Have a safe Labor Day Weekend!
With real estate inventory shortage in most areas in California (and the rest of the country), making an offer to buy a home requires some finesse. Most sellers agents are taking backup offers and are expecting bidding wars.
There are those that negotiate for the most reasonable deal possible and those that negotiate for the sake of negotiating. Sellers and buyers alike need to realize that the best deal possible is one where both get what they want in the deal.
This isn’t necessarily an easy point to arrive at and is often a lesson in patience. In real estate, there’s something called the X-factor – a potential home buyer spends countless hours viewing properties until they finally find their perfect home. Instead of making an offer based on what the value of the home is to them and what comparable prices are, they immediately start to ponder how much less they should offer than whatever the asking price might be.
Sorry, but there isn’t some tacit X-factor percentage that should just automatically be subtracted from all listing prices. Home owners are more often than not just as eager to sell as the buyer is to buy. If so, the price of the home is usually realistically priced and priced closely to its comps.
Still, the quest for a deal spurs many to start with a low-ball offer that’s not only unrealistic, but often insulting to the seller. If the seller is offended, negotiations usually die before they’ve ever begun. So, any serious buyer shouldn’t have some magic automatic deduction from an asking price in their head. Look at the comps in the area and determine what the value of the home is for you based on how congruent it is to the needs and desires of your family.
How a purchasing price is arrived at for both owner and buyer is a very personal process. When accepting an offer, a buyer considers how fast they need to sell the home, how bad they need to sell the home, pressures from having already purchasing a replacement home, what is owed on the home, and so forth.
On the other hand, two potential buyers can look at the very same property and come up with two very different personal values for the home, depending on how congruent it is with each of their needs, the location of the home, appeal of the home, amenities, school system, and so forth. Aside from personal value, buyers and sellers must also look at the how much a lender will lend on the home based on it appraisal.
Price isn’t the only thing negotiated during the sale of a home. There’s also time lines, what will stay and go from the home, and who will pay for any problems found upon professional inspection. The most important thing for buyers and sellers to remember is that negotiating isn’t about one side getting everything they desire; it’s a give-and-take process of compromise.
To avoid a winner-take-all complex from forming, buyers and sellers should both have a list of top priorities prior to starting any negotiations. As new issues arise during the process, priorities might need to be re-evaluated to see if the priority is truly a must have for the home to change hands.
Many problems, such as fees and repairs, often can be solved by the buyer and seller meeting in the middle. Agreeing to split the costs evenly can be a much better option than wasting time and money to negotiate for weeks. For example, a seller that will pay another mortgage payment because of the additional time spent negotiating might actually find it cheaper to pay half the cost of a minor repair and close the deal before the next note is due.
Sometimes there are legitimate deal breakers. If so, then it just wasn’t the best option for the parties involved. But, before giving up, do try mulling over the troubling aspect of the negotiation for a few days. You can move on to the other areas of the negotiation. If everything else is agreed on, then there may be more encouragement to compromise on the problematic area.
11 months ago ·
by Erin Carlson ·
Nearly 13,900 PG&E customers in Santa Cruz County woke up today to a dark Monday morning, as the utility shut-off power to over 350k customers in 36 counties beginning Sunday night.This is a preventive/safety measure to reduce the chances of utility equipment sparking a wildfire as the State of CA is experiencing unprecedented strong winds and low humidity levels.
The next time you experience a power disruption, take these steps to protect your home, valuables and family.
Call the power company. Report the outage and any downed lines, and sign up (online) to receive alerts when the power returns.
Check the circuit breakers. Be sure they’re turned to the “on” position so the power will automatically turn on when it’s restored.
Never touch downed lines. They’re deadly.
Use battery-operated flashlights or lanterns. Candles or oil lamps can be fire hazards, so rely on battery-operated light sources.
Stay warm during winter power outages. Bundle in layers, gather your family and pets in one room and shut the doors. You can also use your wood stove as a heat source if it’s clean and functions properly.
Stay cool during summer outages. Dress in lightweight clothing and hang out in the basement. You’ll also want to stay hydrated. If the power outage lasts for an extended time, drive to a mall, movie theater or other cool location.
