New Homes
Indoor Air Plus
Solar Water Heater
The Right Builder
Our Custom Features
Valdosta, GA.
Home Theater
Spray Foam Insulation
Healthy Homes
Building Green

Virtual Tour

Smart Homes
Sq. Ft. Facts
On Your Lot Builder
Energy Star
ICF Homes Benefits
Thomasville, GA. Realtors
Realtors Advertising Square Footage: on some homes are not correct and misleading in Thomasville, GA Always Ask for public record - DO NOT OVER PAY FOR SQUARE FOOTAGE. If Sq. Ft. NOT the same as public record bonus rooms or additions were done without a permit. "Remember homes Sq. Ft. ONLY Counts if it is under A/C. - Deck, Porches, Garage, outside storage area, unfinished rooms are NOT PART OF A HOMES SQUARE FOOTAGE WHEN CALCULATING THE PRICE PER SQUARE FOOT.
The New marketing gimmick" Some Realtors are using is "How low your electrical bill is" when purchasing a home in Thomasville, GA some realtors like to use the word "Average Bill" but what They do NOT tell you is that they are using a bill from winter or a bill from when the owners were on vacation. If the realtor has nothing to hide they can provide you with a list of the homes lows and highs for a consecutive peroid of a few months. Thomas County (229)227-7001 or if your property is in Cairo, GA EMC Call (229)377-4182
 CHB Eco Custom Homes - Builder/Developer at CHB Eco Custom Home Builders
Buyers Beware Local Realtors are getting a kickback by local homes being cheaply built to minimum building code in South, Georgia. These homes are being built with an overpriced H.O.A. If these homes are being built to Georgia minimum building code then they are built cheaply and not built to High-Performance.
99.99% of Thomasville, GA. Real Estate Agents agenda is to show and sell their own listings for the full commission or show you only their office listings to keep the commission in-house and if that does not work then they go out of their listing circle because half commission is better than no commission. They can care less about the buyer or seller just the commission.
The Dangers of working with Dual Agency in South GA.! "A Most Read"! If you don't take this information seriously than you deserve what you get. Ignorance is not an excuse when the information is provided.


ThomasvilleGeorgia is a small town, just because most of them speak with a country accent that makes them sound so friendly, but please don't fall for it. Sorry but I will call it as it is they are deceiving and they will steer you to one of their listing or office listing for the commission. These so called "Realtors" will sale a wheelchair right from under a disabled person and not even think about it twice.


These unethical Realtors are very aware of what goes on in this small town because most of them have lived in this town all of their lives and if your part of that unethical group of "Realtors" which they all are aware of these bad lots and trying to build a home on these bad lots will devalue the home, and when I say bad area, I mean "flood zone" in a flood zone you will pay a lot more then a regular lot for insurance. A "sinkholes" this is when you get so much rain that the land create a sinkhole. Now on hwy 19 in Thomasville, we have a subdivision that had a few sinkholes and this area has been on the news and with the stigma of this subdivision you will never sell your home, unless your local “unethical “Realtor” works it out for the commission with another local unethical “Realtor” to screw over a new buyer from out of town that is not aware of this subdivision stigma.


I was contacted by a nice couple that was looking for a piece of land to build their custom family home and they were not from here, they contacted a local unethical “Realtor” and this unethical “Realtor” wanted to sell them a lot and it was not even listed on the local MLS, so when a property or lot, land is not listed on the local MLS it can only be for 2 reasons. 

1) It is a friend of this unethical “Realtor” and they are aware of the problem with this lot or home and are trying to pass it along to a u
nknowing family. In a good scenario they would end up spending a fortune to build on the lot. worst scenario you would not be able to build on that lot. Now try to get your money back by re-listing the lot. The unethical "Realtor" you get will tell you that you are going to have to drop the price that you paid because you paid to much for that lot or house. to pass it on to another sucker. "THIS SCENARIO HAPPENS EVERY DAY IN THIS TOWN WITH THESE LOCAL LOWLIFE "REALTORS" WITH HOMES AND LOTS."

2) Pocket listing, A 
pocket listing or hip pocket listing is a real estate industry term used in United States which denotes a property where a broker holds a signed listing agreement (or contract) with the seller, whether that be an "Exclusive Right to Sell" or "Exclusive Agency" agreement or contract, but where it is never advertised. In this town number 2 does not happen often. 

A few years ago we had a person building really cheap homes below minimum building code and to make a long store short this person built these homes all around the county and city and he is still building in Thomasville, GA., but these homes he build a few years ago were really badly built, now the listing lowlife “Realtor” knew that these homes were being built bad, but she did not give two S**ts. You see she was only interested in the commission. But you see all of these lowlife "Realtors knew that these homes were being built bad they all were more interested in the commission then looking out for their client the buyer. So in
Thomasville, GA. And South Georgia these lowlife “Realtors” do not care about you the seller or buyers. They say that “Realtors” have a Code of Ethics, not if they are from South Georgia they do not.


I have been living in this town close to 20 years, and I have seen and heard of so mean unethical activities that are unbelievable. I hold a Florida and Georgia Real Estate License and I would prefer to sell shoes then to activate my license with any of these so called real estate agents in South Georgia or ThomasvilleGA.


Why would you think that they are so many “For Sale by owner signs”? in South Georgia. The first time we came to this town looking at properties we most of gone through a few of these lowlifes "Realtors", because they just wanted to show us first all of their personal listings and then their office listings. when we asked about the “For Sale by owner” they would answer with “I do not have any information on that property and if it is not listed there most be something wrong with it. 

A long time ago I had my Real Estate license activated in Florida and our broker told us to try and go get the listing from a 'For Sale by Owner" and if we could not get the listing if they would be interested in paying 3% if we bring them a buyer and 99% of the time they would say YES. If you are a true professional Realtor you would look at the "for sale by owner" as a potential home to sell. No, not these lowlife "Realtors" they think they are worth 6% commission for doing nothing. Remember in
Georgia these lowlifes "Realtors" are dual agents which means they get the full 6% commission. 

Now do you think they deserve 6% commission for selling a home on square footage alone. You see they are so lazy that they do not care to learn anything new a home has or what is so special about a particular listing. I am sure you are aware of these show on TV that sale real estate like "million dollar listing of
new York". You sell properties on the custom features a home has. It might be a cliche' but yes that's how real estate agents really work. Not look at a listing and say one has more square footage then the other because any monkey can do that for less than 6%. 


Now these lowlife scumbags ”Realtor” when it comes to "For Sale by owners" they will talk bad about the house, they will tell a potential buyer anything that they can come up with at any cost to avoid showing a "for sale by owner" You see these lowlife "Realtors" are even willing to cut each others throat because remember they get full commission of 6% when they sell their own listing that is what " Dual Agency" is. And also remember they are all trying to make as much money as possible. They do not care about you the buyer or seller they are all money hungry. 

they will not tell you how much your house is wroth they will just take the listing and list it, then after a while when you have no showing they come and tell you that you have to low your price, because remember the cheaper you list it the faster they make their full 6% commission and they will not have to split the commission. And in some occasions when they take a listing the seller has to full out a property disclosure and by law they are supposed to list anything wrong with the property. Now it is very interesting how these forms are filled out. If you're buying a home I would take a very good look at this form,  because you are going to tell me that you have lived in the house all of your life or had the house built, or lived in the house for a long time and you are going to check mark on "you are not aware of any issues. "YEAH RIGHT" this would be the recommendation of the lowlife "Realtor" 


Then of they see that your home has been listed by them and then take the listing from them to another office they will not show it and there excuse is that that house has been on the market for a long time so there must be something wrong with it.


“ to be continued I will be adding more to this blog. 

