Homeowner’s Guide to Fall Home Maintenance

Compiled by Jonathan Priest

Fall brings colorful leaves and cooler temperatures, but seasonal home care should also be on the calendar because winter has no mercy on homes unprepared for its surprises.

Roof and Exterior

A visual inspection of a home, from the chimney to the foundation, can help reveal vulnerabilities that lead to trouble when wind, freezing temperatures, snow or winter rains rule. Homeowners can use a drone or binoculars to look for debris, which will need to be cleaned up, and missing or loose shingles, which should be fixed or replaced before they lead to leaks. Overhanging tree limbs should be trimmed, so they can’t come down, potentially puncturing the roof and causing leaks, water damage and mold.

Fall and winter are also prime time for rodents to come indoors for warmth; seal up even the smallest holes and gaps in the foundation, attic or crawl spaces. Firewood should not be stored against the house because it can cause a beetle and/or termite infestation.

Gutters

To keep gutters running well, check them monthly for twigs, leaves and other debris. Plan bigger cleanings — including running water down all the downspouts — both before autumn leaves fall and again after trees are bare, to be sure fall and winter rain and snowmelt can flow down and away from the house — instead of into the walls, which can cause rot and mold and invite insects.

Clogged gutters — along with poorly ventilated roofs and under-insulated attics — are also a common culprit for damaging ice dams. Ice dams form when rooftop snow melts and refreezes, building up thick layers of ice that eventually push into joints and cracks in the roof and cause leaks.

Landscaping

Some experts note that grass will fare better if it is fertilized after the hottest days of summer are over, when the fertilizer can encourage blade growth and strengthen the root system for winter. Rake off all leaves and give the lawn a final mowing once it stops growing. (A local garden center can guide you on fertilizer formulas suited to your climate and lawn.)

Fall is also a good time to cut dead branches off trees, according to the Arbor Day Foundation, but pruning for shape and size should wait for late winter or early spring.

Outdoor furniture

Umbrellas and furniture that could be blown over can be brought inside or stacked and weighted down, to reduce the risk of damage. Grills should be moved indoors and outdoor appliances, such as mini fridges, should be unplugged.

Doors, windows and other drafty spots

To keep houses warm without sending heating bills through the roof, and to save energy, the federal Environmental Protection Agency recommends sealing spots where cold air can sneak in, focusing on the attic, foundation and around windows and doors. Caulking, weather stripping and door draft guards can be inexpensive DIY fixes.

For single-pane windows, adding plastic film or storm windows reduces heat escape and cold penetration. Replacing them with insulating double-paned windows is a more expensive option.

Heating

A good time for an annual HVAC system check — to look for wear in parts like the blower motor — is before having to turn on the heat, according to the International Association of Certified Home Inspectors.

Also, check with local utilities to see if they offer free energy audits or rebates for energy-efficient appliances, including furnaces. It is also good practice to change furnace filters every 60 to 90 days.

Thermostat

Using a programmable thermostat or adjusting a manual thermostat before leaving the house or going to bed, can cut the heating bill by as much as 30 percent while still keeping a home cozy, according to the EPA. Consumers can find Wi-Fi-enabled thermostats, which can be managed remotely via smart phone, for about $100 to $300.

Basement

Along with cleaning gutters, making sure a basement is ready for winter means checking the foundation for cracks, which freezing water can widen and make for a very expensive repair. Sump pumps need to be checked for wear.

The big payoff is savings on repairs — and peace of mind.

This article was brought to you courtesy of Farmers Insurance agent, Jonathan Priest, with an office at 57 Tandberg Trail, Suite 7, Windham and StaySafe.org. Call him at 207-893-8184 or send him an email at jpriest1@farmersagent.com <

Why does it seem like everyone is moving to Maine?

By Carrie Colby

Maine’s rising popularity is a fascinating trend influenced by several factors that resonate with a diverse range of people. Here are some key reasons why more folks are calling this beautiful state home:

1. The Weather

Maine’s climate presents a unique blend of experiences. While winters can be brutally cold, the summers are a highlight, offering mild temperatures and plenty of outdoor activities without the oppressive heat found elsewhere. Residents can enjoy hiking, biking, and water sports in the warmer months, making the most of the state’s stunning natural landscapes.

2. Air Quality and Climate Change

With climate change impacting many regions, Maine has emerged as an appealing refuge. Its relatively stable weather, lower incidence of natural disasters like hurricanes and wildfires, and overall good air quality attract those looking for a safer, more sustainable environment.

3. Quality of Life and Peace of Mind

Safety is a major draw for many. Maine consistently ranks as one of the safest states in the U.S., making it an ideal place for families. The sense of community is strong, and many residents appreciate the slower pace of life. This environment fosters peace of mind, where people feel comfortable letting their kids play outside and engaging with neighbors.

4. Remote Work Opportunities

The pandemic accelerated the trend of remote work, allowing many individuals and families to relocate without the constraints of proximity to their offices. Maine’s serene environment and access to nature have proven irresistible for those looking to enhance their work-life balance.

5. Outdoor Recreation

Maine is a haven for outdoor enthusiasts. From hiking the Appalachian Trail to kayaking in its many lakes and rivers, and even skiing in winter, the state offers abundant recreational opportunities that appeal to nature lovers and adventure seekers alike.

6. Community and Culture

Maine boasts a rich cultural heritage, with vibrant arts, food, and local traditions. The state’s renowned seafood, particularly its lobsters, is a culinary draw, and many towns host festivals that celebrate local culture and community spirit.

7. Affordable Living

Compared to many urban centers, Maine offers relatively affordable housing options. This affordability can be especially attractive to those moving from high-cost areas, allowing for a higher quality of life without breaking the bank.

In summary, Maine’s combination of stunning landscapes, a strong sense of community, safety, and growing remote work opportunities makes it an appealing choice for many people looking to relocate. Whether seeking a peaceful lifestyle, better air quality, or simply a place to enjoy the outdoors, Maine is increasingly becoming a top destination.

Carrie Colby is a Broker with Allied Real Estate, 909 Roosevelt Trail in Windham. She can be reached at 207-232-5497. <

Is a condo right for you?

By Nicole Foster, Broker/ REALTOR

A growing segment of the residential single-family real estate market is struggling to keep pace with the strong demand from buyers of all ages who are seeking the condo living experience.

A condominium, often referred to as a "condo" for brevity, is a unique type of residential property that is privately owned but located within a larger complex or community. Condos can take various forms: they might be situated within a multi-story building, share walls with neighboring units, or even be standalone structures often termed “house-a-minimum” allowing for different living experiences, catering to a range of lifestyles and preferences depending on its location.

Condos are particularly appealing to individuals seeking to simplify their lives, such as those looking to downsize after a larger family home or first-time buyers eager to transition from renting to owning. Many find that condos provide an excellent opportunity to start building equity, as they are generally more affordable than traditional single-family homes. This affordability makes them an attractive starter home option for many, enabling buyers to invest in real estate for less money.

Living in a condominium typically entails fewer responsibilities compared to homeownership, fostering a more relaxed lifestyle with increased leisure time. This can be especially beneficial for those who wish to spend less time on maintenance and upkeep and more time enjoying their surroundings and pursuing personal interests.

One of the primary distinctions between owning a single-family home and a condominium lies in the ownership structure. When purchasing a single-family home, the buyer acquires both the dwelling and the land it sits on. In contrast, when you buy a condo, you own your individual unit but share ownership interest of the land and communal areas with all the other residents within the complex. This shared ownership model often results in a collaborative living environment.

