Real Estate in Oakland, Berkeley and Piedmont, California » Sellers

Selling our Piedmont CA home with Brian Santilena

BrianS — Tue, 27 Sep 2011 00:05:56 +0000

Marketing homes for sale in Piedmont CA since 1998.

View homes for sale in Piedmont CA here.

I think Brian Santilena did excellent work, in every way, helping us sell a home in Piedmont, and the end result was impressive. Brian promised from the start that he would act as the project manager for obtaining contractor bids on necessary repairs and staging, and he delivered on his promise. Brian knows many good contractors, gardeners, repair people, and so forth, to tap for such work. Brian also knows how to plan such work within the budget available. Our house looked great when it went on the market, and we received several offers immediately.

Brian used web-based marketing, as well as more traditional newspaper features to advertise our home. I was very impressed with the quality of that work. It proved very effective.

Brian also is excellent at handling or arranging the technical matters related to contracts, inspections, disclosures, offers/counter-offers, and escrow. His capable use of electronic documents, with electronic signatures, sped our process nicely. His clear explanations for everything happening allowed us to make good decisions, even when time was tight.

Overall, Brian was just exactly the person we needed to prepare our house for sale and to get it sold. He was a delight to work with. He completely understood the value of the neighborhood added to our house. He knew what type of buyer would be attracted to the place, and he succeeded in getting the attention of those very buyers, and in presenting the house to them in a winning way. My experience working with Brian Santilena was very fine.

Mike Higgins (Attorney at Law)

About Brian Santilena, Realtor

Brian Santilena sells real estate in Oakland – Piedmont – Berkeley, CA – Department of real estate 01244612. Brian Santilena is one of the top real estate agents in the Oakland – Piedmont – Berkeley markets. He is a member of the Oakland Board of Realtors, the California Association of Realtors and the National Board of Realtors. Brian practices real estate in Oakland – Piedmont and Berkeley CA since 1998. He aggressively helps home buyers and home sellers who are looking to buy or sell real estate and Oakland homes, Piedmont homes and Berkley homes. See what some of his home selling and home buying clients have to say about working with Brian. He is with Pacific Union Real Estate at 1900 Mountain Blvd. Oakland CA 94611. He works in many neighborhoods in addition to Piedmont, Montclair, Rockridge, Upper Rockridge, Glenview, Trestle Glen, Crocker Highlands and many more areas and homes for sale. Brian is a licensed contractor and is listed on Real-Estate-Agents.com . If you are specifically interested in homes for sale in Rockridge and homes in Upper Rockridge, please take a look at Brian’s Homes In Upper Rockridge website.

Selling our home in Montclair Oakland CA with real estate agent Brian Santilena

BrianS — Mon, 26 Sep 2011 23:27:03 +0000

Marketing homes for sale in Oakland CA Montclair district by Brian Santilena.

Comments from home sellers of 6800 Colton Drive, Oakland Montclair CA 94611

We worked with Brian to sell our home in Oakland as part of a relocation process. Having moved to another city, it was important to us that our agent have not only a pulse on the Oakland market trends, but more importantly the diligence to keep on top of these trends and keep us informed remotely. We made the decision to work with Brian because he instilled in us the confidence that he could deliver on this goal.

What we were pleasantly surprised to find, however, was that Brian was also committed to tailored service. His responsiveness and communication made us feel as though we were his only client. Most importantly, Brian approached the business as a partnership – we aligned on goals early, determined the best strategy to achieve these goals, and then executed on the strategy. He is the consummate professional and having worked with others, we can say with a high level of confidence that there are very few agents who will provide the level of service we received. If you’re considering buying or selling a home in Oakland, you would be well served to work with Brian.

Francis & Nicola Idehen

About Brian Santilena, Realtor

Pest Control Reports and Damaged Wood Behind Stucco

BrianS — Thu, 24 Mar 2011 23:16:04 +0000

Click here to view the embedded video.

Pest control reports, damaged wood behind stucco and stucco hole testing.

Stucco is one of the most durable exterior wall finishes available. If applied properly it will protect your home from the harsh elements for decades. Stucco is used on the exterior of all types of homes. From entry level bungalows to Piedmont estate properties. Stucco is made from sand, cement and lime all mixed together then applied to a surface in stages. It can be worked into many different textures and finishes. It takes 21 days for stucco to reach its maximum strength and once it is fully cured it will last for years.