Buyers should beware using seller's agent
There's an adage that says you get what you pay for. The warning is especially relevant for homebuyers who work with the listing agent in a so-called single-agent transaction.
"I've heard too many war stories about buyers who think they'll get a better deal by going directly to the listing agent of the property," says Bill Golden, a Re/Max agent in Atlanta. "Most often, they do not get a better deal, and they end up not being represented properly in the negotiations."
In fact, buyers who use the listing agent aren't represented at all, which is why single-agent transactions seem abhorrent to many real-estate professionals.
"If you were being sued by someone, would you use the same attorney as the person suing you? Of course not," says Deb Tomaro, a Re/Max agent in Bloomington, Ind. But data from the National Association of Realtors seems to suggest that as many as 10 percent of residential transactions could be single-agent deals. (The trade group doesn't have direct figures on buyers using listing agents, but instead relies on member surveys, which track real estate firms, not individual agents.)
Confusingly, the terms "dual agency" and "single-agent" transaction mean the same thing, with the difference being that of perspective: The agent sees his or her role as that of a dual agent because the agent represents both parties, whereas a buyer would view a deal with only one agent as a single-agent transaction.
Why do buyers work with the listing agent?
Typically, buyers who choose to work with the listing agent say they do so because they think they're getting a better deal. But agents like Jon Sterling of Chase International in Tahoe City, Calif., have doubts. And I Lic. Builder and Real Estate especially in Thomasville, GA. These agents think they deserve the full commission for just showing you a home.
"The idea that buyers can negotiate to get the listing agent to give up part of their commission because the buyers are unrepresented is a myth," he says. "Sure, some people have been successful doing that. It's the exception, not the rule."
It also doesn't make much sense when you consider that sellers, not buyers, typically pay commissions, according to associate professor Eric Chen, who teaches business at the University of Saint Joseph in West Hartford, Conn.
"If the buyer is working with the listing agent, be aware of the conflict of interest problem that exists," says Chen. "Remember that the listing agent is interested in getting a deal done, and the higher the purchase price, the bigger the commission to the agent."
Do buyers actually pay more?
Data are mixed on whether buyers in single-agent transactions end up paying more, according to Bennie Waller, a finance and real estate professor at Longwood University in Farmville, Va., who has co-authored two papers on the topic. But the reason for the mixed results, says Waller, most likely has to do with the time the property is on the market. Single-agent deals that happen within 30 days of listing typically sell for a 10 to 18 percent premium. But when the property sells within the last 30 days of the listing contract, the price actually drops by 5 to 6 percent.
What's the harm?
The problem with the single-agent deal is that it makes it impossible for the agent to fulfill a fiduciary duty to both parties.
"The agent has an inherent conflict of interest when working with the buyer," says John O'Brien, a Chicago attorney who handles real estate transactions. "It is very difficult for the agent to keep his knowledge of the buyer's negotiating points, including their best price, from becoming known to the seller, either directly or through the agent's advice to the seller regarding counter-offers."
Beyond price, buyers should understand that a single-agent deal creates the opportunity for a problem on virtually every deal point, says Chen.
"Because of the conflict of interest, there is a real chance that the agent doesn't have the buyer's best interests in mind," Chen says. "It doesn't necessarily happen every time. However, the pressure, opportunity and rationalization are all there for the seller's agent to act in their own client's interest and against the interests of the seller."
Not everyone sees an automatic conflict of interest.
"There are some who feel that it is an automatic conflict to represent both parties," says Sterling Watkins, a broker-owner with Help-U-Sell of Folsom, Calif. "I happen to disagree. If no confidences are violated, each party has a chance to make a decision at every turn in the road."
Although Watkins certainly has the minority opinion on the matter, it's worth pointing out that most real estate firm contracts do contemplate the possibility of a single-agent deal. But, as Chen says, "that language usually looks an awful lot like a waiver."
GEORGIA IS A DUAL AGENCY STATE!!!!! BUYER'S BEWARE!!!!!!  Georgia is a Dual Agency State. 99% of homes sold in South Georgia are sold by the same listing agent and it's not to benefit the buyer or seller...... 

Read more: 
Homes Are not Appraised on Square Footage alone: How to Measure and Calculate Residential Square Footage
Square Footage!: this seem to be a big problem for Realtors, because the only qualified person that can actually decide a true homes square footage is an appraiser, but it looks like a few Realtors like to inflate the square footage of a home and then use the words "by “Owner”. Realtors supposed to use what public records has on file for square footage or appraisal, Not use the words "by “Owner” and then add 100sq.ft to 1,600sq.ft. more to that home to make the price per square foot look more appealing to a buyer.


To Buyer’s of any home: If the square footage of a home listed by a Realtor is not the same as public records or appraisal then the owner of that home or the previous owner made changes or finish a bonus room without a permit and you would not know if that bonus room was done right. This is a big problem. 


Make a Sketch of the Home

Measure and Calculate Square Footage
Make a Sketch of the Home's Perimeter
© Janet Wickell
Previous | Next >>

Getting it Down on Paper

Inaccurately reported square footage is the subject of various complaints made each year to state real estate commissions. A small percentage of cases involve willful misrepresentation (knowingly giving incorrect information), but a larger number of complaints occur simply because agents and sellers don't know how to measure a home's square footage.
If your state real estate commission has not established square footage guidelines, the following recommendations for North Carolina agents might be of help, because they based on widely accepted standards.
People who follow standard guidelines and document their measuring procedures are better equipped to defend their calculations if a complaint is filed.

Measure the House

  1. Starting at an exterior corner, measure the length of all walls. Round measurements to the nearest inch.
  2. Make a sketch of the home's perimeter, recording all dimensions.
  3. If you must measure some areas from inside, add six inches for an exterior wall and four inches for an interior wall.
Determine Finished Living Areas
  • Must be space intended for human occupancy.
  • Must be heated by a conventional, permanent heating system.
  • Must have walls, floors and ceilings of materials generally accepted for interior construction.
  • Must be directly accessible from another finished area. That means a finished room accessed through any unfinished space cannot be counted as finished square feet.
Mark all unfinished areas on your sketch.
Builder holds multiple real estate licenses
Price Per Square Foot is Misleading for Real Estate Values in Thomasville, GA.


As a builder in South Georgia and licensed real estate agent, I would like to start by saying that some Realtors are not very competent on their line of work or maybe they just are looking out for a fast sale.  I have noticed by experience in dealing with a few of them and hearing about them and how they work that the only way they know how to list or sell a property is by using square footage without taking anything else about the home into consideration.

Unfortunately for Thomasville, Realtors are using the worst newly built homes as comparison to every single home on the market today. I really feel for the sellers, and I pity the buyers for being mislead by these Realtors.

Realtors are using the square footage of homes being built to bare and below minimum code and by an unlicensed person. These cheaply built homes being sold for $80/per square foot can not be compared to a home built above minimum code and with new innovative building practices. It wouldn’t be a problem of these homes being built were built to AT LEAST minimum code and without cutting corners if they were they would not cost $80/ sq.ft. These cheaply built homes being built around Thomasville, GA should NOT be used as a standard for comparison.


A true experienced Realtor which means a licensed salesperson would compare the amenities of a home while listing or selling a home and not just tell any buyer or seller that the home is overpriced or even worse taking a foreclosed price per square footage in to consideration when listing or selling a home. These Realtors do not compare the features of each home or the circumstance under a home was sold in order to justify the pricing. This brings me to the next issue about this practice. These Realtors, and they know who they are, do not understand license law or blatantly violate them because they have been in the business for decades and fear no consequences. For a Realtor to categorically state that a property is worth X amount and not Y they are acting as a licensed appraiser and this puts these Realtors in License Law violation. It is a matter of time before these actions will put these Realtors in hot water.


This is the reason why home prices in Thomasville, GA are not at par with the rest of the country. The Realtors are responsible for manipulating the market and keeping prices the way they are by practicing outside their expertise. 


Realtors may not be aware that a professional, ethical and competent appraiser collects, analyze and VERIFY all data available to them about a property in the normal course of business. Appraisers spend an enormous amount of time soliciting information from the parties involved and take into consideration the features of the properties they are comparing in order to make their report so much more accurate and reliable.


( I find it most interesting when most of all realtors in Thomasville, GA. Claim to be top agents and the most ethical, and claim to sell the most listings, but they have no reviews. Before taking any word from a realtor in Thomasville, GA. That they are the best, please take a few minutes and go on the internet and read and educate yourself and see who has the most reviews, because if you were a top agent and a professional you would show it off by reviews. A real estate agent that has been in business for a long time would have a good share of satisfied clients, unless they were not satisfied! )


Below am providing food for knowledge for the industry and for consumers to become aware.



Over the years working as a Realtor I have seen numerous home buyers as well as other Realtors try to use dollars per square foot as a good measuring stick for market values. Sorry folks but that is a very poor way to analyze value. There are a number of reasons why this is the case but lets just start with individual homes themselves. If you look carefully at housing characteristics you can basically break down a home into one of four categories.


Economy (Cheaply Buit Homes in Thomasville, GA)(unlicensed person.)~ Economy would be characterized as building a home in the most cost efficient manner. The materials used in constructing a home in this category more often than not will be cheaper than other categories of homes. The goal is to deliver a home that would be affordable to those buyers on a lower income. If you looked in a catalog of materials such as cabinets, flooring, lighting and plumbing fixtures you would see the lowest grade used in this category.


Standard – A home built under this category would be a step up from an economy home. A large percentage of homes would come under this category. You would expect to see the quality of the home jump from an economically built home. With a standard built home you may see some construction items  that could also be found in both economy and custom categories.


Custom – In a custom-built home you are bound to see things that you will not find in either an economy or standard home. The quality materials used to build the home as well as the amenities inside are going to be different. As an example you may see a higher level of finish woodworking, cabinetry, flooring selections and hot buttons like granite counter tops and stainless steel appliances. Custom homes are more unique and may have other architectural characteristics that make them more expensive to build such as intricate roof lines and higher end materials used on the façade such as stone or brick.
Luxury – A luxury home is the crème de la crème. These are the homes that are built with the highest grade construction materials.  There is no expense spared on anything and the amenities seen inside the home are sometimes enough to make your mouth drop! It is not unusual to see such things as home theaters that rival going to the movies, indoor swimming pools, wine rooms and other such amenities.


Of course it is possible for a home to fall somewhere between each of these categories but the four categories are enough to show you why using price per square foot to find a homes value is a very poor measuring stick.
Lets look at a quick example of two homes that are both 3000 square feet. They are both a year old.