In terms of maintenance responsibilities, condo owners enjoy a significant advantage. In a single-family home, the homeowner is responsible for all aspects of property upkeep, including repairs, landscaping, and snow removal. However, in a condominium, many of these tasks are managed by the homeowners’ association (HOA) or a property management company. This arrangement can be particularly appealing to individuals who wish to own real estate without the burden of owning and maintaining tools and equipment, such as lawnmowers or snow blowers.

The costs associated with condo living typically include monthly fees that contribute to the overall maintenance of the community. These fees can range significantly, often falling between $100 and $700 or more, depending on the amenities and services provided. Most frequently, these fees are collected on a monthly basis, although they can also be charged quarterly or annually. For complexes with upscale amenities—such as swimming pools, fitness centers, or concierge services—the fees may be higher. It’s essential for prospective buyers to inquire about what these fees cover and how frequently they are collected. Additionally, owners may be subject to one-time assessments for upcoming repairs or improvements within the complex, which can also impact their financial obligations. Owners usually have options regarding payment for these assessments, whether in a lump sum or through installment plans.

Living in a condo also means embracing a sense of community, which comes with adhering to the rules and regulations set forth by the homeowners’ association. These guidelines can be quite comprehensive, covering a range of topics such as parking restrictions, quiet hours, clothes lines, pet policies, guidelines for outdoor grilling, and regulations regarding the renting out of units—an important factor that can influence resale value. It is crucial for potential buyers to thoroughly review all governing documents to fully understand their restrictions and responsibilities as a condo owner.

Before purchasing a condo, it is critically important to assess the overall financial health of the condominium community. Prospective buyers should request access to the most recent financial statements and accounting records to ensure the community is well-managed and financially stable.

If you are contemplating purchasing a condo as your next home, be sure to have a discussion with your lender. The financing for a condominium can involve additional considerations and requirements compared to a traditional home purchase and understanding these aspects will help determine if your loan would be suitable for a condo.

Nicole Foster is a real estate Broker with nineteen years of experience and a Windham parent. Follow on Insta @207nicolefoster or Facebook facebook.com/sellingmaine <

Interior Design – The Balance between Scientific Principles and Artistic Creativity

By Theresa Bouchard

Yes, interior design is both a science and an art form. There are many considerations when designing a home that relates to science principles such as psychology, color theory, geometry, scale, and sustainability. Science and artistic creativity are combined to create beautiful, aesthetically appealing, sustainable spaces to create that emotional connection between individuals and their homes.

Our homes are our safe place, our sanctuary. Although vacations, quick trips, and/or business travel are needed throughout our lives, most are ready to get back to the comforts of their homes, their beds, and their surroundings. When designing one’s haven, people look for practical and comfortable rooms that serve them ergonomically and functionally. Utilizing a space that best serves your and your family’s needs is best for your overall well-being.

Psychologically speaking, living in a visually appealing environment impacts one’s behavior positively. Creating comfort in a space with a specific color scheme and/or furniture layout can help a person’s mood and overall well-being. Designers often interview their clients to understand what colors they like, what type of furnishings are appealing to them and their overall lifestyle so designers can deliver a space that is aesthetically pleasing, functional and creates an emotional connection. Isn’t this what we strive for in our homes? I know I do!

Science principles and artistic creativity are intertwined when cultivating spaces within a home. When selecting color for a room, you want to be sure it correlates with the likes of the person(s) and their lifestyle. Blues and greens are calming while reds and oranges are bold and energetic. Incorporating other material elements into a room that complement the colors can tone down a bold red or ramp up tones of blue to create balance. Organic materials such as rattan, leather, wood, plants and different textures are a big part of creating a specific look for a space. Some individuals have eclectic tastes which encompass various styles of décor. An eclectic style creates uniqueness within the home and makes it your own.

Lighting is an important element in a room. Light interacts with different materials and colors within a space. Cool lighting vs. warm lighting is a personal preference but knowing how the room will be utilized will help determine the type of lighting (cool, warm, wattage, etc.). Selecting different shapes and materials of lighting fixtures can change the look of a room and should complement other elements within the room. Therefore, light tone and selecting lighting fixtures are important to a room from a scientific perspective and artistic imagination.

The scale of a room is examined when planning the layout of furnishings along with additional décor. Measuring space and furnishings is important to ensure pieces fit in a room without overwhelming or getting lost in a space. Having appropriate measurements allows designers to layout a room that creates space, flow and functionality without compromising comfort.

TS Staging and Design, a professional home staging and interior design company based in Windham, Maine, uses their creative talents while applying scientific measures to curate beauty, functionality, practicality, comfort and safe spaces for their clients. At TS Staging and Design, we tell a story within a room. A flow and beauty that attracts the eye and creates an emotional connection for all who see it.

Let TS Staging and Design help you tell a story. Whether preparing your home to sell or wanting to refresh a space or two, we will deliver beautiful and inviting designs to attract potential buyers or make you fall in love with your home again!

You can contact TS Staging and Design at 207.400.9393, via email at tsstaginganddesign@gmail.com or visit our website at www.tsstagingandesign.com for further information. You can also find us on Facebook and Instagram! Follow us to see our weekly transformations!

Stay tuned for the grand opening of TS Staging and Design’s new warehouse located on Roosevelt Trail in Windham, Maine! More details to follow!

Happy Fall!

Theresa Bouchard is the owner and designer of TS Staging and Design. If you would like more information regarding staging services, please contact TS Staging and Design at 207-400-9393 or check us out on Facebook, Instagram or our website at www.tsstaginganddesign.com. We are an award-winning professional home staging company that provides superior customer service and beautiful designs that attract buyers to your home.

Real Estate: Too hot to handle

By Tricia Zwirner

Space heaters and wood stoves are great for warming up chilly rooms, but they should be operated with a measure of caution. According to a 2022 National Fire Protection Association (NFPA) report that gathered data from 2016 to 2020, space heaters, whether portable or stationary, account for 33 percent of home heating fires. In addition, 88 percent of home heating fire civilian deaths involve space heaters. They also contribute to 80 percent of fire related injuries and 55 percent of home fire related property damage.

Wood stoves are a more efficient heat source than traditional fireplaces, and many units can keep more than one room warm. To help keep wood stoves operating safely, consider the following tips:

• Before buying a stove, check with your local fire department to get local ordinances on solid fuel burning appliances.

• Ensure that the unit has been tested and is listed with a nationally recognized testing laboratory such as Underwriters Laboratories (UL).

• Follow the specific clearance requirements outlined by the Maine Office of State Fire Marshal. Maintain proper distances between the wood stove and combustible materials, per the manufacturer and local regulations.

• If there are no manufacturer's instructions or a label on the unit, the NFPA suggests clearances should be 36 inches away from any combustible item, such as curtains or flooring.

• Regularly clean and inspect your chimney to reduce the risk of chimney fires. It's recommended to have a professional chimney sweep service to perform annual inspections and cleanings. Burn only seasoned hardwood or wood pellets in the stove, according to the manufacturer's directions.

• Wait until the ashes have cooled before removing them then transfer ashes in a covered metal container to an outside location 10 feet or more away from the home and douse them with water.

