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Sellers need a break. Get our HomeSell Stimulus Full Service rate of 4% maximum commission. Keep more of your money in your own pocket.

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Buy any home through us, and, as a 'thank you', we'll pay for your home inspection and help with closing costs. No Kidding! Contact me so I can keep you updated on the latest real estate activities in our community and answer any questions you may have.

My Professional Designations and Memberships include:

National Association of REALTORS (NAR)
Virginia Association of REALTORS (VAR)
Charlottesville Area Association of REALTORS (CAAR)
Thanks and I look forward to assisting in all of your real estate needs!

Areas I Serve

Charlottesville · Covesville · Crozet · Dillwyn · Fork Union · Free Union · Greenwood · Howardsville · Keene · Kents Store · Keswick · New Canton · Palmyra · Scottsville · Troy · White Hall




It is a long established fact that a reader will be distracted by the readable content of a page when looking at its layout.



It is a long established fact that a reader will be distracted by the readable content of a page when looking at its layout.



It is a long established fact that a reader will be distracted by the readable content of a page when looking at its layout.



It is a long established fact that a reader will be distracted by the readable content of a page when looking at its layout.



It is a long established fact that a reader will be distracted by the readable content of a page when looking at its layout.



It is a long established fact that a reader will be distracted by the readable content of a page when looking at its layout.

my philosophy is that knowledge, ethics and plain hard work are the keys to earning your trust and confidence. I'd love to help you find your dream home, and would love to work with individuals that love the city neighborhoods or the beautiful rural properties as much as I do. Because whether you are buying or selling, I'll help you move into and "live" the life you really want.

Why Use a REALTOR®?

Your home will probably be the MOST EXPENSIVE purchase you ever make. Both financially and emotionally, a housing choice is a major milestone and a significant transaction. It is essential to work with a professional that you trust and who can guide you expertly through a complicated process. REALTORS® are indisputably the leaders of the real estate industry – we subscribe to a Code of Ethics that ensures clients’ priorities are always protected, and we pursue in-depth education on all issues that could affect your ability to buy, sell, or rent property.

Not every broker, agent or sales associate is a REALTOR®.

What’s the difference between a REALTOR® and a non-REALTOR®? It’s simple. It’s a commitment to YOU and YOUR BEST INTERESTS. Virginia REALTORS® have pledged to:

1.Protect the individual rights of real estate ownership
2.To be honorable and honest in all dealings
3.To better represent clients by building knowledge and experience To serve our communities

REALTORS® provide expertise, knowledge, and advocacy.

Beyond our commitment to the National Association of REALTORS® Code of Ethics, REALTORS® are real estate professionals with vast amounts of experience. We value continuing education and are active members in our communities who have not only the know-how to represent our clients, but a shared passion and investment in the places where we all live and work. The laws and regulations surrounding the real estate industry are ever-changing. While a non-member agent may care about closing the transaction, REALTORS® go beyond their own bottom line to stay current with any and all updates to laws, regulations, contracts, and practices so that you are protected from unexpected shifts. When it comes to contracts and negotiations, your REALTOR® is your champion. Let us serve as your experienced guide to navigate you through the process of negotiations, lengthy documents, and making, accepting, or declining offers.

Buying a home?

can help you reach your goal! How? First of all, I do not push you. Our main job is to advise you and explain things you need to understand to make informed decisions. We stay with you every step of the way from your first home search to final paperwork. Plus we offer part of our own paycheck to help our buyers with expenses. We can show and sell you any home on the market and you receive this benefit. Contact me for complete details on how I can save you thousands when you buy.

Selling a home?

My approach is simple: full service; discount fees. Save thousands in fees on your next real estate transaction without sacrificing any traditional services. I offer the same full service as others. I charge a lot less, but do not give you less. Why pay nearly twice as much as you have to, to get the same result? You wouldn’t pay $20,000 for a car, when you could get the exact same car for $10,000. So why overpay for the same real estate service? If you’re sitting there saying, ‘How can they possibly sell my home for such a low fee’, consider this. Other companies could charge you a lot less. They just don’t, but I do, so you keep thousand$ more in your own pocket, where it belongs. Isn’t that the goal? Thinking of selling?
Contact me for complete details on how I can save you thousands when you buy.