House “A” has the following amenities:
  • Granite counters and stainless appliances
  • A custom tile shower
  • Hardwood floors throughout the 1st floor
  • Raised paneling and crown moldings
  • A brick walk way
House “B” has the following amenities:
  • Formica counters and white appliances
  • A standard shower
  • Carpets throughout the 1st floor
  • Plastered door openings with no molding
  • A dropped flagstone walkway
How about a quick guess of which home is going worth more on a dollars per square foot basis?
This example clearly shows that you  can not take the average price per-square-foot and multiply it times the square footage of the home you are thinking about buying. There are far too many variables involved with the characteristics of a home to make a generalization like that. It just doesn’t work that way. The pricing per-square-foot simply gives you average or medium ranges; it shows you trends in the market. It does not compute value!


The comparison above only touches on one reason why cost per square foot is a poor indicator. There are others including the fact that prices per-square-foot can vary based on the home's location, improvements, condition, age and updates, including lot sizes, and whether it’s a one-story, two story or split-level home, among other things.


I think it is easy to see that if home “A” was also in the best part of town and home “B” was not, the disparity of selling price going even greater which would change the price per square foot between the two homes. One of the best reasons for even looking at the price per square foot of a home is to see what the trends are in an area.  You can look at the average price per square foot over a given time period and see whether overall market are values going up or down.


In Massachusetts one of the other factors that can really skew the averages on the price per square foot of a home is how the square footage is actually calculated. In the Greater Boston MLS there is a big disparity on what agents include in the gross living area of a home. You will see that some homes include finished basement space and others do not.  This can cause a fluctuation in how these figures appear when doing an analysis on square footage value.


As you may realize, finished space below grade is far less valuable than above grade living area. When these figures are mixed together it makes a straight line comparison much more difficult.


I have run into plenty of buyers agents over the years that try to present a case of why their clients offer is a fair one. When they start talking about price per square foot I usually end up giving them a lesson in proper market evaluations:)
Lead-Based Paint and Asbestos Abatement
What we find interesting is that all the homes in Thomasville, GA. even built as far as the 1800th that have been remodeled not one has come back with any type of lead paint or asbestos. Thomasville, GA. the only city and county that is immune to these bad materials because every home that has been remodeled comes back with no lead paint, mold and asbestos found. WOW! Thomasville, GA. must be the luckiest town on the map or is it, because any one remodeling an old home be it a builder or home owner has no knowledge or clue of any of these harmful materials found in these old homes.
Lead is a highly toxic metal that was used for many years in products found in and around our homes. Lead may cause a range of health effects, from behavioral problems and learning disabilities, to seizures and death. Children 6 years old and under are most at risk, because their bodies are growing quickly.
Research suggests that the primary sources of lead exposure for most children are:
- deteriorating lead-based paint,
- lead contaminated dust, and
- lead contaminated residential soil.
EPA is playing a major role in addressing these residential lead hazards. In 1978, there were nearly three to four million children with raised blood lead levels in the United States. By 2002, that number had dropped to 310,000 kids, and it continues to decline. While we still have a significant challenge, EPA is very proud of how federal, state, tribal, and private sector partners havecoördinated efforts with the public to better protect our children.
Since the 1980′s, EPA and its federal partners have phased out lead in gasoline, reduced lead in drinking water, reduced lead in industrial air pollution, and banned or limited lead used in consumer products, including residential paint. States and municipalities have set up programs to identify and treat lead poisoned children and to rehabilitate deteriorated housing. Parents, too, have greatly helped to reduce lead exposures to their children by cleaning and maintaining homes, having their children’s blood lead levels checked, and promoting proper nutrition. The Agency’s Lead Awareness Program continues to work to protect human health and the environment against the dangers of lead by developing regulations, conducting research, and designing educational outreach efforts and materials.
Did you know the following facts about lead?
FACT:  Lead exposure can harm young children and babies even before they are born.

FACT:  Even children who seem healthy can have high levels of lead in their bodies.
FACT:  You can get lead in your body by breathing or swallowing lead dust, or by eating soil or paint chips containing lead until you start removing it.
FACT:  You have many options for reducing lead hazards. In most cases, lead-based paint that is in good condition is not a hazard.
FACT:  Removing lead-based paint improperly can increase the danger to your family.
If you think your home might have lead hazards, read on to learn about lead and some simple steps to protect your family.  
Facts about lead
Health effects of lead
Where lead is found
Where lead is likely to be a hazard
Checking your family and home for lead
What you can do to protect your family
Are you planning to buy or rent a home built before 1978
Remodeling or renovating a home with lead-based paint

Health Effects of Lead
*Childhood lead poisoning remains a major environmental health problem in the U.S..*
*Even children who appear healthy can have dangerous levels of lead in their bodies.*
People can get lead in their body if they:

Put their hands or other objects covered with lead dust in their mouths.
Eat paint chips or soil that contains lead.

Breathe in lead dust (especially during renovations that disturb painted surfaces).
Lead is even more dangerous to children than adults because:

Babies and young children often put their hands and other objects in their mouths.  These objects can have lead dust on them.

Children’s growing bodies absorb more lead.

Children’s brains and nervous systems are more sensitive to the damaging effects of lead.

If not detected early, children with high levels of lead in their bodies can suffer from:
Damage to the brain and nervous system

Behavior and learning problems (such as hyperactivity)
Slowed growth
Hearing problems

Lead is also harmful to adults. Adults can suffer from:
Difficulties during pregnancy
Other reproductive problems (in both men and women)
High blood pressure
Digestive problems
Nerve disorders
Memory and concentration problems
Muscle and joint pain
Top of Page
Where Lead is Found
*In general, the older your home, the more likely it has lead-based paint. *
Paint.  Many homes built before 1978 have lead-based paint.  The federal government banned lead-based paint from housing in 1978.  Some states stopped its use even earlier.  Lead can be found:

In homes in the city, country, or suburbs.
In apartments, single-family homes, and both private and public housing.

Inside and outside of the house.

In soil around a home. (Soil can pick up lead from exterior paint, or other sources such as past use of leaded gas in cars.)

Household dust. (Dust can pick up lead from deteriorating lead-based paint or from soil tracked into a home.)

Drinking water. Your home might have plumbing with lead or lead solder. Call your local health department or water supplier to find out about testing your water. You cannot see, smell, or taste lead, and boiling your water will not get rid of lead. If you think your plumbing might have lead in it:

Use only cold water for drinking and cooking.

Run water for 15 to 30 seconds before drinking it, especially if you have not used your water for a few hours.

The job. If you work with lead, you could bring it home on your hands or clothes. Shower and change clothes before coming home. Launder your work clothes separately from the rest of your family’s clothes.

Old painted toys and furniture.
Food and liquids stored in lead crystal or lead-glazed pottery or porcelain.
Lead smelters or other industries that release lead into the air.
Hobbies that use lead, such as making pottery or stained glass, or refinishing furniture.
Folk remedies that contain lead, such as “greta” and “azarcon” used to treat an upset stomach.
Top of Page
Where Lead is Likely to be a Hazard
*Lead from paint chips, which you can see, and lead dust, which you can’t always see, can be serious hazards.*

Peeling, chipping, chalking, or cracking lead-based paint is a hazard and needs immediate attention.

Lead-based paint may also be a hazard when found on surfaces that children can chew or that get a lot of wear-and-tear.  These areas include:
Windows and window sills.
Doors and door frames.
Stairs, railings, and banisters.
Porches and fences.

Note:  Lead-based paint that is in good condition is usually not a hazard.
Lead dust can form when lead-based paint is dry scraped, dry sanded, or heated. Dust also forms when painted surfaces bump or rub together. Lead chips and dust can get on surfaces and objects that people touch. Settled lead dust can re-enter the air when people vacuum, sweep, or walk through it.

Lead in soil can be a hazard when children play in bare soil or when people bring soil into the house on their shoes. Contact the National Lead Information Center (NLIC) to find out about testing soil for lead.
Checking Your Family and Home for Lead
*Get your children and home tested if you think your home has high levels of lead.*
*Just knowing that a home has lead-based paint may not tell you if there is a hazard.*
To reduce your child’s exposure to lead, get your child checked, have your home tested (especially if your home has paint in poor condition and was built before 1978), and fix any hazards you may have.

Your Family
Children’s blood lead levels tend to increase rapidly from 6 to 12 months of age, and tend to peak at 18 to 24 months of age.

Consult your doctor for advice on testing your children.  A simple blood test can detect high levels of lead. Blood tests are important for:

Children at ages 1 and 2.
Children and other family members who have been exposed to high levels of lead.

Children who should be tested under your state or local health screening plan.

Your doctor can explain what the test results mean and if more testing will be needed.

Your Home
You can get your home checked in one of two ways, or both:
A paint inspection tells you the lead content of every different type of painted surface in your home. It won’t tell you whether the paint is a hazard or how you should deal with it.

A risk assessment tells you if there are any sources of serious lead exposure (such as peeling paint and lead dust). It also tells you what actions to take to address these hazards.

Have qualified professionals do the work. There are standards in place for certifying lead-based paint professionals to ensure the work is done safely, reliably, and effectively.  Contact the National Lead Information Center (NLIC) for a list of contacts in your area.

Trained professionals use a range of methods when checking your home, including:
Visual inspection of paint condition and location.

A portable x-ray fluorescence (XRF) machine.
Lab tests of paint samples.
Surface dust tests.

Note:  Home test kits for lead are available, but studies suggest that they are not always accurate.  Consumers should not rely on these tests before doing renovations or to assure safety.
What You Can do to Protect Your Family
If you suspect that your house has lead hazards, you can take some immediate steps to reduce your family’s risk:

If you rent, notify your landlord of peeling or chipping paint.