Radiant space heaters warm whatever is directly in front of them, while convection heaters can help make an entire room feel more comfortable. To use them safely, consider the following tips:

• Choose electric space heaters that are certified by recognized testing laboratories, such as UL (Underwriters Laboratories) or CSA (Canadian Standards Association). Look for models with built-in safety features like tip-over protection & overheat shut-off switches

• Regularly inspect the electric space heater for any signs of damage or wear and KEEP THEM free of dust or debris that can accumulate and potentially cause overheating.

• Keep children and pets away from the heater to help avoid contact burns.

• Place the unit on a level surface at least three (3) feet from combustible materials such as bedding, curtains and furniture.

• Plug space heaters directly into wall outlets. Avoid using extension cords or power strips, as they can overheat and pose fire hazards. Never use a space heater to dry clothing.

• Never leave an electric space heater unattended. Turn it off when leaving the room or going to sleep. Keep children and pets away from the heater to prevent accidental contact.

A kerosene space heater can warm a large area within your home. Some communities restrict their use so always check with the local authorities before purchasing or operating a unit. To operate safely, consider the following tips:

• Space heaters should be specifically designed for indoor use. They should be certified by a recognized testing laboratory, such as UL or CSA, and have safety features like an oxygen depletion sensor (ODS).

• Only use propane space heaters in well-ventilated areas. These heaters produce carbon monoxide, so ensure that there is proper airflow to prevent the buildup of this toxic gas. Never use propane space heaters indoors without proper ventilation.

• Keep children and pets away from the heater to help avoid contact burns. Never leave it unattended, especially overnight or while sleeping. Turn off the heater when leaving the room or going to sleep. Monitor the heater and ensure that it is functioning properly.

• Use only the approved fuel — clear 1-K grade kerosene, never gasoline.

• Do not refill a heater until the unit is cool and refill unit it outdoors.

• Follow the manufacturer's instructions for safely handling and storing propane fuel. Store propane cylinders outdoors in a well-ventilated area and away from ignition sources or heat.

Whether electric or wood, be sure to check that all smoke detectors are in working order with fresh batteries. It’s also advisable to install carbon monoxide detectors near sleeping areas and ensure they are in working order. Follow the manufacturer's instructions on for installation and testing for both.

Tricia Zwirner is a State Farm agent celebrating her 21st year in Windham. She and her team would love to hear from you and can be reached via phone and text at 207-892-2864 or via email at tricia@TRICIAZWIRNER.com.

Brace yourself, bad contractor season has been extended

By Warren O’Shea

It used to be that “bad contractor season” started sometime after our beloved black fly and mud season, or at least that’s when the local news channels would tend to run their stories. The stories may have been popular during this time of year due to many Mainers starting to think of their projects, and clicks equals money. The recent story of a disabled woman in York County ripped off by a contractor lies outside of this scheduled norm. Have the media outlets decided it was hot enough to now put it in their agenda cycle? Did the failed Contractor Licensing bill LD1929 stir the pot enough, or are there just that many more contractors ripping people off?

The king of rhetorical questions says yes, all have some validity. It can be a challenge to get the news to run a story as they do not want to expose themselves to liability. They likely won’t run a story if the homeowner and contractor do not have a contract, and they may not run a story unless the contractor violated Maine state law. In the case of the York County woman, the contractor asked for a deposit of 50 percent of the total project cost up front, where State law sets the maximum request of no more than 1/3 of the total project cost.

According to the Office of the Maine Attorney General, since 2018 the agency has received nearly 4,000 complaints related to contractor fraud with a total of $12 million in losses. I personally know of one contractor who continues to advertise his services across multiple local social media platforms and community groups who has 15 complaints with the Better Business Bureau, 7 of which have been in the past 12 months. There are currently 24 complaints to the local police department, and it doesn’t help that law enforcement frequently lists these types of complaints as a civil matter rather than criminal, leaving the responsibility to the homeowner to seek restitution, usually in court.

From the Office of the Maine Attorney General’s page on home construction and repair:

“While there are a great many competent, ethical home contractors in Maine, it is up to you, the consumer, to find one. Home contractors are not licensed or regulated by the State of Maine. The old saying "Buyer Beware" applies. You should also keep in mind that the lack of state licensing allows the worst contractors to compete for your business alongside the best. The Attorney General's Consumer Mediation Program ranks home contractors among the top three most complained about businesses every year.”

Doing your research when hiring a contractor is crucial for several reasons

Quality of Work: Different contractors have varying levels of professionalism, expertise and workmanship. Research helps you find someone who has a track record of delivering quality results that meet your expectations.

Reputation and Reviews: Checking reviews and testimonials from previous clients can provide insights into a contractor’s reliability, professionalism, and the quality of their work. This information can help you avoid contractors with a poor track record. Remember that the good contractors are working on getting your business right next to the bad contractors. It’s up to you to find the difference.

Credentials and Experience: Ensuring that the contractor has the necessary licenses when required, insurance, and certifications required by the state is vital. Maine is among 15 states that do not regulate home contractors. I highly recommend getting the contractor’s Certificate of Insurance directly from the insurance broker. Canceled COI policy documents can be forged to give the false impression that the policy is valid.. Researching their experience in the specific type of work you need helps ensure they are qualified for the job.

Price Estimates: By researching and comparing estimates from multiple contractors, you can avoid overpaying and identify a fair market price for your project.

Avoiding Scams: Unfortunately, there are fraudulent contractors who may try to take advantage of unsuspecting clients. Researching allows you to recognize red flags and avoid scams.

Communication and Compatibility: Finding a contractor who communicates well and understands your vision is essential for a successful project. Research helps you identify contractors who align with your communication style and project needs.

Warren O'Shea is the owner of O’Shea Builders LLC, Maine’s most award-winning remodeling contractor. He has 35-plus years of residential remodeling experience. He is a certified home inspector and has been featured on HGTV, Food Network, and Maine Cabin Masters. He is a recipient of the Portland Police Department’s “Citizen Award,” and is a staunch consumer advocate. Warren has, and continues to, co-author articles for nationally distributed trade magazines. <

Real Estate: Programs available to reduce property taxes

By Lisa DiBiase

Reducing monthly expenses is a goal many of us strive to achieve, and property taxes are often one of the biggest expenses that homeowners face. Fortunately, for Maine residents, there are several programs available that can help lower these costs. By taking advantage of these property tax relief programs, homeowners can save a significant amount of money each year. Here are some of the key programs that can help Maine residents reduce their property tax bills:

Homestead Exemption:

The Homestead Exemption is a popular program that offers property tax relief to individuals who have owned homestead property in Maine for at least twelve months and use that property as their permanent residence on April 1st. Eligible homeowners can receive a reduction of up to $25,000 in the assessed value of their home for property tax purposes. This reduction can result in substantial savings, especially over the long term.

To take advantage of the Homestead Exemption, homeowners need to apply. The application process is straightforward. Simply visit www.maine.gov, click on the "Property Tax" From there, you can learn more about the Homestead Application and download the form, complete it, and submit it to your local assessor’s office. It's a quick and easy step that can lead to significant savings.

Veteran Exemption:

Maine offers additional property tax savings for veterans through the Veteran Exemption. This program is designed to honor and assist those who have served our country. Veterans who served during a recognized war period and are 62 years or older, or those receiving 100% disability or who became 100 percent disabled while serving, may be eligible for a $6,000 exemption on their property taxes.

The process to apply for the Veteran Exemption is similar to the Homestead Exemption. Veterans can visit the same section on www.maine.gov to find the Veteran Exemption Application form. By completing this form and providing the necessary documentation, veterans can benefit from this well-deserved tax relief.