Home inspections are a critical part of the home buying and selling process. Failure to obtain a home inspection could potentially cost you a great deal of money and hassles in the long run. Uncover valuable tips on the importance of a home inspection and helpful links to a variety of professional home inspection organizations, plus useful information available to you from the National Association. You’ve made an offer on a home, your offer was accepted, and now you’re in escrow waiting for inspection day.

How will you succeed?

A licensed or ASHI certified home inspector goes through an exhaustive checklist: By crossing item off our thorough home inspection checklist. With a home inspection checklist by your side, you’ll move into the home of your dreams in no time.

Buying your first home is accompanied by a myriad of emotions. You’re excited because you finally have a place to call your own. You’re nervous to look at your savings account after paying a down payment. You’re exhausted after spending months working with an agent to find the perfect home.

Don’t worry, this rollercoaster of feelings is completely natural and will come to an end soon. The hardest steps are out of the way when all that’s left is an inspection and final walkthrough. And because the inspection process can be demanding, we’ve created an ultimate home inspection checklist to ease your fears and help transition you into the home of your dreams. Who needs first time homebuyer 101 when you have this available?

Home Inspection Checklist

If you are working with a professional inspector, he or she should know what to look for. However, it’s also important for investors to be able to identify crucial inspection components. The more one knows about the process, the easier they will be able to evaluate a property of their own. Having said that, there are six categories essential to a house inspection checklist:

1. Foundation: Evaluate the property’s foundation and whether or not it will pose any problems down the road

2. Structure: Take a close look at the structural integrity of the home, as it will determine several other factors moving forward

3. Exterior: Examine the exterior. Don’t leave any stone unturned, whether it’s on the roof or in the yard

4. Interior: Walk through the house and be critical of everything you see

5. Plumbing/HVAC: Don’t forget to take a look at the property’s plumbing and HVAC unit, as both are big-ticket items worthy of a closer inspection

6. Electrical: While harder to examine than just about everything else, it pays to have an idea of how the home’s electrical system is operating With that out of the way, here’s an extensive list of questions to ask yourself when referencing a home inspection checklist.

-> Foundation, Structure, and Exterior

· Is the visible foundation in good condition?

· Are there cracks or shifts in foundation at the base of the walls and ceiling?

· Is there proper drainage carrying water away from the house?

· Are there any obvious soggy areas in the landscaping?

· Is there any evidence of standing water?

· Are there leaks in the septic tank?

· Is there any evidence of termite damage or rotted wood?

· Are windows and door frames square or bowed?

· Are there large cracks in the stucco?

· Is the exterior paint stained, peeling, or faded?

· Does the home look as though it will need repairs in the near future?

· Is the roof decaying?

· Does the roof have patching?

· Is the chimney in good condition?

· Do the gutters properly drain?

· Is the siding cracked, loose, rotted, or decayed?


· Are there any strange odors coming from inside the home?

· Are any appliances included in the purchase of the home? (I.e. refrigerator, dishwasher, washing machine, etc.)

· Is there evidence of proper insulation?

· Have the electrical outlets been tested?

· Are there stains or other damages on the floors?

· Will any flooring need to be replaced?

· Are there an adequate number of electrical outlets in every room?

· Do windows and doors operate properly?

· Are the joints around window frames caulked?

· Is there leakage in or around sinks?

· Is the water pressure adequate?

· Is there sufficient ventilation throughout the home?

· Do toilets operate properly?

· Can you easily spot the required smoke and carbon monoxide detectors?

· Are there stains on the underside of the roofing in the attic?

· Does the attic have sufficient insulation and ventilation?

· Are there any open electrical splices in the attic?

->Plumbing & HVAC

· Do pipes leak?

· Are pipes rusted or damaged?

· Is the water pump in working condition?

· Does the hot water temperature exceed 125 degrees Fahrenheit?

· Do pipes restrict water flow?

· Does every room in the home receive sufficient air flow?

· Does the cooling unit appear rusty?

· Have the air filters in the cooling unit been replaced recently?

· Is there a history of asbestos on heating pipes, water pipes, are air ducts?

· Can you smell gas?


· Are there any exposed splices?

· Are cables secured and protected?

· Can you locate the service panel?

· Are fuses or breakers overheating?