Clean up paint chips immediately.

Clean floors, window frames, window sills, and other surfaces weekly. Use a mop, sponge, or paper towel with warm water and a general all-purpose cleaner or a cleaner made specifically for lead. REMEMBER: NEVER MIX AMMONIA AND BLEACH PRODUCTS TOGETHER SINCE THEY CAN FORM A DANGEROUS GAS.

Thoroughly rinse sponges and mop heads after cleaning dirty or dusty areas.

Wash children’s hands often, especially before they eat and before nap time and bed time.

Keep play areas clean. Wash bottles, pacifiers, toys, and stuffed animals regularly.

Keep children from chewing window sills or other painted surfaces.

Clean or remove shoes before entering your home to avoid tracking in lead from soil.

Make sure children eat nutritious, low-fat meals high in iron and calcium, such as spinach and dairy products.  Children with good diets absorb less lead.

In addition to day-to-day cleaning and good nutrition:

You can temporarily reduce lead hazards by taking actions such as repairing damaged painted surfaces and planting grass to cover soil with high lead levels. These actions (called “interim controls”) are not permanent solutions and will need ongoing attention.

To permanently remove lead hazards, you must hire a certified lead “abatement” contractor. Abatement (or permanent hazard elimination) methods include removing, sealing, or enclosing lead-based paint with special materials. Just painting over the hazard with regular paint is not enough.

Always hire a person with special training for correcting lead problems–someone who knows how to do this work safely and has the proper equipment to clean up thoroughly. Certified contractors will employ qualified workers and follow strict safety rules set by their state or the federal government.

Contact the National Lead Information Center(NLIC) for help with locating certified contractors in your area and to see if financial assistance is available.

Are You Planning to Buy or Rent a Home Built Before 1978?
Many houses and apartments built before 1978 have paint that contains lead (called lead-based paint). Lead from paint, chips, and dust can pose serious health hazards if not taken care of properly.
Federal law requires that individuals receive certain information before renting or buying a pre-1978 housing:
Residential Lead-Based Paint Disclosure Program LANDLORDS have to disclose known information on lead-based paint and lead-based paint hazards before leases take effect. Leases must include a disclosure form about lead-based paint.
SELLERS have to disclose known information on lead-based paint and lead-based paint hazards before selling a house. Sales contracts must include a disclosure form about lead-based paint.  Buyers have up to 10 days to check for lead hazards.
More information on the disclosure program.
Remodeling or Renovating a Home with Lead-Based Paint
*If not conducted properly, certain types of renovations can release lead from paint and dust into the air.*
Many houses and apartments built before 1978 have paint that contains lead (called lead-based paint). Lead from paint, chips, and dust can pose serious health hazards if not taken care of properly.

Federal law requires that contractors provide lead information to residents before renovating a pre-1978 housing:

Pre-Renovation Education Program (PRE)

RENOVATORS have to give you a pamphlet titled “Protect Your Family from Lead in Your Home”, before starting work.

More information on the Pre-Renovation Education Program.

Take precautions before your contractor or you begin remodeling or renovations that disturb painted surfaces (such as scraping off paint or tearing out walls):

Have the area tested for lead-based paint.

Do not use a belt-sander, propane torch, heat gun, dry scraper, or dry sandpaper to remove lead-based paint. These actions create large amounts of lead dust and fumes.
Lead dust can remain in your home long after the work is done.

Temporarily move your family (especially children and pregnant women) out of the apartment or house until the work is done and the area is properly cleaned. If you can’t move your family, at least completely seal off the work area.

Follow other safety measures to reduce lead hazards. You can find out about other safety measures in the EPA brochure titled “Reducing Lead Hazards When Remodeling Your Home”.  This brochure explains what to do before, during, and after renovations.

If you have already completed renovations or remodeling that could have released lead-based paint or dust, get your young children tested and follow the steps outlined to protect your family.
Think you’re safe from problems when you buy a new home? Think again
Now imagine. New Homes being built by an unlicensed person and that person also claiming to be a builder with no building knowledge or building experience in City and County of Thomasville, GA. Building of these homes continuous. Buyers beware. Cheap Homes = Cheap Homes. Bad Building practices.
Dave Prosser and Sylvia Potter bought their brand new home just three years ago, for a few hundred thousand. It was supposed to be their dream home, but instead they’re living a new home nightmare.
In their first year of ownership, Dave and Sylvia compiled a list of 106 complaints to submit to their new home warranty provider, Tarion.
“This was going to be our last home,” Dave tells Marketplace’s Wendy Mesley. “You buy a new home, you think it’s not going to break right away.”

Down the street, the same story. A new house built by the same builder and lots of problems.

Joanne and Joe West spent their lifesavings on their new home, but two weeks after they moved in part of their basement floor actually caved in. They compiled a long list of problems too, and the builder did eventually fix a few flaws -- but others, not at all.

Joe has worked in construction for over 20 years, so he began to fix things himself. But it means he has to spend tens of thousands of dollars of his own time and costs for materials and equipment needed to complete the work.

Marketplace calls in TV contractor Mike Holmes to drop by and check out Joanne and Joe’s problem home firsthand.

He finds a problem in Joe’s garage – there’s no sheathing along that wall. Mike says the house should be condemned, meaning “they’ll put a condemned sign on the front door, you get to live in a hotel and until this house is fixed, you are to stay the hell out of it. “
The City of Hamilton is supposed to watch over builders by issuing building permits and checking plans. Every house should have a permit for Joe and Joanne's house before the shovel hits the ground. We do some digging of our own and find out the City of Hamilton didn’t issue a permit until five months after construction began. And at Dave and Sylvia’s? No permit till the day they took possession. In fact, a whopping 18 houses on their street were started without permits, all built by a Hamilton builder, Brett Wright.

In an interview with Wendy Mesley, the City of Hamilton’s Chief Building Inspector, John Spolnik says it’s supposed to issue permits and then follow up with all the inspections:
Spolnik: It’s up to us to enforce that requirement. We need to make them get a permit.

Mesley: So it would be illegal, then?

Spolnik: It would be contrary to the Ontario Building Code to construct without a permit.

Mesley: 18 of [the homes], the permit wasn't issued until after construction began? Until after inspections were done? If there's no permit, how can they follow standards?

Spolnik: They’re looking for as much as they can that is obviously not in accordance with the Code.

Mesley: You're almost facilitating the process by saying, looks pretty good. Next. Keep building.

Spolnik: No, we’re not facilitating it.

Mesley: But that's what it seems like, if it's not a real inspection.

Spolnik: It’s an inspection better than zero… as advised by our legal department, we are better off to find as many things as we can through that process.

Three years in, both couples are now suing the City of Hamilton and their builder, and both couples are tens of thousands out of pocket for private inspections, repairs, and legal fees. And that’s just the beginning, their case could take years to resolve.

So how does this happen?
“When the system fails the people, that’s how it happens,” says Holmes. “It’s not properly inspected and if it was these guys should be smacked silly. If it was government inspectors that actually inspected this, they should be fired. Never mind the builder should be put in jail. He’s built a house that has devastated so far two people on this street, financially devastated, emotionally devastated, and where is he right now? Let me guess he’s building another house.” We dig around and discover he is. Brett Wright is building a half-million dollar home just outside Hamilton.

Every province has a new home warranty program – in some it’s mandatory to join and can cost almost $800. In Ontario, the program is called Tarion.

When the homeowners started having problems, they turned to Tarion. It initially offered Dave and Sylvia a few thousand dollars to fix a couple of problems, but other issues were denied altogether.

“They would you know, say not warranted, not warranted, not warranted, by item," says Sylvia. "And we'd say, well wait a minute!"

Desperate to prove their case, Sylvia and Dave spent $7,000 hiring their own private engineer. That’s on top of thousands spent in legal fees and costs to have things fixed.

Tarion had over $300 million in its war chest, so why so stingy? Wendy interviews Tarion President Howard Bogach.
Mesley: They feel or felt that Tarion was there to protect them, and in the end, they ended up feeling you were there to protect the builder.

Bogach: I can assure you, I have home owners that are upset with me. I have builders that are upset with decisions that we make along the way. Ours is to try and be completely impartial and try and call them as you see them along the way.

To find out more about Tarion, we talk to Real Estate Lawyer, Bob Aaron:
Mesley: In the past, people have complained about Tarion's Board of Directors... so who were they there to protect?

Aaron: The assumption is that they were there to protect builders who actually controlled the program… the board is stacked with builders.

But that might be changing. Aaron’s just been appointed by the Ontario government to join Tarion’s board.

But why is the builder Brett Wright still building?

Tarion licenses builders in Ontario, but there’s no indication in their builder’s database that they’re trying to revoke his licence. And what about that brand new house? Tarion told Wright a year ago to stop building. Instead of using his company name, he stayed under the radar by building under his own name – as the owner. Seems he knows how to work the system.
Mesley: They had to hire their own inspectors, their own engineers, their own lawyers – it took them years. They had to fight you at every turn.