Here is the typical process of a stucco application. A wall is framed with wood studs. Another layer of wood is fastened to the studs. Back in the day a 1 by material was used. Newer construction now calls for plywood. Plywood is lighter, less expensive and also gives additional seismic strength. A heavy paper is rolled over the sheathing and stapled to the surface. It is this paper layer that provides the moisture barrier protecting the wood from becoming wet and damaged over time. Heavy gage wire called “lath” is then fastened over the paper. The stucco layer is then applied in stages as wet mud and is pressed into the lath. A fist layer is called a scratch coat, the second is the brown coat and then finish or texture coat is applied. Over time the paper layer can break down and begin to let water get underneath it. The only way to determine if there is damage to the wood below the paper is to have the pest inspector do what is called a stucco hole test. Starting low, the inspector hammers small holes in the stucco and then pokes around to see if the wood is damaged and how deep the damage extends.

Homes built with parapet walls at the edge of the roofline are notorious for allowing water entry. The susceptible spot is the flat area on top of the parapet. Over time the sun bakes the top of the parapet and allows rain water to enter behind the stucco paper. Any property with this type of detail should have a stucco hole test performed. As a home owner, at a minimum you should have the parapet checked annually for water tightness or better yet hire a roofer install a solid metal flashing cap over the top of the parapet.

Understanding Pest Control Reports

BrianS — Thu, 24 Mar 2011 23:06:49 +0000

Click here to view the embedded video.

Watch Next Video: Part 2

I’m Brian Santilena and I’m a real estate agent in the markets of Oakland, Piedmont and Berkeley California. Because of my background as a contractor I have a special interest in educating my buyers and sellers about the condition of the home they’re looking to buy or sell. I have to put out a liability disclaimer here. I am NOT claiming to be an inspector. That’s not my job. I’m a real estate agent, I help people buy and sell homes. I recommend that you hire a reputable, local and licensed service provider to investigate any property you’re buying or preparing for the market.

The term Pest Inspection typically conjures up images of bugs! While termites, carpenter ants and wood boring beetles all create damage to homes, water against wood leads to dry rot and fungus damage and are also huge issues. Pest Control Inspections assess the overall integrity and condition of the wood components of a structure. In this series of videos I am going to go over the basics of a Pest Control report and give you some things to look for before you get into contract.

Let’s start with inspection companies in general. All inspectors should be licensed by the California Structural Pest Control Board (licensees can be checked at www.pestboard.ca.gov). I have found that even though all inspectors are supposed to be following the same inspection guidelines there can be huge variations in the amount of their findings. I’ve seen upwards of a $40,000 dollar difference between 2 different companies. My best advice is that you use licensed, reputable and local company. The last thing you want is to pay for what you think is a good inspection and later come face to face with potentially expensive re-negotiations.

Reports are broken down into a few main Categories. Section 1, Section 2, Further Inspection recommended.

Section 1 indicates that damage to wood has already occurred.

Section 2 means that if you do not take some sort of preventive measure, damage to wood will likely occur. An example of this may be calking that’s missing around a bath tub or sink. No damage yet but without the calking water will likely trickle in and lead to future wood rot.

Further Inspection means that the inspector couldn’t get a good look at the area due to inaccessibility. It could be to much stuff in a garage, or perhaps the crawl space was to small for the inspector to fit in.

While it isn’t always possible If you see “Further Inspection” on a report you really should do whatever you can to gain access to the area or might be adopting an expensive repair.

There are a lot of ways for the wood to become damaged in a structure, and this isn’t meant to give you every possible one, but there are a few leading causes that seem to come up regularly. In this series we will look at some of the leaders.

Pest Control Reports and Faulty Grade Conditions

BrianS — Thu, 24 Mar 2011 23:06:24 +0000

Click here to view the embedded video.

Watch Next Video: Part 3

Faulty grade conditions relate to the height of soil in relation to the wood lying on top of the foundation. So let me start with the different parts of a foundation.
There are lots of different types of foundations but since many of the homes in my selling area were built between the 1920’s to 60’s I’m focusing on a raised perimeter foundation style. Here a contractor would dig a trench along what will be the perimeter of the structure. He would put form boards above ground to hold the concrete in place until it hardened. A piece of lumber was placed on the top of the formed concrete called the MUD SILL. This is the piece of wood that the remainder of home gets built up on. Over time, moist soil can build up along the foundation. When the soil gets up to the mud sill you have what is called a “faulty grade condition.”
A faulty grade condition can be fixed by taking the soil back down but if dry rot damage to the mud sill has already occurred then the only thing to do is to have the mud sill replaced

Changes in conforming loan limits and tomorrows buying power.

agentevo — Tue, 15 Feb 2011 19:11:14 +0000

I was just updated by a senior mortgage consultant (Brian Moggan with MSP home loans) who works with many home buyers in the Oakland Piedmont and Berkeley area and he said that the FED is not likely to extend the temporary increase in the conforming loan limit. (currently at $729,000)

So why does that matter to you? Well, with the conforming loan limit up at $729k the average buyer with 20% down payment (plus a $729k loan) can afford a $910,000 property purchase. When the conforming loan limit decreases back to $625k, the average buyer with 20% down payment (plus a $655k loan) can only afford a $780,000 property purchase.

