Fort Knox Kentucky home buyers should always get a home inspection before purchasing.

Why do I need to have a home inspection when purchasing real estate?
Buying a home near Fort Knox should always involve a home inspection to identify any problems with the structure, the plumbing, the electrical wiring, the heating system, the roof, and more. Buying a home is a wonderful investment and you are limiting your risk by requiring an inspection. Whether you're buying a new home or an existing one, we always recommend you have a home inspection; even people who are pretty "handy" should get one. A good home inspector is doing checklist-based home inspections daily, is much more thorough than the typical buyer, and spends two hours or more at the house. Many buyers mistakenly think the VA appraiser is a home inspector. The VA appraiser is arriving at a fair market value for the home while checking for obvious physical defects. An appraisal of any kind is not a substitute for ordering a home inspection.

What requirements exist to become a licensed home inspector?
Kentucky requires the home inspector be licensed to conduct the inspection. Inspectors must take a board-approved training program or course involving the performance of home inspections, and pass an examination prescribed or approved by the board. Inspectors must also have insurance with general liability coverage of at least $250,000. How can you recognize an unlicensed home inspector? You can verify the status of a Kentucky inspector's license on the Board of Home Inspectors website.

How do you choose a good home inspector?
We, and many other Hardin County Kentucky Realtors, always recommend that buyers choose their own inspectors. Other than finding inspectors on the internet buyers should ask family, friends, and neighbors who have recently purchased. We have a list of home inspectors for Hardin County and Meade County with reviews.
Gather names, phone numbers, and email addresses of local home inspectors. Once you have completed this search, select several of the individuals from your list. You can narrow your choices down easily by selecting home inspectors who live nearby. We feel it's important to choose a home inspector who is familiar with the local area.

You'll want to interview the inspectors (over the phone), here are a few questions to ask:

• How much do you charge to perform a home inspection? Inspections usually run anywhere between $200 and $400. Make sure the inspector knows the location of the property, you want to make sure he/she services that area and the fee may also be based on how far the inspector has to travel. Even though it may be difficult, try not to base your decision solely on price; a busy inspector may charge more because of his/her high demand (the whole supply/demand thing). As per your real estate purchase contract, you need to have your inspection done in a timely manner so be sure to check the inspector's availability and inform him/her of your deadline.
• What parts of the home are inspected and what parts aren't? If there are any specific areas of concern, be sure to address them with the inspector and ensure they are checked.
• How long have you been inspecting houses near Fort Knox Kentucky? As with anything else, you probably want someone with a bit of experience and may want to avoid hiring a total "newbie".
• When will I get the inspection report and can you email it? It's important to have your report within your contract deadline so you can decide which items you want repaired. It's also important for you and your Kentucky real estate agent to get an email copy of the report. Because of the time crunch it's important to have the speed of email (plus we're in the 21st century). Many inspectors will also provide you with an additional paper copy.
• Can I go to the home inspection? Although it is not required, it is very important that you are present while the home inspector is inspecting the home. It's almost never a problem for the buyer to attend the inspection and it's a great idea for you to be there so you can ask questions. Your inspector may be able to give you an idea of how much specific repairs will cost. Be cautious if the inspector offers to make the repairs because that's a significant conflict of interest.
• Ask the home inspector for a reference or two. Call each of the references to verify that the home inspector did satisfactory work. As long as you like everything that you hear about a particular home inspector, you have found the right one. If you want to go one step further, contact the Better Business Bureau. Find out whether any complaints have been lodged against this specific home inspector. If complaints have been filed, you might want to rethink your choice.

When you get to the home inspection
Give the home inspector a copy of the MLS listing because it usually contains information about appliances, roof, well, septic system, recent additions, etc. Follow the home inspector and take notes on the problems he finds. Ask the home inspector what needs to be done to correct any problems.

Remember, if nothing else, make sure you get an inspection, even the worst home inspector probably has more knowledge than the average home buyer.

Related: A home sold "as-is" might not really be "as-is"

2012 BAH Rates Fort Knox Kentucky

Fort Knox Kentucky BAH Rates for 2012 have been released and they're pretty sweet compared to 2011. Soldiers with dependents had an average increase of 5.5% and those without dependents are up about 6.6%. E4 and below saw the biggest increase, averaging about 8% while E5 with dependents got a little over 10%.

When you get a mortgage for a home near Fort Knox, your BAH goes pretty far since rates are so amazingly low right now (around 3.75%).

It's very cool to see how the BAH rates have changed for the Fort Knox area. We have history as far back as 1998 for each pay grade. For example an E6 (with dependents) received just $536 in 1998 and receives $1,254 for 2012.