Bogach: I absolutely agree with you on that point. I can only apologize. I think there were things that happened on those files that created issues and confusion along the way. I hope we would never treat somebody like that in the future. Issues happen, mistakes happen, that’s the nature when you deal with 450,000 homes. Some things will fall through the cracks, and our objective is to try and make sure we pick up on those things and they don’t become significant.

Try telling that to Joe and Joanne and Dave & Sylvia. After lowballing them offers, Tarion finally comes through with much larger settlements. Dave and Sylvia receive $85,000. Joe and Joanne can't discuss their settlement amount with us. But it’s still not near enough to fix the problems with their new homes.

For Mike Holmes, the big problem is still the builder Brett Wright.

“He got away with the whole system,” Mike says. “He’s not back here, he’s not fixing this, the government’s not fixing this, the new home warranty’s not fixing this, and you’re left holding the bag so – as far as I’m concerned, you have been so screwed.”

We spend weeks trying to talk to Wright. He doesn’t agree to an interview, so we track him down.
Mesley: Mr. Wright? We're with CBC Marketplace. We've talked to people who've had to spend tens of thousands to fix the homes you've built. You have nothing to say to them?

Wright: I’ve got nothing to say to you or them.

Mesley: Why do you keep building homes that have all these problems?

Wright: That’s a matter of opinion not mine.

Mesley: Well, Tarion has agreed. They've settled with them for a lot of money. And you're still building. What is your opinion about the situation?

I haven’t got one.

Meanwhile, the Hamilton families’ dream homes are still living nightmares.
Cleaning Up Lead, Asbestos, and Other Hazards.  Must Read Buying Old Home
Raveen and Allison Sharma thought they knew what they were getting into when they decided to buy and overhaul a handyman's special, circa 1940, in Auburndale, Massachusetts. Given that the house—the subject of This Old House TV's Fall 2010 project—was built at a time when asbestos was still considered a miracle fiber and lead paint was par for the course, they weren't surprised when a home inspection revealed the presence of both. And since termite damage is the bane of existence for many an old-house lover, they weren't exactly shocked to learn the front sill had been devoured.
What the Sharmas weren't prepared for was the extent of these ills. The asbestos turned up all over the house, the lead paint coated the entire exterior, and the termites had already moved on from their appetizer of sill to the main course of studs.
"We were just relieved that we didn't have any mold," Allison says. The Sharmas faced some big decisions about how far they wanted to go—and how much they wanted to spend—to address all these issues. Their story may well help you tackle those decisions at your own old house.
Shown: The 1940s Colonial Revival will undergo major surgery, including the addition of a gabled garage roof, new entry, and an open, family-friendly kitchen.
Make your offer contingent on the home passing a complete inspection, then cough up the extra cash for your own inspector; NEVER use the one the real estate agent recommends. (I also have him/her go along with a contractor that I've hired on an hourly basis. That way, I get a real idea of what's needed.) Make sure he's a bulldog, and go with him WITH a list of your own and questions. DO YOUR HOMEWORK; this is the biggest investment of your life.
I just assume that the seller is an idiot, the agent is a crook, and the house is a piece of junk until I learn differently. There are other houses out there....
"If you live in a house built before 1978, assume it has lead-based paint," says TOH general contractor Tom Silva. The question for the Sharmas, whose house was built decades before the 1977 ban, was: How much lead was there—and where, exactly? Lead abatement became a budgetary issue for anyone hiring out a renovation last April, when the Environmental Protection Agency introduced its Renovation, Repair and Painting (RRP) rules. These require every contractor who comes into contact with lead paint to complete an eight-hour certification and follow strict new guidelines that make the work more time-consuming, labor-intensive and, as a result, expensive.
Now, even a plumber installing a shower—or any project encompassing more than 6 square feet of lead-painted surface (20 square feet outside)—must wear a HEPA-filtered respirator and meticulously contain and clean up paint debris by sealing off the entire room with plastic and duct tape. The paint removal still has to be done in a way that eliminates dust, and, just to be safe, everything from tools to coveralls must be cleaned before leaving the contaminated space. Ignoring the rules can lead to hefty fines.
Shown: TOH general contractor Tom Silva inspects a window frame for lead paint with homeowner Raveen Sharma at this season's TOH TV project house.
Of course, lead is far more than just a cost concern for the Sharmas, who have two kids; children are particularly susceptible to lead poisoning's effects, which can range from chronic headaches to brain damage. The danger occurs when they ingest paint chips or chew on "mouthable surfaces" containing lead, such as painted moldings, or inhale lead dust embedded in, say, floor cracks. If lead paint is in good repair, and not pulling away from surfaces, the EPA says it's safe and acceptable to encapsulate it with special primers, such as Child Guard, which seal in the toxins and have a bitter taste to deter children. If you choose to undertake lead abatement yourself, be sure to follow the same precautions as the pros. (Check out for more information.)
Shown: Cutting into the wood allows him to see whether lead is present in deeper layers of paint.
Since the Sharmas were tackling a major renovation, encapsulation wasn't a viable option. To minimize the RRP work inside, they called in Covino Environmental Associates, which used a type of X-ray machine to scan the walls. As in many old houses, which were often wallpapered, lead paint was discovered only in the kitchen and bathrooms, where moisture was a concern.
Once Tom and crew removed that paint, the renovation could continue unimpeded. Outside, Tom identified lead paint on the windows and wood shingles with Lead Check, a DIY testing kit. That meant they were going to need an awful lot of plastic and duct tape to replace the windows and repaint the house. "In the old days, guys would go up there in shorts and T-shirts and start sanding away," says Ron Peik, owner of Alpine Environmental, which helped with the Sharmas' abatement. "Lead is the new asbestos."
Shown: Tom uses a chemically activated swab, called LeadCheck, to test for lead on the house's old windows.
The Sharmas knew they had asbestos to contend with after their home inspector found it in the insulation of the boiler as well as some 9-by-9-inch basement floor tiles. But it was only after Covino completed a full test that they began to fret. "There was a lot more than we bargained for," Allison says. Asbestos also turned up in the 12-by-12-inch floor tiles in the kitchen and bath, wall panels surrounding the boiler, and joint compound in the basement drywall. Left undisturbed, asbestos is harmless. The boiler insulation was friable, meaning it would've crumbled if touched, but luckily the whole unit was being removed anyway. For the rest, the Sharmas were told they could just tile over the asbestos flooring and leave the drywall alone.
Shown: After asbestos was found in the basement's resilient tile and wood subfloor, the Sharmas had a choice. They opted to have Tom rip out everything down to the aggregate and pour a new concrete subfloor rather than cover the contaminants.
Largely for peace of mind, however, they wanted the stuff completely eighty-sixed from the house. They called in an army of men decked out in Tyvek suits to seal off the asbestos-contaminated rooms, rig a vacuum system to capture floating fibers, and then scrape it off, double bag it, and haul it to a landfill licensed to handle asbestos. (See for more on asbestos removal.) The Sharmas' entire job took only a couple of days but, together with the inspection, cost more than $8,000. Allison says it was worth it: "The patient was already opened up on the operating table—so why not get all the bad stuff out all at once?"
Termites aren't necessarily bad for your health, but they are for your house, causing billions of dollars of damage to American homes each year. By the time the Sharmas moved in, termites had already devoured about 35 feet of the front sill. It was only when Tom started demo work that they saw the pests had worked their way up to the studs, too. Tom had to install a new sill and replace the damaged stud sections. To ward off the pests in the future and safeguard their children's health, the Sharmas decided to go with Green Planet Pest Control, a local company, which applied a borate-based solution to the new sill.
Shown: Tom checks out the replacement for a termite-ravaged sill.
Testing for Termites:
Green Planet also baited the area around the foundation with cylinders containing wood briquettes to guard against renewed attacks. If the wood ever shows signs of nibbling, the company will lace the briquettes with insecticide, serving up a hearty last supper for the little gluttons. (Go to to see a video of Tom Silva taking on termites.)
Shown: A wood stake set 18 inches off the foundation will tell you if termites are present. If they are, "they'll have a party on that," says Tom.
One nightmare the Sharmas didn't have to face was mold. "That surprised me," says Tom. He figured moisture found while demolishing the sunporch would lead to more bad news, but he saw none of the telltale signs, such as water stains and deteriorating fascia boards. That's a good thing, considering that mold can feed on the cellulose in wallboard, mineral-fiber or wood ceiling tile, and even wood studs, resulting in significant property damage. Worse, molds reproduce by releasing spores that can provoke allergic reactions ranging from itchy eyes and coughing to severe skin rashes and worsened asthma. It's wise to check your home for mold in basements, attics, and other poorly ventilated areas a few times each year. On hard surfaces, isolated mold outbreaks (less than 10 square feet) can be cleaned up with diluted bleach or soap and water. Anything larger should be handled by a pro. (Check out for more on mold.)