Home Inspection Tips for First-Time Buyers

A first time home buyer inspection might seem daunting at first, but it really doesn’t need to be complicated if you know exactly how to prepare. Here are some tips to follow as you prepare for your first inspection, which will correlate with your home inspection checklist:

1. Work with referrals to find the right home inspector. Ask your agent (me).

2. Request a disclosure statement from the seller

3. Mind your due diligence and do your own research

4. Come up with the right questions to ask

5. Identify your deal breakers in advance

6. Be there for your home inspection appointment

Find the Right Inspector

If you are working with a real estate agent, he or she should be able to help you find a licensed home inspector. If not, there are plenty of online resources that will reveal a list of professionals to work with in your area.

The best way to find a home inspector that will meet your needs is to ask around. Talk with friends and family to find recommendations. Check online reviews to see whether or not past clients had a positive experience. The last thing you want is to work with an inspector who is more concerned about their paycheck than your well-being. Just be sure to work with a person who has proven, thorough results.

Ask your inspector these questions to discover whether they will be the right fit:

· “Are you a member of a professional inspection organization?” The most reputable inspectors should be a member of either “The National Association of Home Inspectors”, “The American Society Of Home Inspectors”, or “The International Association Of Certified Home Inspectors.”

· “What is your background and experience?” You want to work with an inspector who has the basics of local building codes and requirements down to a tee. If you are buying an older home, or a “fixer upper”, it is best to find an inspector who has experience working with similar properties.

· “How long will the inspection take?” If your inspector says your inspections will last less than one hour, you are working with the wrong professional. Home inspections take two to three hours on average and can take even longer if you’re moving into a larger home.

· “Can I attend the inspection?” You should attend your final home inspection no matter what. Two sets of eyes are always better than one and you can’t guarantee your inspector will catch everything. If your inspector refuses to let you attend the inspection, this is an automatic red flag.

Get a Seller’s Disclosure Statement

A disclosure statement simply refers to an informative document given by the seller with any property details they need to make the buyer aware of. In some states there are laws and regulations dictating the type of information required in a disclosure statement, though generally speaking they include a series of yes or no questions from the seller. Homebuyers should aim to get a disclosure statement before an official home inspection is conducted. The reason for this is because a disclosure statement can draw attention to any areas that have been renovated or repaired; the inspector can then double check these areas to make sure they were completed properly.

Mind Your Due Diligence

This should go without saying, but It is also important to do your own research on potential inspectors ahead of time. (Even if you think you don’t have time, such as when buying a home in summer.) While a plumber or an electrician has in-depth knowledge about certain aspects of a home, your inspector should possess a broad knowledge of a home’s systems and structures. Your inspector should be objective, independent, and not affiliated with the seller in any way. No first-time homebuyer wants an inspector who doesn’t have their best interest in mind.

If possible, walk through your new home on your own before inspection day. This way, you can put together a list of questions for your inspector and the seller. The worst thing you can do is show up to inspection day ill prepared; you will be blindsided and thus be incapable of assessing every damage.

Ask Questions

Once you’ve found the right contractor, make sure to come up with a list of questions to ask. As a rule of thumb, always ask how much the inspection will cost, and ask for a rundown for what it covers. There may be some specialized types of inspections that will come as an additional cost. Also make sure that your contractor can be available on a date and time that will work with the deadlines on your purchase agreement. Keep in mind that the actual inspection is just part of the process, and it can take several days to receive the report with the results. Also verify that the inspector is properly certified.

Identify Your “Deal Breakers”

As a homebuyer, you should always keep a budget in mind for home repairs. Throughout the inspection process, you’ll start getting a better idea of how much repairs will cost. In advance, set limitations on how much you are willing to spend on repairs, no matter how much you love the house. Major repairs, such as electrical, plumbing or structural work can break your bank if you don’t have a large enough budget. If the inspector returns with unsavory results, be prepared to make a difficult decision of whether or not you want to jump into your purchase.

Be There!

You might think that it would be best to stay out of your inspector’s way and let them do their job, but it’s quite to the contrary. Plan on being at the property for the inspection appointment, and don’t be afraid to ask plenty of questions. However, it may be best to reserve your questions for the very end, or during breaks, so as not to distract them from their work.


As you sign the purchase agreement to the home you’ve found after months of searching, a home inspection checklist might be the last thing on your mind. However, the home inspection is an important process of making sure that your new property doesn’t have any unexpected repairs that could break your bank. Equip yourself with a thorough checklist, and getting through your first time home buyer inspection will feel like a breeze.