Tree Growth Tax Program:

Maine’s Tree Growth Tax Program offers property tax reductions for landowners who manage their land for timber harvesting. To qualify, homeowners must have at least 10 acres of forestland. This program taxes land based on its current use—timber production—rather than its market value, which can result in significant tax savings.

Participating in the Tree Growth Tax Program not only helps landowners reduce their tax burden but also promotes responsible land management and sustainable forestry practices. This program is a win-win for property owners and the environment, ensuring that Maine’s forestland is preserved for future generations.

Farmland Tax Program:

Similar to the Tree Growth Tax Program, the Farmland Tax Program provides property tax reductions for land actively used for agricultural purposes. This program helps preserve Maine’s valuable farmland by reducing the tax burden on farmers and those who maintain agricultural land. By assessing the land based on its agricultural use rather than its market value, the Farmland Tax Program makes it easier for farmers to continue operating and maintaining their land.

To qualify, landowners must demonstrate that their land is used for agricultural purposes, such as growing crops or raising livestock. This program is vital for maintaining Maine’s agricultural heritage and supporting local farmers.

Additional Property Tax Relief Programs:

In addition to these programs, Maine offers other property tax relief options that homeowners may find beneficial:

Blind Exemption: Homeowners who are legally blind may qualify for a property tax exemption, providing up to $4,000 off the assessed value of their property.

Renewable Energy Equipment Exemption: Homeowners who install renewable energy systems, such as solar panels or wind turbines, may be eligible for a property tax exemption on the value of the equipment, encouraging the use of clean, renewable energy.

Working Waterfront Tax Program: This program offers tax reductions for owners of waterfront land used for commercial fishing activities, supporting Maine’s traditional fishing industry.

For us Maine residents, taking advantage of these property tax relief programs can lead to some great savings. Whether you're a homeowner, veteran, farmer, or someone looking to manage your land responsibly, there are options available to help reduce your property tax burden.

When it comes to navigating these programs and maximizing your property investments, having a knowledgeable team of professionals by your side can make all the difference. As I have said before, please call a local Realtor® for all your real estate needs no matter how big or small. We are trained professionals here to make your life easier.

Lisa DiBiase is the Broker/Owner for Landing Real Estate. She and her company represent buyers and sellers in the Greater Portland area and surrounding areas. For all your real estate needs contact Lisa at lisa@landinghomesmaine.com or call 207-775-SOLD. <

Real Estate: Waterfront properties a proven and sound investment

By Pamela Starnes and Tiffany Libby

There’s something truly special about waterfront properties in Maine. Whether you're a local or someone from out of state, the charm of living by the water is irresistible. Imagine waking up to the gentle sound of waves, sipping your morning coffee on the deck as the sun rises over the water, or spending your afternoons kayaking, fishing, or simply unwinding at the water's edge. Whether it’s a cozy cottage on Sebago Lake or a luxurious estate along the coast, these properties offer more than just a place to live—they offer a lifestyle that combines tranquility and investment potential.

The allure of waterfront living is undeniable. There’s a peace that comes with being near the water, a chance to disconnect from the hustle and bustle of everyday life. For many, owning a waterfront home is the fulfillment of a lifelong dream—a place to escape, recharge, and create lasting memories with loved ones. Beyond the lifestyle, these properties have also proven to be sound investments. Even with the ups and downs of the real estate market, waterfront properties have consistently held their value, often appreciating faster than inland homes. The limited availability of waterfront lots, especially in prime locations, only adds to their appeal.

In recent years, the demand for these properties has only grown, especially with the rise of remote work. More and more buyers are seeking homes that offer not just a retreat from the city but also a comfortable year-round living and working space. This has sparked a surge of interest in Maine’s waterfront properties, drawing buyers from near and far who are eager to experience the natural beauty and relative affordability that Maine offers compared to other coastal areas in the Northeast.

However, before diving into waterfront living, it’s important to consider the unique aspects of owning such a property. Erosion, flooding, and the need for specialized maintenance are all factors that can add to the cost of ownership. That’s why it’s crucial to work with a real estate agent who understands these challenges and can guide you through the process.

Another key consideration is finding the type of waterfront property that best suits your needs. Maine’s diverse landscape offers everything from oceanfront homes with private beaches to secluded lakefront cottages nestled in the woods. Each type of property provides a different experience, so it’s important to think about what matters most to you – whether it’s easy access to boating and fishing, proximity to amenities, or the peace and quiet of a secluded spot.

Windham and its surrounding areas are home to some of Maine’s most sought-after waterfront properties. Just a short drive from Portland, Windham strikes the perfect balance between accessibility and seclusion. The town is famous for its beautiful lakes, including Sebago Lake, Little Sebago Lake, and Highland Lake. These lakes are ideal for a variety of activities, from boating and fishing to swimming and kayaking, making them perfect for families, retirees, or anyone who loves the outdoors.

In Windham, you’ll find a wide range of waterfront properties, from charming cottages to luxurious estates. Many of these homes feature private docks, spacious decks, and stunning views, offering the perfect setting to enjoy Maine’s natural beauty. With a strong sense of community, excellent schools, and easy access to shopping, dining, and cultural attractions, Windham is an excellent choice for those looking to embrace the waterfront lifestyle.

Waterfront properties in Maine offer a rare combination of natural beauty, recreational opportunities, and investment potential. Whether you’re searching for a year-round residence, a seasonal getaway, or an investment opportunity, the Libby Starnes Team is here to help you find your perfect waterfront home. With our in-depth knowledge of the local market and our dedication to client satisfaction, we’re committed to helping you navigate the complexities of waterfront real estate and make your dream of owning a Maine waterfront property a reality.

To learn more or to explore current waterfront listings, reach out to the Libby Starnes Team at Signature Homes Real Estate Group. We’re excited to help you discover everything Maine’s waterfront has to offer.

Pamela Starnes and Tiffany Libby are the Libby Starnes Team with Signature Homes Real Estate Group. Call them at 207-838-8051 or 207-712-2424 or visit them online at www.libbystarnesteamhomes.com. <

New real estate regulations take effect

By Matthew Trudel

In August we have just had some significant changes to how we can do business as REALTORS®. This applies to every REALTOR® and real estate company actively practicing brokerage across the state. Some of these changes were minor and we don’t need to really discuss those in depth.

One example would be the new requirement for the Flood Hazard disclosure for all properties including just land. There are some significant changes about how we can work with sellers and buyers. These are the things that I really want to share with you and explain how it might affect buyers and sellers.

Let’s first talk about buyers and buyer’s agreements. A buyer’s agreement is a written document that is an agreement between an agency and a buyer. This explains what type of property the buyer is looking for and more importantly how the agency is going to be compensated and how much they will be compensated. We have had buyer’s agreements around for years, but they were not required. Now they are required before you can show a buyer any listing. The exceptions to this rule are if the property being shown is the REALTOR’s listing that they have listed for sale, or for any open house. Basically, if a buyer finds a house online that they like and would like to see it, they have only two options. Option 1 is to call the listing agent to set up a showing. Option 2 is to enter into a buyer’s agreement with a REALTOR® and have them set up a showing.

Option 1 is something I think most people should avoid. Going directly to the listing agent does not provide you with any representation. The listing agent is looking out for the seller and their best interest. The listing agent cannot or should not be advising a buyer who is not a client about negotiations, representations, value, and many more things. In addition, the listing agent is likely going to make double the commission and remember they are not looking out for the buyer’s best interest.