To the Future:
It's no coincidence that most firms doing abatement of lead and asbestos also handle mold. These are the three biggest health hazards in older homes. For the Sharmas, now that the toxins and termites are gone, they can start focusing on the fun stuff—with a truly healthy outlook.,,20428889_20852632,00.html
Any home built before 1978 has some type of lead base paint; also do not forget the likely chance of Asbestos and mold. Any home from 1978 and 1900 and 1800 should be tasted by a company that specializes in removing Lead, Mold, and Asbestos and they should provide documentation of no findings of these types of hazards and dangerous materials in any old home. No documentation buyers beware. As a real estate agent I would not show this type of property or list without proper.
Buying an Old Home or Remodeled Old Home!
When buying a remodeled old home like from 1800, 1930 to 1978. One of the main concerns when remodeling an old home would be the removing of old materials. For Example:  asbestos and lead based paint as well you have old electrical wiring, A/C unit and plumbing. Thomasville, GA has it's share of old homes

Removing any of these materials are not cheap or easy and needs to be done right by professionals. If the home does not have any harmful materials the homeowner or the contractor should have documentation of no finding from the proper agencies performing the testing, then you are good to go, but if it was done without the assistance of the proper agencies then the removal of these materials was done wrong and the employees working on this home were exposed to these harmful fibers and so would be the buyers of these homes.
Realtors selling these types of homes should have all property disclosure documents uploaded to the listing in order to provide the proper information that the home is safe and eliminating the possibility of exposure for any visitors. If no documents are provided as to the outcome of the testing or removal of the old materials, consumers would need to perform the proper testing of the indoor air and possibly the exterior grounds to ensure that it is a safe home.
Asbestos is a mineral fiber. It can be positively identified only with a special type of microscope. There are several types of asbestos fibers. In the past, asbestos was added to a variety of products to strengthen them and to provide heat insulation and fire resistance.
How Can Asbestos Affect My Health?
From studies of people who were exposed to asbestos in factories and shipyards, we know that breathing high levels of Asbestos.
lung cancer;
mesothelioma, a cancer of the lining of the chest and the abdominal cavity; and
asbestosis, in which the lungs become scarred with fibrous tissue.
The risk of lung cancer and mesothelioma increases with the number of fibers inhaled. The risk of lung cancer from inhaling asbestos fibers is also greater if you smoke. People who get asbestosis have usually been exposed to high levels of asbestos for a long time. The symptoms of these diseases do not usually appear until about 20 to 30 years after the first exposure to asbestos.
Most people exposed to small amounts of asbestos, as we all are in our daily lives, do not develop these health problems. However, if disturbed, asbestos material may release asbestos fibers, which can be inhaled into the lungs. The fibers can remain there for a long time, increasing the risk of disease. Asbestos material that would crumble easily if handled, or that has been sawed, scraped, or sanded into a powder, is more likely to create a health hazard.
Lead-Based Paint:
Old lead-based paint is the most significant source of lead exposure in the U.S. today. Most homes built before 1960 contain heavily leaded paint. Some homes built as recently as 1978 may also contain lead paint. This paint could be on window frames, walls, the outside of homes, or other surfaces. Harmful exposures to lead can be created when lead-based paint is improperly removed from surfaces by dry scraping, sanding, or open-flame burning. High concentrations of airborne lead particles in homes can also result from lead dust from outdoor sources, including contaminated soil tracked inside, and use of lead in certain indoor activities such as soldering and stained-glass making.
Health Effects of Exposure to Lead:
Lead affects practically all systems within the body. At high levels it can cause convulsions, coma, and even death. Lower levels of lead can adversely affect the brain, central nervous system, blood cells, and kidneys.
The effects of lead exposure on fetuses and young children can be severe. They include delays in physical and mental development, lower IQ levels, shortened attention spans, and increased behavioral problems. Fetuses, infants, and children are more vulnerable to lead exposure than adults since lead is more easily absorbed into growing bodies, and the tissues of small children are more sensitive to the damaging effects of lead. Children may have higher exposures since they are more likely to get lead dust on their hands and then put their fingers or other lead-contaminated objects into their mouths.
Examples of Where Asbestos Hazards May Be Found In The Home:
·  Some roofing and siding shingles are made of asbestos cement.
·  Houses built between 1930 and 1950 may have asbestos as insulation.
Where Can I Find Asbestos And When Can It Be A Problem?
Most products made today do not contain asbestos. Those few products made which still contain asbestos that could be inhaled are required to be labeled as such. However, until the 1970s, many types of building products and insulation materials used in homes contained asbestos. Common products that might have contained asbestos in the past, and conditions which may release fibers, include:
· STEAM PIPES, BOILERS, and FURNACE DUCTS insulated with an asbestos blanket or asbestos paper tape. These materials may release asbestos fibers if damaged, repaired, or removed improperly.
· RESILIENT FLOOR TILES (vinyl asbestos, asphalt, and rubber), the backing on VINYL SHEET FLOORING, and ADHESIVES used for installing floor tile. Sanding tiles can release fibers. So may scraping or sanding the backing of sheet flooring during removal.
· CEMENT SHEET, MILLBOARD, and PAPER used as insulation around furnaces and woodburning stoves. Repairing or removing appliances may release asbestos fibers. So may cutting, tearing, sanding, drilling or sawing insulation.
· DOOR GASKETS in furnaces, wood stoves, and coal stoves. Worn seals can release asbestos fibers during use.
· SOUNDPROOFING OR DECORATIVE MATERIAL sprayed on walls and ceilings. Loose, crumbly, or water-damaged material may release fibers. So will sanding, drilling or scraping the material.
· PATCHING AND JOINT COMPOUNDS for walls and ceilings, and TEXTURED PAINTS. Sanding, scraping, or drilling these surfaces may release asbestos.
· ASBESTOS CEMENT ROOFING, SHINGLES, and SIDING. These products are not likely to release asbestos fibers unless sawed, drilled or cut.
Thomasville, GA has it's share of old homes and new homes built to bare and below minimum code. Documentation of proper removal from proper agency, even if the agency did not find any Lead, Mold, or Asbestos it should be documentation if not DO NOT BUY that old home.