Now some buyers will still be able to purchase more expensive properties because they qualify for a JUMBO loan. However, JUMBO loans have higher interest rates, require a larger down payments and require more post closing cash reserves by the borrower.

In short, when Conforming Loan Limits are returned to $625k or lower, homes listed above $780,000 are going to have fewer buyers with the purchasing power needed to buy them. Many homes in the Oakland Hills area fall directly in to this price zone.

Buyers generally “purchase homes by payment.” When purchasing power decreases for any reason, it puts downward pressure on sale prices.

I’m here for any assistance you need. Please feel free to contact me for more information about the market or your homes value in today’s real estate environment.

This website and all of it’s content is brought to you by Brian Santilena Realtor with Pacific Union Real Estate. Serving the home Buyers and home Sellers of Oakland Hills, Berkeley, Berkeley Hills and Piedmont CA since 1998. I’ve been servicing the communities of Oakland, Oakland Hills, Berkeley, Berkeley Hills and Piedmont CA since 1998. There are many great neighborhoods each unique in style, price and value. Some of the great Oakland and Oakland Hills neighborhoods are Broadway Terrace, Crocker Highlands, Claremont Hills, Glenview, Lakeshore, Trestle Glen, Hiller Highlands, Grand Lake, Joaquin Miller, Piedmont Ave., Elmwood, Uplands, North Oakland, North Hills, Upper Rockridge, Montclair, Piedmont Pines, Oakmore, Laurel District, Redwood Heights, and Temescal. Check out Brian’s farm site: Homes In Upper Rockridge.

Oakland CA sewer lateral EBMUD waste water control ordinance

BrianS — Thu, 21 Oct 2010 23:40:26 +0000

Update as of May 2011

As a home seller in Oakland or Piedmont California you will soon be obligated to conduct a sewer lateral scope inspection and upon transfer of the home to a new Buyer someone will be obligated to make any repairs needed to comply with the new city of Oakland sewer lateral ordinance and the EBMUD waste water ordinance. If you are a Buyer considering a home prior to January 1, 2011 you would be well advised to perform your own camera inspection to make sure that you are not unwittingly assuming someone else’s very expensive problem.

A number of East Bay Cities and Sanitary Districts require that sewer laterals be inspected and brought into conformance as a part of the sale of property. A recent court order will require the cities of Oakland, Emeryville, Piedmont, Berkeley, Alameda, Albany, Kensington, El Cerrito and the Richmond Annex of the City of Richmond to require homeowners to fix or upgrade their sewer lines when a home is sold or upgraded. The East Bay Municipal Utility District (“EBMUD”) Wastewater Control Ordinance will require property owners in certain areas of the EBMUD wastewater service area to obtain a compliance certificate that shows their private sewer laterals are without defects and have proper connections. The private sewer lateral program requirements for property owners will be in effect on January 1, 2011. The ordinance specifies three conditions which require property owners to test and, if needed, repair or replace their private sewer laterals:

1-Prior to selling the property
2-When obtaining any permit from the construction or modification of the property estimated to be greater than $100,000
3-When increasing or decreasing EBMUD water service that requires a change in meter size.

These EBMUD requirements will only affect properties in the EBMUD wastewater service area in Emeryville, Oakland, and Piedmont. The cities of Alameda, Albany, Berkeley and the Stege Sanitary District (which serves Kensington, the City of El Cerrito and a portion of the City of Richmond) have local private sewer lateral ordinances already in effect. It is not known whether existing requirements in several cities which already have such requirements will be strengthened. Sellers and Buyers are advised to check with the local Building Inspection Department or Sanitary District for more information.

view the EBMUD Water Control Ordinance.

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5 best home preparations for sale

BrianS — Tue, 07 Sep 2010 20:36:10 +0000

The 5 best home preparations for selling your home also turn out to be some of the lease expensive things to do. I found the list below (from Forbs Magazine Article) to be confirming of the items that I suggest to my home selling clients and also informative. Brian Santilena Pacific Union Real Estate Oakland-Piedmont CA.

1. Clean up the place

Agreed. Cleaning house is something you can do yourself relatively easily and cheaply, using products you (hopefully!) already have around the house. Do not underestimate the damage a grimy shower or mystery-stained toilet can have on the perceived value of your home.