Option 2 is a much better plan that will provide you with representation from a professional REALTOR® that will be looking out for your best interest. This also allows you to negotiate exactly what the compensation will be for the service that the agency is providing. If you negotiate a buyer’s agency fee of 2.5 percent of the purchase price and the property you want has a listing agency that is willing to pay 3 percent to any broker who brings a buyer, then you should get that extra ½ percent as a credit toward closing costs. I would also suggest entering into a buyer’s agreement before you find that perfect home. Remember to interview a few REALTORs to find the right fit with a realtor with plenty of experience.

Let’s switch gears and talk about sellers and how these changes affect them. REALTORs are no longer allowed to post on any listing the amount or percentage that the agency is willing to compensate another agency who brings a buyer that is their client. Sellers can really negotiate what that amount will be or if there will be any compensation offered. Every real estate company has their own policy about how they are handling these changes. Now that buyers are going to likely have their own representation from another agency, the question that is now being asked is should the seller be responsible for paying that other agency? Why wouldn’t each party pay their own REALTOR® respectively? There are many reasons why it is easier for agencies to share the commission that the seller is willing to pay, and I can’t get into all of them. A lot of it has to do with financing and closing cost limits for buyers.

These changes just went into effect and like with any changes, there will be a learning curve as we get used to working within the new guidelines. It encourages buyers to obtain representation and a clear understanding of what the compensation will be. In the past I think this was sometimes not really clear to buyers and probably because the real estate agent did not properly explain the whole process. Sellers should hopefully have a better understanding of the compensation they are paying and that it might be negotiable depending on the listing agency’s policy. This is also why it is a good idea to talk to a few different agencies regarding what options each might offer.

This article was written by Matthew Trudel, Owner and Broker of Five Star Realty in Windham. Call him at 207-939-6971 or email him at: matt@fivestarrealtymaine.com for all your real estate needs. <

Commercial real estate is truly a people-first business

By Larry Eliason

As a Commercial Real Estate Broker, my focus is to provide my clients with sound Commercial Real Estate advice. I specialize in Sales and Acquisitions Representation for Sellers and Buyers and Commercial Real Estate Leasing Representation for Landlords and Tenants.

As a seasoned Maine Licensed Real Estate Broker, I have developed a diverse set of skills by accumulating years of experience that includes Sales and Marketing, Contract Negotiation, Due Diligence, Planning and Approval Process, Commercial Real Estate Financing and Commercial Broker Opinion Valuation to name a few.

I wanted to provide some basic Commercial Real Estate Terms to help Sellers, Buyers, Landlords and Tenants better understand what Commercial Brokers are looking at as far as Income, Expenses, Cash-Flow and Return on Investment in addition to the physical nature and condition of Commercial Real Estate.

Gross Potential Rent is calculated by taking the market rent of every unit on the property and adding them together. It is the maximum amount of money your property could make if it was 100 percent occupied and every unit was making market rent.

The Vacancy Rate is a numerical value calculated as the percentage of all available units in a rental property, such as a shopping center or business park, that are vacant or unoccupied at a particular time.

Gross Operating Income refers to the result of subtracting the credit and vacancy losses from a property's gross potential income. GOI is also sometimes known as Effective Gross Income (EGI).

Repairs and Maintenance are the costs incurred with a real estate asset operating at its present condition. If a commercial building requires repairs, the cost to repair the damage is debited to repairs and maintenance expenses.

Reserves for Replacements is an amount of money set aside in anticipation of building components or equipment like HVAC wearing out in a relatively short time and needing to be replaced. Replacement reserves can be a mere accounting entry as a phantom expense item reducing net operating income each month, or it can be money deposited into an account and earmarked for replacements.

Property Management Fee is the operation, control, oversight, and accounting of real estate investments. Management is needed to monitor the property and offers accountability for collecting rents and reviewing expenses as they come along.

Net operating income (NOI) is a calculation used to analyze real estate investments that generate income. Net operating income equals all revenue from the property minus all reasonably necessary operating expenses.

The Return on Investment (ROI) or cash on cash return is a commonly utilized investment measurement in the real estate industry. Return on investment is calculated by taking the monthly or annual cashflow of an asset and dividing it by the total amount of money you invested into a property.

The Return on Equity (ROE) is a measurement of investment returns. ROE considers your total equity, including equity that has built up over time, and measures your cash-on-cash returns against that instead of your initial investment.

The Income Capitalization Rate, also known as the commercial real estate cap rate, is the rate of return used by Commercial Real Estate Investors to assess the risk and potential return of a property. Cap rates are usually expressed as percentages such as 10 percent as a return on investment using debt and equity. When comparing investment properties, capitalization rates are a commonly used benchmark for measuring returns.

As much as Commercial Real Estate is a review income and expenses, analyze leases and crunch the numbers to evaluate risk and determine return-on investment, Commercial Real Estate is also a people business. I believe that success in this industry is earned over time by building long term relationships and being a valuable resource to your clients.

My service area is the Greater Sebago Lakes Region. I do go where a client needs me to travel sometimes hours away from my home base. In the Greater Sebago Lakes Region, the property may be zoned commercial, however, it could also be a residentially zoned Multi-family or an Income Producing Property with Lakefront, a Sales and Service business like a Marina, a Waterfront Campground or other Four Season Property with Lakefront amenities.

If you are looking to Sell, Buy or Lease Commercial Real Estate, I would greatly appreciate the opportunity to help you meet your Commercial Real Estate Goals.

Larry Eliason is a Commercial Broker with Butts Commercial Brokers, 1265 Roosevelt Trail, Raymond. He can be reached at 207-415-2112 or by email at LarryEliasonBCB@gmail.com. Visit www.ButtsCommercialBrokers.com <

Reading your property deed can help protect your investment

By Richie Vraux

In purchasing your home, you should read your deed thoroughly because it could be costly to you if it is incorrect. It’s important to make sure you understand and ask a real estate law professional for those things that are difficult to comprehend.

Your real estate title company always has a lawyer on staff that reviews the deed. If you use your family lawyer, make sure they are familiar with real estate law because it may not be their specialty. There could be things listed in your deed that you may not be aware of or understand. For instance, there could be an easement and restrictions and or even a (ROW) right-of-way designation that you might not have been aware of.

These are just some of the factors that show up in a real estate deed, and if you don’t understand something, always ask about it.

What is an easement

An easement is an agreed-upon use of land by someone other than the owner of the property. It allows access, mostly established for the utility companies for passage onto your property to maintain public services for the community. There are basically two types of easements.

Gross Easement

A gross easement usually allows for an individual to get onto his or her property that is landlocked. It would be the only way to get onto their property. This, of course, may cost you something extra, but it may be the only way to get to the property. This type of easement passes on to the new owner in the property deed when the owners sell the property.

Appurtenant easement

An appurtenant easement is usually set up to join two properties. Typically, the land with the higher amount of acreage will be the prominent party listed here. This property owner will have more leverage and will usually set the rules moving forward for this type of easement.

ROW-(right-of-way)

A ROW allows an abutter to pass over your land to get to their property. To be clear, a right-of-way is established in a deed to allow an owner of an abutting property to pass over your property to get to theirs. It does not allow you to park your vehicle, to stow your boat or for anything else for that ROW (right-of-way). For example, if a right-of-way is given to an abutter to get to a lake, you cannot store your canoe or kayak there for future use without written permission from the owner. Also, some people think, because they have a ROW agreement that they can build a dock or a slip for their boat there. It is only with written permission that they can do so and listed in the property deed.