Fort Knox HRC Certificate of Appreciation

US Army Human Resources Command at Fort Knox presented us with a Certificate of Appreciation. We love and appreciate the troops! Thanks for your service.

Kentucky Seller Disclosures are Important

When is a seller's disclosure of property condition required (requirements of KRS 324.360)?

• Sales and purchases involving single-family residential real estate dwellings in Kentucky if any person licensed receives compensation.

When is it NOT required?

• Residential purchases of new homes if a warranty is offered
• Sales of real estate at auction
• A court supervised foreclosure

What You Must Know About The Seller's Disclosure
You should know what a seller's disclosure is if you are selling your Kentucky home, more so if you are buying one. If you are selling your home, you can refuse to complete and/or sign the disclosure, however put yourself in the buyer's shoes, would you buy the home? If you decide not to disclose what you know to be the physical problems of your house (now and while you've owned it), you will most likely not get the highest price. If you are the one buying a home, you should make it a point to obtain the seller's disclosure and learn how to make use of the information it contains to boost your position as home buyer and get a better deal.

What's in a Seller's Disclosure
Take a look at the following questions. Although they are by no means complete, these are the type of questions you will need to answer when completing your own seller's disclosure.

• Are there any existing physical defects? If yes, what are they?
• Does the basement leak? What is the condition of the basement?
• Does the roof leak? What is the condition of the roof?
• What is the source and condition of water supply?
• What is the source and condition of sewage service?
• Do you know if there are problems with your electrical wiring system?
• Are you aware of any plumbing issues in the house that can possibly be hazardous to its new owners?
• Has the house been altered without necessary building permits?
• Is there anything else that the buyer should be concerned with when it comes to safety in the house?
• Did the house suffer any damages from fire, flooding, hurricanes, etc?
• Are there any parts of the house that must be repaired or replaced?

Remember that it is your responsibility as the home seller to disclose all the relevant information to the interested buyer. If you don't, you may find yourself in hot water for failing to disclosure. One scenario we see quite often is investors or landlords who leave the disclosures blank or draw lines through everything because they have never lived in the home. This is unacceptable. In almost all cases, repairs have been made and buyers should insist these be disclosed.

Importance of Seller's Disclosure to the Home Buyer
If you are buying a house, make sure to review and study the information contained in the seller's disclosure prior to signing the sales contract. Knowing more about the house you are buying will be a big help to confirm that you are not paying more than the real value of the property. For example, let's say you learn from the seller's disclosure that the roof leaks in many places. This means major repair or even a total replacement is needed. You should consider how much it will cost you to fix the roof because this will jack up the total costs of acquiring the home and making it habitable. You can even use that information as leverage and request the owner lower the selling price.

While the seller's disclosure will help you haggle for a lower price if the house has major deficiencies for which you must spend on later after buying the property, you should realize that there could still be a number of minor issues that may be undisclosed. Structural defects may not be included in the seller's disclosure if the owner is not aware of them. Therefore, it is in your best interest to hire a professional home inspector to check out the property you intend to buy.

Whether you're the buyer or the seller, you stand to benefit from knowing more about the seller's disclosure, good agents will be able to assist you with any questions you have.

2011 BAH Rates Fort Knox Kentucky are available

2011 Fort Knox Kentucky BAH Rates basically didn't change. Soldiers with dependents had an average increase of 1.2% while those without dependents are about the same as 2010 rates.

Josh Hay with US Bank says when you get a mortgage for a home near Fort Knox you can expect a 30 year rate of about 4.75% and 4.25% at 15 years. When rates are this amazing your payments are lower and BAH buys much more. Also when selling homes, Fort Knox interest rates make it much easier when they are low like this.

It's interesting to see how the BAH rates have changed for the Fort Knox area over time. We have the rates as far back as 1998 for each pay grade. For example an E7 (with dependents) received $581 in 1998 and receives $1,272 for 2011.

Clients send great real estate agent feedback

Here's a great email I just got from clients of ours who bought a wonderful home in Rineyville Kentucky.

"Lisa and I both decided that after we bought our home that if we eventually sold, we would go through you. You are honest and trustworthy and we enjoyed the process. Thanks again for getting us into this house and if we do sell, we will use you." Mark and Lisa Reeves

3 homes sold first week of 2011 by Andra Shortt

Congratulations Andra on selling 3 homes near Fort Knox KY in the first week of 2011, you are off to an amazing start.

All three homes are located on the North end of Hardin County. One in Radcliff's Meadowlake Subdivision, another in Vine Grove's Creekvale Subdivision and the other in Radcliff's Woods Hollow Subdivision. Total MLS production value is $825,000.

If you're buying a Kentucky home or need to sell yours, contact Andra Shortt.