2. Minor repairs of highly visible items

Fix the outlet that is hanging out of the wall, the door latch that’s askew, the ceiling fan that won’t rotate. Indeed, this is good advice as logically, buyers see your neglect of small things as endemic of neglect in general.

3. Curb your clutter

A cluttered house whose junk falls on prospective buyers as they open closets is much less appealing that one that seems organized. Also, empty space makes a home feel more spacious in general, a home buyers can more easily imagine their own items within.

How many of us have walked through an open house in our socks (or worse, borrowed “booties”) to protect the hardwoods inside? Yet once inside, we’re forced pick our ways through stacks of files and books, pin our arms to our sides so as not to knock over a tremendous collection of Hummel figurines and ceramic cats. We can’t get out fast enough.

4. Paint

Both exteriors and interiors benefit greatly from a fresh coat of paint. Keep in mind though that if you are selling, it may not be a great time to go Van Gogh. Simple, undemanding colors (okay, yes: boring) are the best bet.

To save money on paint, try mis-tints. These you can get at any paint store; they are paint cans filled with custom colors that the original customer didn’t want. Since they are custom, they cannot be re-sold at regular paint prices and you can get a full size cans for just a few dollars. True, most of the custom colors are things like purple-green or mustard-pink, but there are always plenty of whites, beiges, and off-whites. Though these mis-tints weren’t right for some very picky someone, they may be just right for you.

5. Clean up your yard

We don’t need a corn maze or topiary animals, but a few plants that aren’t dead, a swath of grass, and no weeds taller than we are go far in our estimation of your home.

Lead paint and renovating homes in oakland hills and Montclair CA

BrianS — Fri, 16 Jul 2010 22:29:25 +0000

As of April 2010 all contractors, property managers and others who disturb painted surfaces are obligated to comply with the Federal Lead-Based Paint Renovations, Repair and Painting Program or RRP. I’ve been working and selling homes for years in the Oakland Hills CA, Montclair, Glenview, Crocker Highlands and Terstle Glen. Let’s face it, they were almost all built before 1978. Now when a home buyer or home seller wants to prepare their home for sale or repair the home they just bought, the cost of the project just went up. Way up!
There is a “Small Entity Compliance Guide to Renovate Right” booklet for contractors and a “Renovate Right” brochure for the general public.

As the seller of a home in the Oakland Hills CA you now need to disclose work done to the property that may not have been done in compliance with RRP. I guide my Oakland Montclair Hills home buyers and Oakland Montclair Hills home sellers on how to complete the disclosure documents properly as well as the things to look out for when buying a pre 1978 home. Especially when children are involved.

Homes Sold in Upper Rockridge Q1 2010

BrianS — Sun, 18 Apr 2010 03:20:29 +0000

This Upper Rockridge real estate sales report covers single family homes that have sold in Oakland’s Upper Rockridge district during the fourth quarter of 2009.

Click here to view the embedded video.

Brian Santilena is a resident and has been selling Upper Rockridge 1998. If you would like more details about buying or selling in Upper Rockridge please call Brian directly at Pacific Union Real Estate 510.338.1380. For up to date details of homes on the market and comming soon please become a Fan of my Homes In Upper Rockridg on Facebook.

15 MARGUERITE DR
1 BEDROOM
1 BATH
1056 SQFT
SOLD AT $550,000
16 DAYS ON THE MARKET

115 MANDALAY ROAD
3 BEDROOMS
1 BATH
1310 SQFT
SOLD AT $613,550
58 DAYS ON THE MARKET

228 FLORENCE AVE
2 BEDROOMS
1 BATH
1466 SQFT
SOLD AT $755,000
10 DAYS ON THE MARKET

4401 HARBORD DRIVE
3 BEDROOMS
2 BATHS
2364 SQFT
SOLD AT $900,000
8 DAYS ON THE MARKET

5039 PROCTOR AVENUE
4 BEDROOMS
3 BATHS
2300 SQFT
SOLD AT $995,000
14 DAYS ON THE MARKET

30 WILDING LANE
3 BEDROOMS
2 BATHROOMS
2172 SQFT
SOLD AT $1,130,000
12 DAYS ON THE MARKET

54 STARK KNOLL PLACE
3 BEDROOMS
2 BATHS
2018 SQFT
SOLD AT $1,405,000
10 DAYS ON THE MARKET

59 BOWLING DRIVE
5 BEDROOMS
6 BATHS
6000 SQFT.
SOLD AT $3,200,000
OFF MARKET SALE