As a property owner, you should always be prepared and be knowledgeable about what could affect your quality of living. You should always be aware of your limitations and requirements of your easements or rights-of-way as listed in your property deed. You may require legal services to understand what terms are defined in your property deed. Not all attorneys specialize in real estate law, so investigate thoroughly and know who to call when you have specific real estate questions. If you are unsure of where your property deed may be, you can always go online to the registry of deeds in your community to look up and research your property.

Richie Vraux is a real estate broker with Pine Tree Realty of Maine. We will be back at our same location at 76 Tandberg Trail in Windham shortly. Richie has been a real estate specialist for more than 25 years, so take advantage of his expertise. Call him at 207-317-1297. <

Real Estate: Summer Safety Tips

Compiled by Jonathan Priest 

What’s your plan for this summer? Enjoying the water? Going camping? Firing up the grill? Whatever you prefer, we have safety steps to follow. And don’t forget your furry friends.

There are steps you can take to help keep them safe too.

Preventing unsupervised access to water, providing constant, active adult supervision and knowing how to swim are critical layers of protection to help prevent drowning.

Classes to learn how to swim are available for both children and adults. Check the internet for Learn-to-Swim providers in your community. Everyone should learn first aid and CPR too, so they know what to do in an emergency.

Download the Red Cross Swim app, sponsored by The ZAC Foundation, for safety tips, kid-friendly videos and activities, and take the free Water Safety for Parents and Caregivers online course in English or in Spanish.

It’s best to swim in a lifeguarded area. Always designate a “water watcher” whose sole responsibility is to keep a close eye and constant attention on everyone in and around the water until the next water watcher takes over.

Drowning behavior is typically fast and silent. Unless rescued, a drowning person will last only 20 to 60 seconds before submerging. Reach or throw, don't go! In the event of an emergency, reach or throw an object to the person in trouble. Don't go in or you could become a victim yourself.

It only takes a moment. A child or weak swimmer can drown in the time it takes to reply to a text, check a fishing line or apply sunscreen. For additional information about staying safe while swimming in larger bodies of water like oceans or lakes, review our beach safety tips below.

Learn how to reduce the risks so your family can enjoy swimming in open water, such as the ocean and large lakes:

Watch the weather and get out of the water at the first sign of lightning or the rumble of thunder. Stay indoors and away from water for 30 minutes after the last lightning flashes or thunder roars.

Swim only at a beach with a lifeguard, within the designated swimming area. Obey all instructions and orders from lifeguards and ask them about local conditions

As when swimming or relaxing in a pool or hot tub, always designate a “water watcher” whose sole responsibility is to keep a close eye and constant attention on everyone in and around the water until the next water watcher takes over

Children, inexperienced swimmers, and all boaters should wear properly fitted U.S. Coast Guard-approved life jackets.

Protect your neck – don’t dive in headfirst. Walk carefully into open waters. Watch out for and avoid aquatic life.

If you are caught in a rip current, stay calm and don’t fight it. Swim parallel to the shore until you are out of the current. Then, turn and swim to shore. If you can't swim to shore, float or tread water until you are free of the rip current and then head toward shore. Draw attention to yourself by waving and calling for help.

If a camping trip is in your plans, know the level of ability of the people in your group and the environment around you. Plan accordingly.

Pack a first aid kit to handle insect stings, sprains, cuts and bruises and other injuries that could happen to someone in your group. Take a Red Cross First Aid and CPR course and download a First Aid app so that you will know what to do in case help is delayed. You’ll learn how to treat severe wounds, broken bones, bites and stings and more.

Bring nutritious food items and water, light-weight clothing to layer and supplies for any pets.

More than three-quarters of U.S. adults have used a grill — yet grilling sparks more than 10,000 home fires on average each year. To avoid this, the Red Cross offers these grilling safety tips:

Always supervise a barbecue grill when in use. Don’t add charcoal starter fluid when coals have already been ignited.

Never grill indoors — not in the house, camper, tent or any enclosed area.

Make sure everyone, including pets, stays away from the grill.

Keep the grill out in the open, away from the house, deck, tree branches or anything that could catch fire.

Use the long-handled tools especially made for cooking on the grill to help keep the chef safe.
Don't leave perishable food out in the sun.

This article was brought to you courtesy of Farmers Insurance agent, Jonathan Priest, with an office at 57 Tandberg Trail, Suite 7, Windham and StaySafe.org. Call him at 207-893-8184 or send him an email at jpriest1@farmersagent.com <

Reflections on my Real Estate Career

By Carrie Colby

2024 marks my 20th year as a REALTOR. This milestone made me reflect on the past two decades selling and renting real estate in the Lakes Region.

The reason I left my 15-year marketing career was I knew I could create my own schedule and be there for my kids, friends and family when they needed me. My kids were 3 and 1 when I obtained my real estate license. I was able to volunteer at their schools, go to sporting events and be there when they were home sick. They are now grown adults with their own lives and careers.

This was the main reason to start my real estate career. These are the reasons I still love being a REALTOR and that makes me excited for the next 20 years.

I love waking up each morning knowing that no matter HOW much planning I do, my schedule will change at a moment's notice. Sure, there are regular tasks, but every day brings a different combination of things. New people, new properties, new obstacles to get past … no two days are ever the same.

One of the most profound and gratifying aspects of being a real estate agent is the opportunity to play a pivotal role in people’s lives. In this line of work, I am not just facilitating property transactions; I am helping individuals and families make life-altering decisions. Whether it’s a first-time homebuyer realizing their dream of homeownership, a couple finding their forever home, or someone transitioning due to a major life event, I am there to guide them through these transformative moments.

There’s an immense sense of responsibility that comes with this role, and with it, the genuine care we provide. It’s not just about the sale; it’s about understanding the unique needs and dreams of our clients. It’s about being their trusted advisor and confidant throughout the process. I hold a HUGE chunk of people’s financial life in my hands. If I think about it, this could be scary, but I find it very rewarding.

Of course I love marketing. I worked in advertising and marketing in NYC and LA prior to moving back to Maine. Real estate marketing is constantly changing, and I love learning all the cutting-edge tips and tricks. Real Estate is what brought me into the world of social media.

Real Estate will never die. I don’t care WHAT the market is doing, there is business to be had. Land will not go away and people will want to buy and sell it. The dynamic nature of this business keeps me on my toes. Shifting markets take me out of my comfort zone and into a place where I HAVE to be more effective for my clients. I like solving problems and real estate is a world of problems to be solved.

Real Estate is the ONE thing that I can relate ANYTHING to. It is kind of amusing, actually. Whether I am on the golf course or on a flight, the topic of Real Estate seems to creep into the conversation.

Real Estate has also given me the insight and respect for other professions that are commission-based. I always make a point of purchasing a service or product through the person who helped me make my decision, if that person is paid on commission. This applies to restaurant staff too (although my time waiting tables helped with that as well…)

As a real estate agent, I’ve had the privilege of witnessing tears of joy when a family gets the keys to their new home or the relief on a client’s face when they find the perfect property. It’s in these moments that I realize the profound impact I have on people’s lives. I am not just selling houses; I’m helping individuals and families find the place where they will create memories, build futures, and find comfort and security.