Preserve food. In general, food will stay safe in the refrigerator for up to four hours and in the freezer for up to 48 hours, but try to avoid opening these appliances. Wrapping these appliances with blankets might provide further insulation and food protection during short outages.
Fill your water jugs if possible. Grab your spare containers and fill them with water to sustain you during the outage.
Turn on the water. Let your spigots drip to prevent freezing water pipes during winter outages.
Unplug major appliances. Your appliances could be damaged by the surge that sometimes occurs when the power comes back on, so unplug all your appliances and electronics except your fridge or freezer. Consider keeping a single lamp or other electric device plugged in so you know when the power is restored.
Use your generator with caution. Only turn on your generator if it’s installed outdoors, properly connected to your home and fueled properly.
Don’t grill indoors. The carbon monoxide could kill you.
Check on your neighbors. Verify that your neighbors are safe, especially if they’re elderly or disabled, and share any water or food with them.
Stock an emergency supply. After the power returns, prepare for the next outage. Stock non-perishable food, water, flashlights, batteries, a first aid kit, and pet and baby supplies, if necessary.
Review your homeowners insurance coverage. Your policy may cover food losses, power surge damages, burst pipes, and even hotel expenses that you incur because of a power outage. Contact your insurance agent for more details.
A power outage can occur at any time, so be prepared. These steps help you protect your home and your family.
A home might seem like one of the safest places for a child to play, but household furniture carries many unforeseen dangers, especially for young children.
A child is killed every two weeks due to falling furniture in the United States—70 percent are caused by TVs alone. Injuries are even higher, with over 25,000 per year. Preventive measures should be taken to ensure children are safe at home.
Parents will often “baby-proof” their house when expecting a child. This typically includes rounding off sharp table corners and installing baby locks. Surprisingly, properly anchoring heavy furniture is often overlooked.
- Use sturdy furniture to hold your TV and other appliances.
- Mount flat-screen TVs whenever possible.
- Closely follow assembly instructions for TVs and furniture.
- Secure top-heavy furniture with anti-tip brackets.
- Remove enticing objects from the top of heavy furniture to discourage children from climbing.
Furniture Tip-over Myths
- Heavy furniture will not fall over. This is a common misconception. Even base-heavy furniture can be hazardous when children open the drawers and climb on them.
- Rooms where children aren’t allowed don’t need precautions. Even a brief opportunity to wander in a bedroom or office can end in tragedy if the child plays on heavy furniture. Tip-overs happen quickly, and it is dangerous to leave a room unprotected.
- Latched dresser drawers are sufficient. Latches made for cabinets are not a substitute for an anchor. Young children can figure out the latches or even open drawers wide enough to begin climbing.
- Older children know they shouldn’t climb. Children aren’t masters of reason and can be compelled to climb if they see a toy sitting on top of a dresser. Additionally, children do not commonly think of shelves or dressers as dangerous, so climbing seems low-risk.
- Sturdy furniture is safe. No matter the weight, no matter how sturdy, all furniture can pose a risk if not properly anchored. The quality of furniture does not lower the danger.
Remember, taking a few extra precautions now can save a child’s life in the future. Play it safe and anchor heavy furniture.
The Contracting Classification Premium Adjustment Program (CCPAP) is a discount program that can reduce the amount that an employer pays in workers’ compensation premiums.
How does the CCPAP work?
The CCPAP was developed to provide a premium credit for employers in the contracting and construction industry who pay their employees higher than average wages. The CCPAP discount is calculated using the hourly rate of employees who are classified within the construction industry’s contracting class codes.
The system that is used to calculate workers’ compensation premiums groups employees according to risk. For each classification, the employer must pay a certain amount of workers’ compensation premiums based on every $100 of payroll. Since high wages amount to higher workers’ compensation premiums, employers use the CCPAP to lower their premiums to an amount more level with what they would be paying if they paid their employees less. With the CCPAP, employers aren’t penalized for paying their employees higher than average wages.
How does an employer apply for the CCPAP?
An employer must complete the CCPAP application and return it to the National Council on Compensation Insurance (NCCI) within 180 days from either the effective date or the anniversary rating date of the workers’ compensation policy. The CCPAP must be applied for every year.
