property is vacant.Explain benefits of Homeowner Warranty to seller.Assist sellers with completion and submission of Homeowner Warranty application.When received, place Homeowner Warranty in property file for conveyance at time of sale.Have extra key made for lockbox.Verify if property has rental units involved. And if so:Make copies of all leases for retention in listing file.Verify all rents and deposits.Inform tenants of listing and discuss how showings will be handled.Arrange for yard sign installation.Assist seller with completion of Seller’s Disclosure form.Complete “new listing checklist.”Review results of Curb Appeal Assessment with seller and suggest improvements for salability.Review results of Interior Decor Assessment and suggest changes to shorten time on market.Load listing into transaction management software.Entering property in MLS databasePrepare MLS Profile Sheet–agent is responsible for “quality control” and accuracy of listing data.Enter property data from Profile Sheet into MLS listing database.Proofread MLS database listing for accuracy, including property placement in mapping function.Add property to company’s Active Listings.Provide seller with signed copies of Listing Agreement and MLS Profile Data Form within 48 hours.Take more photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography.Marketing the listingCreate print and Internet ads with seller’s input.Coordinate showings with owners, tenants and other agents. Return all calls–evenings and weekends included.Install electronic lockbox. Program with agreed-upon showing time windows.Prepare mailing and contact list.Generate mail-merge letters to contact list.Order “Just Listed” labels and reports.Prepare flyers and feedback forms.Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability.Prepare property marketing brochure for seller’s review.Arrange for printing or copying of supply of marketing brochures or flyers.Place marketing brochures in all company agent mailboxes.Upload listing to company and agent Internet sites, if applicable.Mail “just listed” notice to all neighborhood residents.Advise Network Referral Program of listing.Provide marketing data to buyers from international relocation networks.Provide marketing data to buyers coming from referral network.“Special Feature” cards from marketing, if applicable.Submit ads to company’s participating internet real estate sites.Convey price changes promptly to all Internet groups.Reprint/supply brochures promptly as needed.Review and update loan information in MLS as required.Send feedback e-mails/faxes to buyers’ agents after showings.Review weekly Market Study.Discuss feedback from showing agents with seller to determine if changes will accelerate the sale.Place regular weekly update calls to seller to discuss marketing and pricing.Promptly enter price changes in MLS listings database.The offer and the contractReceive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.Evaluate offer(s) and prepare “net sheet” on each for owner to compare.Counsel seller on offers. Explain merits and weakness of each component of each offer.Contact buyers’ agents to review buyer’s qualifications and discuss offer.Fax/deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer if possible.Confirm buyer is pre-qualified by calling loan officer.Obtain pre-qualification or pre-approval letter on buyer from loan officer.Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date.Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent.Fax copies of contract and all addendums to closing attorney or title company.When Offer-to-Purchase contract is accepted and signed by seller, deliver to buyer’s agent.Record and promptly deposit buyer’s money into escrow account.Disseminate “Under-Contract Showing Restrictions” as seller requests.Deliver copies of fully signed Offer to Purchase contract to sellers.Fax/deliver copies of Offer to Purchase contract to selling agent.Deliver copies of Offer to Purchase contract to lender.Provide copies of signed Offer to Purchase contract for office file.Advise seller in handling additional offers to purchase submitted between contract and closing.Change MLS status to “Sale Pending” or “Under Contract.”Update transaction management program to show “Sale Pending.”Review buyer’s credit report results–Advise seller of worst and best case scenarios.Provide credit report information to seller if property is to be seller financed.Assist buyer with obtaining financing and follow up as necessary.Coordinate with lender on discount points being locked in with dates.Deliver unrecorded property information to buyer.Order septic inspection, if applicable.Receive and review septic system report and access any impact on sale.Deliver copy of septic system inspection report to lender and buyer.Deliver well flow test report copies to lender, buyer and listing file.Verify termite inspection ordered.Verify mold inspection ordered, if required.Tracking the loan processConfirm return of verifications of deposit and buyer’s employment.Follow loan processing through to the underwriter.Add lender and other vendors to transaction management program so agents, buyer and seller can track progress of sale.Contact lender weekly to ensure processing is on track.Relay final approval of buyer’s loan application to seller.Home inspectionCoordinate buyer’s professional home inspection with seller.Review home inspector’s report.Enter completion into transaction management tracking software program.Explain seller’s responsibilities of loan limits and interpret any clauses in the contract.Ensure seller’s compliance with home inspection clause requirements.Assist seller with identifying and negotiating with trustworthy contractors for required repairs.Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed.The AppraisalSchedule appraisal.Provide comparable sales used in market pricing to appraiser.Follow up on appraisal.Enter completion into transaction management program.Assist seller in questioning appraisal report if it seems too low.Closing preparations and dutiesMake sure contract is signed by all parties.Coordinate closing process with buyer’s agent and lender.Update closing forms and files.Ensure all parties have all forms and information needed to close the sale.Select location for closing.Confirm closing date and time and notify all parties.Solve any title problems (boundary disputes, easements, etc.) or in obtaining death certificates.Work with buyer’s agent in scheduling and conducting buyer’s final walkthrough prior to closing.Research all tax, HOA, utility and other applicable prorations.Request final closing figures from closing agent (attorney or title company).Receive and carefully review closing figures to ensure accuracy.Forward verified closing figures to buyer’s agent.Request copy of closing documents from closing agent.Confirm the buyer and buyer’s agent received title insurance commitment.Provide “Home Owners Warranty” for availability at closing.Review all closing documents carefully for errors.Forward closing documents to absentee seller as requested.Review documents with closing agent (attorney).Provide earnest money deposit from escrow account to closing agent.Coordinate closing with seller’s next purchase, resolving timing issues.Have a “no surprises” closing so that seller receives a net proceeds check at closing.Refer sellers to one of the best agents at their destination, if applicable.Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.Close out listing in transaction management program.Follow-up after closingAnswer questions about filing claims with Homeowner Warranty company, if requested.Attempt to clarify and resolve any repair conflicts if buyer is dissatisfied.Respond to any follow-up calls and provide any additional information required from office files.So, now that you have a better idea of what agents actually do to create a smooth sale transaction for home sellers, let’s talk about some of the things that can and do go wrong.You didn’t price the home correctly. This usually becomes obvious after several weeks of showings and no offers, but this is also dependent on local market conditions and the price range of your home, among other factors. You’ll have to research the comps again, and re-price the home again. If you don’t handle this process correctly, you’ll usually end up selling for less, sometimes a lot less, than you would have if you had priced correctly from the beginning. You’ll often sell for much less than a professional would have sold for, after their fee has been taken into account. I’m always amazed at how much home sellers who go it alone are willing to give away, but had they used those give-away dollars to pay for proper marketing and representation, they would have received more for their home!You priced the home correctly, but you didn’t market it correctly. Can you tell the difference? Will you know how to adjust the marketing, and/or the pricing, and when to do it?Showings. You are inviting strangers into your home. Do you know how to vet those strangers to make sure they are qualified to buy your home, and aren’t planning a criminal act?Disclosure. Are you fully up to speed on the laws and requirements for disclosure in your state and nationally? If you fail to disclose everything required, it can result in a failed transaction, or worse, a sale that results in a lawsuit later on.Inspections. Do you really know how to negotiate your way through inspection matters without getting upset? Buyers can be very picky and inspections are the time most sales fall apart. Believe it or not, being a voice of reason with buyer or seller clients is one of the most important services real estate brokers and agents provide. Sellers are emotional because this is (still) their home. Buyers are emotional because they want it to be their home. At least, the best, most motivated, and most likely to close buyers are emotional. Investors, not so much. Which kind of buyer do you have?Appraisals. Do you have the skills and knowledge to work with the appraiser, the lender, and the buyer and/or buyer’s agent (oh, you did agree to pay a buyer’s agent, right?) to anticipate and/or work through a low appraisal? No? You’ll feel pressured to reducing your price to make up for the low appraisal. See my comments on paragraph one above about pricing low to avoid paying for professional services.Buyer’s financing. Buyer’s loan was just turned down. Want to avoid that outcome? Do you know how to vet a buyer and a mortgage loan? Do you know the questions to ask the lender? Do you know how to move a loan and keep a deal together?Title. Do you know how to clear matters that are impacting the title to your home? What if the buyer has a judgment lien or some other “title” matter? Do you know what to do? Or do you just give up and start the entire process to market and sell your home over again?Fraud. Are you aware that mortgage and real estate transaction fraud is a huge issue now? How are you going to make sure you, and your buyer, aren’t defrauded?I’ve been a full-time real estate broker for 18 years. I think I’ve seen it all, and then I see something new. With real estate sales, the thing is, there’s always a new thing, something we haven’t seen before. Luckily, among our peers, there is usually someone who has seen it, and can help us navigate the circumstances. Real estate transactions are frought with complications and potential derailers, because there are a LOT of people and processes involved, they are intertwined and overlapped, and the laws and practices for dealing with these things are constantly evolving.Many many professions require a license before working with the public on an important matter. And for good reason. Without a working knowledge of these things, and professional resources, people can quickly find themselves in trouble. Most people wouldn’t try to avoid a licensed professional doctor, lawyer, CPA, or hairdresser. Why avoid a professional real estate broker? We are licensed, experienced, and here to help with the most important, high dollar transaction of your life. Instead of trying to replicate our skills and experience, instead, I recommend you spend your time finding the best agent you can to handle your sale.
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