Carrie Colby is a Broker with Allied Real Estate, 909 Roosevelt Trail in Windham. She can be reached at 207-232-5497. <

Real Estate: Cooking up a kitchen remodel

By Warren O’Shea

Kitchen remodeling is a popular home improvement project homeowners undertake to enhance the functionality and aesthetics of their kitchens while increasing the value of their homes. People choose kitchen remodeling for a variety of reasons.

According to a 2022 Houzz study, 43 percent of respondents remodeled because they could "no longer stand the old kitchen.” while 40 percent said they wanted to update their kitchen all along but just became financially ready. It makes sense that the price tag can stop some people from considering a renovation project. Whether you’re planning for just a few well-chosen updates or a complete overhaul of your current space, kitchen remodels don’t come cheap.

While some homeowners may attempt to tackle a kitchen remodel on their own, hiring a contractor can offer numerous advantages. If the homeowner begins a remodel on their own, they may quickly find themselves over their heads and finding a qualified contractor willing to take over in a timely manner could be quite difficult, potentially leaving them without a functioning kitchen for an extended period. Empty pizza boxes will be stacked high, and someone is going to be sleeping on the couch.

One of the primary reasons to hire a contractor for a kitchen remodel is expertise. Contractors are skilled professionals with experience in various aspects of construction and remodeling. They possess the knowledge and expertise needed to plan and execute a successful kitchen remodel, ensuring that the project meets building codes and safety standards. Contractors can also provide valuable insights and recommendations based on their experience, helping homeowners make informed decisions about design, materials, and layout and sometimes they show up with coffee and doughnuts.

Additionally, contractors have access to a network of subcontractors and suppliers, which can streamline the remodeling process. From attaining the proper permits and vetting and scheduling plumbers and electricians to cabinet makers and countertop installers, contractors can coordinate all aspects of the project, saving homeowners time and hassle.

Another benefit of hiring a contractor for a kitchen remodel is project management. Contractors are responsible for overseeing every aspect of the project, from initial planning to final completion. They create a timeline for the project, coordinate workers and materials, and ensure that the remodel stays on schedule and within budget. Contractors also handle any issues that may arise during the remodel, minimizing stress for homeowners and ensuring a smooth and successful project.


In terms of impact, hiring a contractor for a kitchen remodel can significantly increase the value of a home. A well-designed and professionally executed kitchen remodel can enhance the overall appeal of a home, making it more attractive to potential buyers. A modern, functional kitchen is a key selling point for many homebuyers and can result in a higher selling price and faster sale. Therefore, investing in a kitchen remodel with the help of a contractor can offer a substantial return on your investment.

According to a 2023 survey from Remodeling Magazine, a major kitchen renovation or upgrade has an average ROI (return on investment) of 31.7 percent. Kitchen cabinetry is generally the most expensive part of any kitchen remodel. Cabinets currently make up 29 percent of the overall budget. In most cases, you can count on your updated kitchen to boost the value of your home. It’s no shock that buyers are willing to pay more for high-end finishes and thoughtful upgrades.

Looking ahead, the future of hiring a contractor for kitchen remodeling is promising. As technology continues to advance, contractors will have access to new tools and techniques that can enhance the remodeling process. From virtual reality design tools to sustainable building materials, the possibilities for innovative and eco-friendly kitchen remodels are endless. Homeowners can expect more streamlined and efficient remodeling projects in the future, thanks to the expertise and dedication of contractors in the field.

In conclusion, hiring a contractor to remodel your kitchen offers numerous benefits, including expertise, project management, cost savings, and increased home value. The impact of this decision extends beyond the individual project, influencing the overall appeal and value of a home. Ultimately, hiring a contractor for a kitchen remodel is a wise investment that can transform a kitchen into a functional and beautiful space for years to come.

Warren O'Shea is the owner of O’Shea Builders LLC, Maine’s most award-winning remodeling contractor. He has 35-plus years of residential remodeling experience. He is a certified home inspector and has been featured on HGTV, Food Network, and Maine Cabin Masters. He is a recipient of the Portland Police Department’s “Citizen Award,” and is a staunch consumer advocate. Warren has, and continues to, co-author articles for nationally distributed trade magazines. <

Real Estate: Representation Matters

By Tia Morrell

In today’s competitive real estate market, having an agent who genuinely represents your best interests can make all the difference between a smooth, successful transaction and a stressful, regretful experience. It's not just about finding someone to handle the paperwork or show you properties; it's about having a dedicated advocate who goes to battle for you, ensuring that your needs and preferences are prioritized. Let’s delve into why it’s essential to have a real estate agent who truly represents you and upholds the highest ethical standards.

True Representation in Multiple Offer Situations

The real estate market can often be a battlefield, particularly in a multiple offer scenario. In such situations, it's easy to feel pressured into making offers far above the asking price, driven by the fear of missing out. However, a good agent will not simply push you to overextend yourself financially. Instead, they will strategically navigate the process, using their expertise to craft a competitive yet sensible offer.

An agent who represents you will analyze the market, understand the value of the property, and advise you on a reasonable offer. They should be skilled in negotiation, knowing when to stand firm and when to be flexible. This approach not only saves you money but also ensures that you don’t fall into the trap of buyer’s remorse.

Ethical Foundation and Client-Centric Approach

At the core of a stellar real estate agent’s practice is an unwavering commitment to ethics. This means always putting the client's interests first and being transparent throughout the transaction. Ethical agents will not manipulate situations for their gain or pressure you into decisions that aren’t in your best interest.

The foundation of their practice should be built on honesty, integrity, and respect for their clients. They should provide you with all the necessary information, explain the pros and cons of each decision, and respect your opinions and choices. An agent who prioritizes ethics will foster a trusting relationship, making you feel confident and supported throughout the process.

The Importance of Knowledge and Expertise

A proficient real estate agent must be knowledgeable about various aspects of the transaction, including appraisal means and financing. Understanding the appraisal process is crucial, as it ensures that the property is valued correctly and that you are not overpaying. Your agent should be able to interpret appraisal reports and advise you accordingly, ensuring the property is worth the investment.

Financing is another critical area where expertise is essential. A knowledgeable agent will help you navigate different financing options, understanding the implications of each and assisting you in securing the best terms. This includes knowing when to recommend mortgage brokers, understanding loan types, and being aware of any potential red flags in your financial agreement.

The Art of Bluffing and Honest Feedback

Bluffing, when used appropriately, can be a valuable tool in negotiations. An experienced agent will know how to read the room, understand the motivations of the other party, and strategically use bluffing to your advantage. However, this tactic should always be used ethically and transparently, without misleading or deceiving anyone.

Moreover, honest feedback, particularly regarding inspection issues, is paramount. An agent who truly represents you will be upfront about any problems discovered during the walk through or inspection. They should explain the potential impact of these issues and help you make an informed decision about whether to proceed, negotiate repairs, or walk away. Honest feedback protects you from future liabilities and ensures that you are fully aware of what you are buying.

All in All

In the dynamic and often challenging world of real estate, having an agent who genuinely represents you can significantly impact your buying or selling experience. Such an agent will go to battle for you, ensuring that your needs are met without unnecessary compromises. They will operate with the highest ethical standards, prioritizing your interests and providing transparent, honest advice.

Knowledgeable in appraisal and financing, adept at strategic bluffing, and committed to giving you honest feedback, the right agent will guide you through every step of the transaction with confidence and integrity. When choosing a real estate agent, look beyond the surface and seek someone who truly embodies these qualities, ensuring that your real estate journey is as smooth and successful as possible.