When completing the application, the employer must determine which calendar quarter data to use. The employer will also be asked to provide a description of operations or its classification, the appropriate classification code, the total wages paid and the total hours worked.
Once the application is received by the NCCI, the average hourly wage will be computed and the CCPAP credit will be generated according to the rules for the state in which the application is being made. The insurance company will then be notified, and the credit will be applied to the policy.
In which states is the CCPAP available?
The CCPAP is not a national program. Each participating state has its own rules, which include qualification and calculation of credits. Some states may also have an hourly pay rate threshold for entry into this program.
To see if the CCPAP is available for your business, consult with Scurich Insurance Services for more information about the program and the potential to lower your workers’ compensation premiums.
On Jan. 9, 2017, the Occupational Safety and Health Administration (OSHA) issued a final rule that amends its beryllium standards for the general, construction and shipyard industries.
The final rule sets a new permissible exposure level (PEL) and requires new provisions to protect workers, including exposure control measures, exposure assessments, respiratory protection, personal protective clothing and equipment, and new conventions for housekeeping, medical surveillance, hazard communication and record keeping.
The final rule becomes effective on March 10, 2017, though compliance is not required on most provisions until March 12, 2018.
Employers should become familiar with the new standards and evaluate their current workplace practices and training programs to ensure compliance with the final rule by the applicable deadlines.
Beryllium is a metal that is lighter than aluminum and stronger than steel. Beryllium is also durable, stable, conductive and nonmagnetic. Because of its properties, beryllium is often used as an alloying agent to produce beryllium copper, and it can be found in nuclear reactors, machine parts and springs, complex electronic equipment and aircraft.
However, beryllium is also very toxic. Exposure to unsafe beryllium levels can cause respiratory problems and skin disease. Beryllium exposure can also affect an individual’s eyes, liver, kidneys, heart, nervous system and lymphatic system. Also, beryllium is a known cancer-causing substance.
OSHA estimates that approximately 35,000 workers are exposed to beryllium in approximately 4,088 establishments in the United States. However, even though the highest risk of exposure for workers is at the workplace, exposure can also happen through contaminated clothing and vehicles and can affect a worker’s family members and the general public.
Employers in manufacturing and alloy production, machining and fabrication, and recycling have traditionally shown the highest average exposures to beryllium.
The final rule establishes two new PELs that apply to beryllium in all of its forms, compounds and mixtures. These standards are:
|TWA PEL 0.2 μg/m3
An eight-hour time-weighted average (TWA) PEL of 0.2 micrograms per cubic meter of air
||STEL PEL 2.0 μg/m3
A 15-minute short-term exposure limit (STEL) of 2.0 micrograms per cubic meter of air
The TWA PEL dictates that employers cannot allow the average worker exposure during an eight-hour work shift to exceed 0.2 μg/m3. The new TWA PEL represents one-tenth of the previous PEL. The new TWA PEL is ten times smaller than the previous PEL because OSHA found that the previous standard posed a “significant risk of material impairment of health to exposed workers.”
Even though OSHA concluded that a TWA PEL of 0.1 μg/m3 was preferable, it chose to adopt the 0.2 PEL out of concerns over the feasibility of implementing a 0.1 TWA PEL.
The STEL PEL, or ceiling limit, was adopted because even the 0.2 μg/m3 TWA PEL continues to pose a significant health hazard to workers. The STEL PEL is intended to protect workers from the harm that may result from beryllium exposures that, though brief, exceed the TWA PEL.
The final rule sets the beryllium STEL PEL at than 2.0 μg/m3 of beryllium in any 15-minute sample during the work shift. Employers will be required to make sure that no worker is exposed to a higher concentration. Employers will need to measure their STEL PEL during the highest-exposure operations performed by workers.