Is there anything you would add to your own home inspection checklist? Feel free to share below:

Home Inspection's Complete? Here's What You Must Ask Afterward

What are some questions to ask a home inspector after he's finished the inspection? Because, let's face it, just staring at that hefty report highlighting every flaw in your future dream home can send many buyers into a full-blown panic!

Know the right questions to ask a home inspector afterward, though, and this can help put that report into perspective. Here are the big ones to hit.

'I don't understand [such and such], what does it mean?'

Just so you know what to expect, here's how it will go down: A day or two after the inspection, you should receive the inspector's report. It will be a detailed list of every flaw in the house, often along with pictures of some of the problem areas and more elaboration. Hopefully you also attended the actual inspection and could ask questions then; if so, the report should contain no surprises. It should contain what you talked about at the inspection, with pictures and perhaps a bit more detail. If there's anything major you don't remember from the inspection in the report, don't be afraid to ask about it.

'Is this a major or a minor problem?'

Keep in mind, most problems in the house will likely be minor and not outright deal breakers. Still, you'll want your home inspector to help you separate the wheat from the chaff and point out any doozies. So ask him if there are any problems serious enough to keep you from moving forward with the house. Keep in mind that ultimately it's up to you and your agent to determine how to address any issues. Call me if you have any questions. "The inspector can't tell you, 'Make sure the seller pays for this,' so be sure you understand what needs to be done,"

'Should I call in another expert for a follow-up inspection?'

Expect to have to call in other experts at this point to look over major issues and assign a dollar figure to fixing them. If your inspector flags your electrical box as looking iffy, for example, you may need to have an electrician come take a look and tell you what exactly is wrong and what the cost would be to fix it. The same goes for any apparent problems with the heating or air conditioning, roof, or foundation. An HVAC repair person, roofer, or engineer will need to examine your house and provide a bid to repair the problem. Why is this so important? This bid is what your real estate agent will take to the seller if you decide to ask for a concession instead of having the seller do the fix for you. Your inspector can't give you these figures, but he can probably give you a sense of whether it's necessary to call somebody in.

'Is there anything I'll need to do once I move in?'

Wait, you're still not done! It's easy to forget the inspector's report in the whirlwind of closing and moving, but there are almost always suggestions for things that need doing in the first two to three months of occupancy.

Homeowners make panicked call months after they've moved in. Although the home inspector notes certain issues in his report, the buyers neglected the report entirely—and paid for it later.

"I had a couple call and tell me they had seepage in the basement," "I pulled up their home inspection report and asked if they'd reconnected the downspout extension like I home inspector recommended. Nope. Well, there's your problem!"

Everything you didn't ask the seller to fix? That's your to-do list. Isn't owning a home fun?


The 6 Steps in the Mortgage Approval Process, Explained

We find that people have an easier time understanding the mortgage loan approval process when it’s explained as a series of steps. So let’s talk about the six major stages that occur along the way (as shown in the image above).

Step 1: Mortgage Pre-Approval

You can think of pre-approval as a kind of financial pre-screening. It has “pre” in the name because it happens on the front end of the mortgage loan approval process, before you start shopping for a home.

Pre-approval is when a lender reviews your financial situation (particularly your income, assets and debts) to determine if you’re a good candidate for a loan. They’ll also tell you how much they are willing to lend to you, and provide you with a pre-approval letter to that effect. The lender might also check your credit reports and scores at this stage.

This a beneficial step in the mortgage approval process, because it allows you to narrow your home search. If you were to skip the pre-approval and go straight into the house-hunting process, you might end up wasting time by looking at homes that are above your price range.

Step 2: House Hunting and Purchase Agreement

Once you’ve been pre-approved for a certain amount, you can shop more confidently within that price range. And that brings you to the second major step in the mortgage approval process — house hunting.

We’ve written extensively about the house hunting process. Here are some house hunting tips geared toward first-time home buyers in particular.

Your mortgage lender isn’t heavily involved at this stage. The house hunting work is primarily done by the buyers and their real estate agents.

But the lender does come back into the picture once you’ve made an offer to buy a home. That’s when you move into the next step of the mortgage approval process — filling out an application.