Sray Foam Insulation:
Spray foam insulation in the attic area will help any home by reducing the heat in an attic space and at the same time help the A/C unit from working as hard. This will not give you an energy efficient home. If the home is not started with the concept of building it energy efficient from the ground up and many steps taken to achieve a proper rating by a third party it is not an energy efficient home. And there is no such thing as energy efficient spray foam! Spray foam are available as a closed cell or open cell but not available as an energy efficient spray foam.
No consensus on real estate dual agency, double-Dipping
You can't fix stupid, but you can fix ignorant - Get informed about dual agency or lose money!
Editor's note: This article is part of an ongoing series focusing on dual agency and other forms of real estate representation. View a full list of "Beyond Dual Agency" articles. Consumer groups frown on it, calling it, at best, "nonsensical," at worst,
"legalized fraud," but to the real estate industry, the practice of "double-ending" real estate deals, in some states referred to as dual agency, is a more nuanced practice -- one that is fairly common and often acceptable under certain circumstances, though perhaps at times difficult to navigate.
Inman News recently conducted an online survey of agents and brokers -- "Real Estate: Behind the Curtain" -- that asked
real estate professionals about the frequency and acceptability of more than three dozen customs and practices, including the practice of agents engaging in dual agency and other forms of "double-ending," or representing both buyer and seller in the same transaction.
Dual agency can carry a different meaning in different states -- it can refer to the practice of a single agent representing both buyer and seller in the same transaction, and it can also refer to the practice of two agents from the same office who separately represent a buyer and seller in the same real estate transaction -- that form of representation is referred to as "designated agency" in states that have implemented rules governing the practice.
Also, every state allows some form of double-ending, and many states that don't allow dual agency permit "transaction brokerage," in which an individual real estate licensee can work with both buyer and seller in the same transaction in a non-agency capacity. Transaction brokers do not serve in a fiduciary capacity for any party in the transaction and simply work to facilitate the transaction.
Nearly 3 out of 4 respondents to the Inman News survey said it's "common" for a listing agent and buyer's agent from the same office to separately represent both the buyer and seller in the same real estate transaction, and 41 percent said the same about individual agents double-ending a deal.
Over half (58.3 percent) said it was either unacceptable or "not desirable" for a single agent to represent both sides of the same transaction, though more than 1 in 3 said it was acceptable.
Two-thirds (67.1 percent) said it was acceptable for a listing agent and buyer's agent from the same brokerage to represent buyer and seller in the same transaction, though a quarter said it was either unacceptable (13.9 percent) or not desirable (11.4 percent).
Agents and brokers in states that allow an agent to be the facilitator of a transaction but not an advocate and true representative for either the buyer or seller -- often called transaction brokerage -- generally found little fault in that practice, whether it involved one agent or two.
Dual agency
Most real estate professionals contacted by Inman News said it is not possible for one person to act in the best interests of both parties in a transaction because sellers and buyers inherently have conflicting interests: Mainly, buyers hope to pay as little as possible for a home, while sellers hope to sell their home for as much as possible.
"Dual agency is very much like hiring your spouse's attorney to represent you in the divorce proceeding," said Patrick Armbrust, a real estate broker and owner of Armbrust Real Estate Institute in Denver.
"Let's say an agent for both the buyer and seller (in the same transaction) knows the seller would accept less than the listed price.
"Should the broker reveal that fact to the buyer in hopes of remaining loyal to the buyer? If so, does that broker violate his/her agency with the seller? If the broker does not tell the buyer, in hopes of remaining loyal to the seller, would the broker violate agency with the buyer? An interesting conundrum."
The state of Colorado does not allow "dual agency," but "non-agent" transaction brokerage -- which allows a real estate licensee to work with both buyer and seller in the same transaction -- is the default form of real estate representation in the state.
"I believe from a strictly legal standpoint the fiduciary goes out the window with dual agency. It simply is not possible. That does not mean the agent cannot be honest and fair with both parties. They just cannot have undivided loyalty, which is part of the fiduciary duty," said David Welch, a broker at Re/Max 200 Realty in Orlando, Fla.
"I am a transaction broker 100 percent of the time. I have to be honest and fair, account for all funds, use skill, care and diligence in the transaction, disclose anything that may materially effect the value of residential property, and present offers and counteroffers in a timely manner" -- all of those duties are required of transaction brokers under state law.
"I also must keep motivation(s) of buyer and/or seller confidential as well as the price they are willing to pay (or) accept unless in a written counteroffer, and I must keep seller financing terms confidential unless in a written counteroffer."
Some real estate professionals said it would be difficult for an agent not to be biased in favor of the seller in a dual agency transaction involving an individual real estate agent, since typically the agent has signed a listing agreement with the seller before meeting the buyer.
"For me ... I've either sold (the sellers) the house and been in touch for years, they are friends or referrals, or a simple lead that needs to sell. We've typically spent time with them preparing their home for sale, all the while getting to know them," said Debe Maxwell, broker-owner at Savvy Plus Co. Real Estate in Charlotte, N.C.
"A (yard) sign or Internet buyer call is an unknown customer and our 'relationship,' if you want to call it that, has long since been established with the sellers."
Nonprofit consumer advocacy group Consumer Advocates in American Real Estate
"Dual agency is potentially one of the worst 'bait and switches' possible because it involves the 'switch' (abandonment) of a trusted adviser and advocate. Even with disclosures, consumers rarely expect the change in relationship that comes with dual agency and they are almost never prepared for the complete abandonment that defines dual agency," the group saidd on its website.
Gary Herbst, president and principal broker at Buyer's Edge Realty, a brokerage in Tarrytown, N.Y., that works exclusively with buyers, used similar terms to describe dual agency.
"(Dual agency) is self-serving, it's a conflict of interest, it's legalized fraud ... and it's very unprofessional. (Dual agents are) representing their own interests rather than the interests of their clients, all because of money and transaction control," Herbst said.
"Dual agency ... is a nonsensical concept since there is no way a broker can represent the financial interests of both seller and buyer," the Consumer Federation of America (CFA) said in aa June 2006 paper.
Nevertheless, some real estate professionals say dual agency -- of the type in which one agent represents both buyer and seller in the same transaction -- is acceptable when the agent is honest and fair to both buyer and seller. (Izzy) When an agent know to much of both parties they have the advantage to use that information to manipulate the situation to their benefit more commission.  
"At the end of the day, the seller wants to get (the home) sold and the buyer wants a home. If an agent is honest, (that agent) can easily put a deal together that both parties are happy with," said Stephen Long, a broker at Premier Realty, NC, in South Advance, N.C. (Izzy) This comment is not correct because the agent knows everything from both parties and CAN NOT be an advocate for ether side and CAN NOT get the best price for ether parties all he/she is, is a paper pusher. ( in a devoice you would not use the same lawyer)
State laws vary on whether and what kinds of dual agency are allowed. And all states that allow dual agency require agents to provide buyers and sellers with disclosure related to dual agency.
Many states require agents to provide buyers and sellers with disclosures regarding agency relationships.
Most states require brokers to provide buyers and sellers with written disclosures of agency relationships. In Florida, licensees are presumed to be acting as transaction brokers and are not required to provide consumers with agency disclosures unless they are representing clients under a single agency relationship.
Limited services
Dual agents are often limited in the services they can provide their clients, especially when it comes to offering advice and negotiating. Disclosures often spell out, both for agents and consumers, what dual agents may or may not do. For example, the Chicago Association of Realtors' exclusive listing agreements and buyer-broker agreements spell out nine services agents can provide during dual representation and five services they cannot provide.
"When representing the seller and the buyer on a transaction, I provide the exact same (comparative market analysis) and give each a copy. I explain to them that I am basically a middleman delivering offers and counteroffers based on the duplicate data each of them have in their possession," said Alexis Eldorrado, managing broker of Eldorrado Chicago Real Estate LLC. She said dual agency is "extremely common" in the Chicago market.  (Izzy) The Agent CAN NOT NEGOTIATE!
Some real estate professionals argue that dual agency flies in the face of true real estate representation.
Sam Chapman, an agent at Private Label Realty in Austin, Texas, where an "intermediary" relationship is allowed, said such agents "just hand paperwork back and forth" and consequently "are of little use aside from getting the contract together."
"There is no longer representation for either side. Imagine going to a pharmacy and getting your prescription filled and the pharmacist not giving you any information about side effects, interactions and other cautionary information," Chapman said.
"At the very least, (dual agency doesn't) provide services to consumers that they could easily receive by avoiding a dual agency situation," said Kimberly Kahl, executive director of the National Association of Exclusive Buyer Agents (NAEBA).
Dual agency can be risky business
In addition to reduced services to both parties, the pitfalls of dual agency can include a diminished sense of trust between agent and clients and an attendant risk of liability, some agents and brokers say.
"Not having practiced dual agency, it is my belief that an informed consumer would question the loyalty and advocacy of a dual agent. In my opinion, supporting the validity of dual agency as it is typically defined requires some creative mental gymnastics," Armbrust said.
Stephanie Kelley, an agent at Keller Williams, Legacy in San Antonio, Texas, said when buyers and sellers are represented by a lone intermediary in a transaction, "risk is likely to occur when one party to the transaction becomes disgruntled. The client is more likely to seek mediation or sue because (the client doesn't) feel (he or she has) been properly represented. Even if the agent is proven not to be at fault, it can cost valuable time and money."
Property defects can be a particular concern when it comes to liability.
"Something is bound to break after the purchase of a home," Maxwell said. "When the buyer finds the defect, the immediate thought is that '(The agent) tried to pull the wool over (my) eyes!' " (Izzy) And sometimes the agent does so.
The risk of legal repercussions especially apply if a brokerage offers incentives, such as higher commission splits, to agents who sell in-house listings to their buyers.
"My broker doesn't endorse this practice, as it may lead to an agent ignoring the best interests of the client in favor of the best paycheck," said Chris Dowell, an agent at Re/Max Premier Realty in Prairie Village, Kan., a Kansas City, Mo., suburb. Dual agency and several other forms of representation are permitted in Missouri. (Izzy) I could not have said it better.
"There is a large, local brokerage that pays a significant bonus for selling in-brokerage listings, and because of that, faces ... lawsuits, as well as a buying public that is very cynical toward that brokerage's actions." (Izzy) I am sure this happens a lot.
Some agents will agree to take a lower commission when they handle both sides of a transaction -- an approach endorsed by consumer groups. Others say the extra risk involved in double-ending deals merits they take the full commission.
Why it persists
Often buyers will agree to, or even pursue, situations in which one agent works with both buyer and seller in the belief that it will save the buyer's agent portion of the commission paid by the seller, thus reducing the overall cost of the house, agents and brokers say. (Izzy) This will NOT HAPPEN. I have not seen this at all.
"It's all about saving money. Most buyers think they can save on price by asking a dual agent to knock down his or her commission. Most don't understand that commissions are negotiated at the time of the listing," said Stephanie Crawford, an affiliate broker at Zeitlin & Co. Realtors in Nashville, Tenn., a state that allows single agency, dual agency (called "limited agency"), designated agency, and transaction "facilitator" forms of real estate relationships.
"Many people think they are saving money by going directly to the listing agent. A good buyer's agent is worth their weight in gold -- even at today's prices. I don't really think (consumers) understand about the different levels of service or obligations under the varying relationships," Kelley said.
It is really interesting how local realtors and brokerage office in the past were trying to keep us quiet about Dual Agency, but now we have brokerage offices talking about and describing dual agency. But they have it wrong and these are brokers that have been in business for a long time and they still do not know the difference in agencies, wow! Dual agency is not only two different agents from the same office, but also the same agent working for the buyer and seller which is 99% practice in South Georgia. Like I said before 99% of all listings sold in Thomas County are sold by the same listing agent, so they may talk about dual agency on their website but they still practice 99% of the time the same agent for seller & buyer mean full commission.
Growing Epidemic Dual Agency Selling Their Own Listing South Georgia
So Why Does Dual Agency Even Exist?
Brokers want to double-dip on their own listings. What are the benefits of dual agency? to a Buyer or Seller NON,
A listing agent who also represents the buyer is a dual agent. Dual agents cannot operate in a fiduciary ("trust,") relationship with either party and must treat both sellers and buyers equally. They cannot share confidential information but they cannot give confidential advice.
A dual agent in California was sued by the seller because she told the buyer to ask for a carpet allowance from the seller. It is very difficult to obtain the highest and best price for the seller when the agent also represents the buyer. The dual agent cannot advise on home price nor terms nor negotiate on anyone's behalf.
Brokers have invented a fig-leaf called Disclosed Dual Agency in order to cling to the doubled commissions.
No Dual Agency!
Dual Agency is the process by which one real estate broker represents both the seller and the buyer in a transaction. It is legal in Georgia, provided it is fully disclosed and consented to by all parties. It is also of questionable ethics at best! Agents in some states are forbidden to engage in Dual Agency.
So What Benefit Does a Buyer or Seller Have When Using a Dual Agent?
Buyer = NON, 
Seller = NON,
Dual Agency = Full 6% Commission
Extra insulation = Energy Efficient = NO