The final rule also implements an action level for beryllium. Under the final rule, the action level for beryllium is a concentration of airborne beryllium of 0.1 μg/m3 calculated as an eight-hour TWA. When beryllium concentrations are equal to or higher than the action level trigger, an employer may have to:
- Conduct periodic exposure monitoring (if the employer is following the scheduled monitoring option);
- List the operations and job titles that are reasonably expected to expose workers at or above the action level as part of their written exposure control plan;
- Ensure that at least one of the controls listed by the final rule is set in place (unless the employer can demonstrate, for each operation or process, that such controls are either not feasible or that worker exposures are below the action level based on at least two representative personal breathing zone samples taken at least seven days apart);
- Provide employee medical surveillance for employees that are exposed at or above the action level for more than 30 days per year (an employer’s medical surveillance obligations allow affected employees to receive exams at least every two years at no cost to the employee);
- Follow medical removal protocols. Employees eligible for removal can choose to remain in environments with exposures at or above the action level, provided they wear respirators. These employees may also choose to be transferred to comparable work in environments with exposures below the action level. However, if comparable work is not available, the employer must maintain the employee’s earnings and benefits for six months or until comparable work becomes available.
The table below provides a summary of additional requirements and changes imposed by the final rule.
||· Employers must provide exposure assessment when workers are reasonably expected to be exposed to airborne beryllium.
· Employers may choose between the performance or schedule monitoring options.
|Beryllium Work Areas
||· Employers in the general and shipyard industries must establish, maintain, demarcate and limit access to certain areas to limit worker exposure.
· Employers in the construction industry must designate a “competent person” to demarcate certain areas of beryllium exposure.
|Written Exposure Plan
||· Employers must establish, implement, and maintain a written exposure control plan and specify the information that must be included in the plan.
· Written exposure plans must be reviewed annually and updated as required.
· Employers must also make a copy of the written plan to any employee who is, or can reasonably be expected to be, exposed to airborne beryllium.
||· Employers must provide adequate respiratory protection at no cost to their employees. Powered air-purifying respirators (PAPRs) instead of negative pressure respirators must be provided if requested by employees.
· Employers must ensure that employees use respiratory protection in certain situations.
|Personal Protective Equipment (PPE)
||· Employers must provide adequate PPE to their employees when:
o Exposure exceeds, or can reasonably be expected to exceed, the TWA PEL or STEL; and
o There is reasonable expectation of dermal contact with beryllium.
· Employers must follow the final rule’s updated standards for appropriate removal, storage, cleaning and replacement of required PPE.
||· Employers have to take additional steps to warn and train employees about beryllium hazards.
||· Employers in the general industry must:
o Maintain all surfaces in beryllium work areas as free as practicable of beryllium;
o Clean spills and emergency releases of beryllium promptly;
o Use appropriate cleaning methods; and
o Dispose of materials containing or contaminated with beryllium properly.
· Employers in the shipyard and construction industries must:
o Follow the required written exposure control plan when cleaning beryllium-contaminated areas;
o Use appropriate cleaning methods, and
o Provide beryllium-containing material recipients for use or disposal with a copy of the hazard communication or warning described in the final rule.
|Hygiene Areas and Practices
||· Under specified circumstances, employers must provide employees with readily accessible washing facilities and change rooms (access to showers for employee use may also be required by the general industry standard).
· Employers must take certain steps to minimize exposure in eating and drinking areas.
The final rule also includes Appendix A to the final standard for the general industry. This appendix provides information to employers on recommended control options that employers could use to comply with their requirement to reduce exposure to airborne beryllium in beryllium work areas.
However, compliance with the information in Appendix A is recommend, not required. OSHA stated in the final rule “Appendix A is for informational and guidance purposes only and none of the statements in Appendix A should be construed as imposing a mandatory requirement on employers that is not otherwise imposed by the standard. In addition, this appendix is not intended to detract from any obligation that the rule imposes.”
Please contact [B_Officialname] or visit the OSHA Beryllium webpage for more information on this topic.
If you’ve just bought a recreational vehicle. and can’t wait to get on the road. will Auto insurance protect your pride and joy?
That depends. You might want to get an endorsement to your Auto policy that would provide coverage. However, since your R. means so much more to you than just transportation, it’s best to get specialized insurance that a typical Auto policy won’t cover. Recreational Vehicle insurance combines Auto, Homeowners, Renters, and Travel coverages into a single policy that will also insure generators, water pumps and refrigerators – items that standard Auto or Homeowners policies would not cover.
The amount of coverage will depend on the value of the RV and its contents, as well as your driving record.
Before you hit the open road, give us a call our office for a comprehensive policy on your vehicle so that you can get behind the wheel with peace of mind.