Step 3: Mortgage Loan Application

You’ve been pre-approved for a loan. You’ve found a home that meets your needs, and you’ve made an offer to buy it. The seller has accepted your offer. Now it’s time for the next stage of the mortgage approval process, and that’s the loan application.

This is a straightforward step in the process, because most lenders use the same standardized form. They use the Uniform Residential Loan Application (URLA), also known as Fannie Mae form 1003. The application asks for information about the property being purchased, the type of loan being used, as well as information about you, the borrower.

You can find a sample loan application online: just do a Google search for “Fannie Mae form 1003.”

Step 4: Mortgage Processing

Once you have a purchase agreement and a completed loan application, your file will move into the processing stage. This is another important step in the broader mortgage loan approval process.

Loan processors collect a variety of documents relating to you, the borrower, as well as the property being purchased. They will review the file to ensure it contains all of the documents needed for the underwriting process (step 5 below). These documents include bank statements, tax records, employment letters, the purchase agreement, and more.

The loan processor may also:
order credit reports (if this hasn’t been done already), begin verifying income, assets and employment, and order a home appraisal to determine the value of the property. The exact steps performed by the loan processor can vary slightly from one company to the next. It also varies based on the type of mortgage loan being used. But this is usually how it works. After this, you’ll move into one of the most critical steps during the mortgage approval process — underwriting.

Step 5: Mortgage Underwriting

Underwriting is where the “rubber meets the road,” when it comes to loan approval. It is the underwriter’s job to closely examine all of the loan documentation prepared by the loan processor, to make sure it complies with lending requirements and guidelines.

The underwriter is the key decision-maker during the mortgage approval process. This individual (or team of individuals) has authority to reject the loan if it doesn’t meet certain pre-established criteria. The underwriter will double-check to ensure both the property and the borrower match the eligibility requirements for the specific mortgage product or program being used.

The underwriter’s primary responsibility is to evaluate the level of risk associated with your loan. He or she will review your credit history, your debt-to-income ratio, your assets, and other elements of your financial picture to predict your ability to make your mortgage payments.

Mortgage underwriters focus on the “three C’s” of underwriting — capacity, credit and collateral:

Capacity — Do you have the financial resources and means to repay your debts, including the mortgage loan? To answer this question, they’ll look at your income history and your total debts. Credit — Do you have a good history of repaying your debts, as evidenced by your credit reports and scores? Collateral — Does the property serve as sufficient collateral for the loan, based on its current market value? The underwriter will use the home appraisal report to determine this. If the underwriter encounters issues during this review process, he or she might give the borrower a list of conditions that need to be resolved. This is known as a conditional approval. A common example of a “condition” is when an underwriter asks for a letter of explanation relating to a particular bank deposit or withdrawal.

If the issues discovered are minor in nature, and the borrower(s) can resolve them in a timely manner, then the mortgage loan can move forward and eventually result in approval. However, if the underwriter discovers a serious issue that is outside the eligibility parameters for the loan, it might be rejected outright. Some borrowers sail through the underwriting process with no issues whatsoever. It varies.

Underwriting is arguably the most important step in the mortgage approval process, because it determines whether or not the loan is ultimately approved. You can learn more about the process here.

Step 6: Mortgage Loan Approval and Closing

If the mortgage underwriter is satisfied that the borrower and the property being purchased meet all guidelines and requirements, he will label it “clear to close.” This means all requirements have been met, and the loan can be funded. Technically speaking, this is the final step in the mortgage approval process, though there is one more step before the deal is done — and that’s closing.

Prior to closing, all of the supporting documentation (or “loan docs,” as they are called) are sent to the title company that has been chosen to handle the closing. And there are a lot of documents. The home buyers and sellers must then review and sign all of the pertinent documents, so the funds can be disbursed. This happens at the “closing” or settlement.

In some states, the buyer and seller can close separately by setting up individual appointments with the title or escrow company. In other states, the buyers and sellers sit at the same table to sign documents. The procedure can vary depending on where you live. You can ask your real estate agent or loan officer how it works in your area.

Prior to closing, borrowers should receive a Closing Disclosure. This is a standardized five-page form that gives you finalized details about the mortgage loan. It includes the loan terms, your projected monthly payments, and the amount you will need to pay in fees and other closing costs.

We hope you’ve found this guide to the mortgage approval process helpful, and wish you all the best in your home-buying quest.

Source: HBI, Home Buying Institute, 2019.


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