Tia Morrell is a REALTOR for Landing Real Estate in Windham. Call her at 207-317-1833 or send her an email at tmorrell@landinghomesmaine.com. <

Real Estate: Did you get a permit for that?

By Nicole Foster, Broker/REALTOR

Maine has some of the oldest housing stock in our nation, often predating building codes, land use ordinances or zoning requirements. More often than not, these older homes have changed ownership a number of times over the years and had modifications along the way. As real estate professionals, we witness daily how building trends from bygone eras have either endured the test of time or fallen short, presenting a spectrum of outcomes.

If given the choice, would you prefer to purchase a home that was constructed in the 1920s or one which was built in the 1970s? Consulting with a local REALTOR can help to shed light on the market inventory and its unique features and distinctions.

One of the first tasks that the listing or buying broker will undertake will be to check and see what information may be found in the file for the property at the Code Enforcement department of your municipality. This is a free, public record and anyone is welcome to view the contents and ask any questions that they have.

Homeowners must apply for and receive a permit for any changes or improvements beyond minor upgrades prior to beginning the work to the inside or outside of their home. Regardless of whether the work is completed by a contractor who has been hired by the homeowner or the homeowner does the work themselves, most alterations beyond a new faucet, change in flooring or new paint will necessitate a permit from the municipality. Larger projects or renovations will likely require more than one permit to be obtained.

Each town or city has its own requirements for inspections and fee structure when applying for permits. The permitting process is intended to help safeguard buildings to make them safer for the current and future occupants. Having the required permits for the improvements that you do ensures that the work complies with the current local standards for energy and safety.

A lender could deny a borrower the loan to purchase the home, or an insurance company can reject a claim due to unpermitted work. Properties with all the necessary permits for upgrades appeal more to buyers and achieve higher valuations compared to those with unpermitted improvements.

Reasons homeowners may forego obtaining permits vary, and many view the process of obtaining them as tedious. Some wish to avoid any increased property taxes by keeping improvements undisclosed to the Tax Assessor. Others fear that permit requirements may impose unwanted scrutiny or will reveal other potential violations during inspections. Additionally, homeowners may hesitate due to the expense of the permit fees, or they simply may be unaware of the requirements and standards.

When selling a home, the owner must disclose any improvements which have been done to the property, both during their ownership and all previous ownership (yes all the way back to the beginning of time). A failure to do so can lead to legal liability down the road after the closing. When unpermitted upgrades and alterations are disclosed to buyers the new owners have accepted the responsibility, shifting liability from the seller to the buyers.

Owners may choose to or could be asked to obtain retroactive permits for already completed work.

Identifying unpermitted work can be straightforward at times by comparing visual inspection to what is in the code file, but it can also be extremely challenging to know where work was done that permits were not obtained for, intentionally or unintentionally. Consulting with a seasoned building inspector or trusted contractors can help to identify any areas of concern, though visual inspection alone may not always reveal permitting noncompliance.

It's important to confirm that the contractors you hire will handle the required permits on your behalf. You will want to verify this directly with Code Enforcement by checking in the municipal code enforcement files for your property yourself, as ultimately, the homeowner holds the responsibility

This is an entirely common and relatively normal occurrence, and I have encountered a costly oversight where a high-end contracting company failed to secure the necessary permits from the municipality for a kitchen remodel, unbeknownst to the seller until the property was going to be listed. Similarly, an insurance claim following a fire was denied due to an electrical issue stemming from work performed without permits.

Upgrades and improvements are an excellent way to support a higher value for your property, don’t sell yourself at a discount by skipping the bureaucratic procedures involved.

Nicole Foster is a real estate broker with Locations Real Estate with 19 years of experience and a Windham parent who loves people and real estate. Follow Nicole on Instagram @207nicolefoster or on Facebook at facebook.com/sellingmaine. <

Real Estate: Summer home maintenance checklist

By Tricia Zwirner

Check out these interior and exterior home maintenance tips to consider while the weather is warm.

Summer is the perfect time to take advantage of the warm weather and get some work done around the house. Help keep your home performing efficiently during the summer by adding these tasks to your home maintenance plan.

Indoor spaces

· Switch your ceiling fan blade direction to counterclockwise to help cool the air by providing a downdraft.

· Clean your refrigerator coils since they have a tendency to accumulate dust and pet hair. This can help your fridge run more economically.

· Wash windows and check screens. A good cleaning of the inside of your windows, patio door and tracks can help remove any buildup from dust, cooking, smoke, candles and fireplaces. While cleaning the windows, look at the screens to see if repairs are needed.

· Check your windows and doors for leaks to help keep cold air in and hot air out & consider sealing leaks with weather stripping or caulking.

Outdoor home maintenance

· Service your air conditioner because regular maintenance can help ensure your air conditioner is working as efficiently as possible during the summer.

· Hose down your exterior air conditioner condenser unit with a garden hose to remove buildup and help it run more efficiently.

· Wash the outside of your windows with soapy lukewarm water to help remove any water spots or dust buildup and dry with a microfiber cloth.

· Wash siding with a garden hose to avoid potentially damaging the outside of your home or having water get under the siding. Apply a coat of fresh paint if needed and repair any damaged vinyl or aluminum siding.

· Check garden plants, trees and shrubs for insect infestations. Termites can easily go undetected until considerable damage has been done. Look for telltale signs like flaking wood or mud buildup and tunneling systems in the exterior wood of your home. Professional pest control inspections are recommended if you have any suspicions of possible infestation.

· Spruce up the exterior of your home by pressure washing your sidewalks, porches and driveways. Fences and decks can also use a lower pressure cleaning.

· Tidy up your landscaping:

o Trim shrubs and bushes as needed.

o Get weeds under control.

o Remove dead or unhealthy plants so that others may thrive & consider replacing with new ones.

o Add a fresh layer of mulch to mulched areas & introduce some pops of color to increase curb appeal.

· Trim trees to avoid potential damage to your home. Keep their branches pruned and at least 25 ft from power lines and your home to help prevent storm-related damage.

· Check gutters to ensure they are free of debris & make sure downspouts are still routed properly so water drains away from the house.

· While on the ground, step back from your home and inspect the roof for maintenance from all sides to see if shingles are cracked, curled or missing.

· Clean the outside clothes dryer vent to remove any built-up lint and allow your dryer to work more efficiently.

· Inspect the pavement for cracks and holes to help prevent accidental slips, trips and falls. It may also help you avoid larger repairs or resurfacing in the future.

Garage maintenance

· There are many items that should not be stored in a garage as the temperature will be rising throughout the season. Don't store heat-sensitive or combustible materials in the garage and keep hazardous materials such as paint, solvents and chemicals away from children and disposed of properly

Energy Efficiency

· Install window coverings or use reflective film to reduce heat gain from the sun and keep your home cooler during hot summer days.

· Check your attic insulation and add more if needed to improve energy efficiency and keep your home comfortable.

· Consider installing a programmable thermostat to regulate your home's temperature efficiently and save on energy costs.

These are just a few summer home maintenance suggestions tailored to our state so that you can ensure that your home is prepared for the unique challenges of the season. Regular maintenance and attention to detail will help prevent costly repairs and maintain the value of your property.

Remember to prioritize safety, energy efficiency, and protection against Maine's ever changing weather conditions. Don't hesitate to seek professional assistance when needed.

Tricia Zwirner is a State Farm agent celebrating her 21st year in Windham. She and her team would love to hear from you and can be reached via phone and text at 207-892-2864 or via email at tricia@TRICIAZWIRNER.com.