Are You Really Saving When Adding Extra Insulation?
I would like to thank Thomasville Landmarks for holding a very interesting workshop and having Mr. Carl Seville of Seville Consulting, LLC as a speaker. The workshop talked about the importance of energy efficiency and green building and confirmed 99% on what we have been advocating since 2007. One of the questions asked was if adding extra insulation to an attic of an existing home it would make it more energy efficient after the installation. The answer was just a confirmation for our argument on the majority of the properties being listed by their listing representatives, where homes that add extra insulation would make them energy efficient. This application will have virtually no effect on the homes efficiency without addressing other priority key issues first and if the home was not built initially with energy efficiency in mind.  In this case, this statement by the listing representative is being used as a gimmick and a marketing strategy. This was just one of the topics that confirmed what we’ve been.
advocating for the past 5 years about listed homes being aggressively marketed with features which are very misleading to consumers that are not knowledgeable enough on the subject. Green energy efficient homes are built better and above minimum code. There are no short cuts when building an energy efficient home.
We have being bringing energy efficiency awareness for 5 years and many in the industry have slammed our company for calling out what they have been doing wrong and marketing incorrectly to consumers. Thomasville, GA has had an ENERGY STAR Qualified home that many in the industry do not want to admit is the way to go.
Now the industry is faced with the “Not So Big House” movement that Capital Home Builders introduced in 2007. This home is currently up for sale at Sweetbriar Lakes Ph II.
Buying A Standard home Vs. A Custom Green Home?
An energy efficient (Green) home is a better built home. a green custom built home has to follow strict guidelines by the EPA and other green programs like LEED or NAHB Green. These guidelines are set so the outcome of a green custom home is a home built above minimum code, a healthy home and a home that will save you 40% to 50% on your energy bill. A standard built home has no guidelines has no restrictions. A standard built home can be built with cheap materials, cheap labors, and built below or to bare minimum code and in my area these are the type of homes being built and sold.
Local Realtors called this homes quality built, but some how they also did not see the quality in these homes and labeled them luxury. Too Funny! Do the math, buying a cheap home / non green home will only cost you more money in the long run. See a few listed examples below.
Example-1: Wrong size A/C unit = If the A/C is to small it will work overtime to cool the house and if the A/C is to big your home will have too much Moisture in the house and to much moisture creates mold.
Example-2: If the roof is not vented properly all that heat will not escape again A/C unit will be working overtime and in winter the cold attic will take longer for the A/C unit to warm the house.
Example-3: Improper use of valley metal or no valley metal and the improper use of roof paper. All have a good potential for a roof leak.
Example-4: Holes in the sheathing or big gapes is a good way to get cold spots in winter and A/C leakage in the summer, Also A good potential to keep the pest control companies in business. Big problems, in my part of town. 
Example-5: We can go on listing all of the non benefits of building a cheap home or non green home, but hopefully you get it.
Example-6: Felt paper. As warm moist air rises the felt paper allows the moist air to pass through, but if some of the moisture condenses on the underside of the shingle, the felt paper keeps that condensed moisture from touching the wood.
Example-7: No Collar Ties: Collar ties add stiffness to the rafter and roof structure. They help in keeping the roof from sagging and also prevent rafter spread. They are simple members but rather important for the integrity of a roof structure. Ideally there should be one collar tie for each opposing rafter.
Example-8: No-Flashing: potential roof leak- Oops to late. Roof leak the first few months of rain.
Example-9: No-Roof-Paper - No Roof Paper On Roof Eyebrow and NO Metal Flashing.
Example-10: No Sill Plate- Just Sole Plate: This would be considered minimum code.
Example-11: Horizontal Drainage piping slope. Horizontal drainage piping shall be installed in uniform alignment at uniform slopes not less than one-fourth unit vertical in 12 units horizontal (2 percent slope) for 2 1/2-inch (64 mm) diameter and less, and not less than one-eighth unit vertical in 12 units horizontal (1-percent slope) for diameters of 3 inches (76 mm) or more.
Example-12: Foundation Ties: Tie Straps minimum code is one every 32" - by this image they do not have sufficient - Anchor Bolts by code are 12" and 6' o/c. This Slab is NOT even minimum code.
Example-13: No Ridge Venting - No roof ventilation. Attic ventilation is one of the most important factors affecting the long term health of a house.  Wood rot, mildew, peeling exterior paint, rusty nails, roofing deterioration, energy losses, and other problems are often the direct result of inadequate attic ventilation. Wood damaging pests such as carpenter ants and termites are attracted to moisture buildup and rot which is often caused by inadequate ventilation.
Is Dual Agency Bad News For Homebuyers? YES Georgia Is A Dual Agency State!
Dual agency definition: Occurs when the same brokerage represents both the buyer and the seller under written agreement. This means that if you have a buyers agreement with a real estate agent and find a home you are interested in that is under the same brokerage that your agent works for, another agent (or the same agent) within the same office can represent the seller.
A buyers agreement…that sounds pretty legal right?
Think again. Dual agency can be devastating to a buyer in certain situations. A company that allows dual agency may let on that they work as a dual agency but actually conduct business more closely to a single agency. In small companies, phone calls with the buyer regarding pricing and terms may be overheard or faxes accidentally viewed. Unintentionally, an agent may be talking about a buyer in the office and be overheard by the sellers agent. This can give the sellers agent information that may benefit the seller. A sellers agent’s fiduciary responsibility is to the seller and they must disclose any information they have that can help the seller.
By using a dual agency, buyers are giving up their right to have complete 100% buyer representation and loyalty from their real estate agent since the agent (agency) is representing the opposite side of the transaction as well. If you are using a dual agency, be careful with the information you divulge to your agent as this could be intentionally or unintentionally used in the real estate transaction.
The only way to completely avoid this issue is to use an Exclusive Buyers Agent like a Colorado Exclusive Buyers Agent.  There are never any listings within the entire office of Colorado exclusive buyers agencies.
If you are ready to buy a home remember that you have the right to have complete buyer representation and an agent whose fiduciary responsibilities are to you and only you.
Beware of the GREEDY Dual Agent / Agency
In a real estate transaction, there are normally two real estate agents. One agent represents the buyer and one agent represents the seller. In rare cases, the same agent facilitates the transaction for both the buyer and the seller. This is know as “dual agency”. Not all states allow dual agency, but it is allowed in Washington state. When dual agency exists, the potential for conflicts of interest between the agent and their clients are substantial, particularly when negotiating price. The agent must be impartial and questions like “how much should I offer?” or “what do you think the house is worth?” must be left unanswered by the agent.
I came across a stunning example of a dual agency agreement today from a long-time agent in Seattle. Here is what it said:
“I understand that the property listed at 12345 Any Road NE is listed by Agent A. I have elected to utilize her services on the purchase of this property and not obtain a separate buyer’s agent. I understand she represents the sellers in this transaction.”
If you called Agent A to see the home that she listed, she will happily show you the home, but then try to get you to write an offer and sign this agreement. She tries to get you to use her services and not use a separate agent, and then she represents only the sellers in the transaction. The contract fails to mention the important part, which is she will be paid DOUBLE the commission if you don’t get your own agent. (She gets to keep the commission for both agents.) She gets paid double for making sure that the home sells for the highest possible price for the seller, while potentially knowing damaging information about the buyer’s situation. This is motivated by pure greed. Do not sign such an agreement if you value the advice you will receive from your real estate agent, since any advice she gives is “representing the seller.” In most cases, dual agency is a bad idea. Any agent who agrees to a dual agency arrangement should be forthcoming about their compensation and must remain impartial, otherwise the buyer is subjected to a severely one-sided negotiation.
South Georgia is a Dual Agency State and so is Thomasville, GA / Cairo GA.
Nov. 30, 2011
Misleading Realtors About Green Home Features!
As the first builder and only builder building qualified green homes in Thomasville and the South Georgia area, we are seeing more and more homes being misrepresented by Realtors probably due to the down real estate market and the features being misused are the green features or energy efficiency when in fact its listing agent does not know anything about this market because they do not have the proper training.  We can say that we have listed our Energy Star Qualified home with most of the brokerage offices in Thomasville and our listing agents could not explain our custom features or our homes green features to buyers.  What makes it even worse is that they were not even interested in learning about the listing they had just acquired even after explaining that this was a new emerging trend and even listed all the features on paper. Not sure if they were just oblivious about the whole issue that was just barely emerging in the real estate industry or just plain languid. 
At the beginning of our green home construction, the few Realtors that did show our Energy Star Qualified home were just showing it as a standard home and per square footage price. We would have to make ourselves available to explain our custom green features because they would tell us they did not know how to explain our features. But now, Realtors jump at the chance to misrepresent their listings just to get a piece of this market without even getting the proper training. We would like to point out that the new MLS at some level has a green initiative and has clickable module that lists certain green features and it looks like Realtors are abusing this green feature of our MLS  to falsely promote their listings as being green or energy efficient ignoring the legal implications it may have on them and their brokerage office. Mind you our industry has MLS regulations that unfortunately the designated committee turns a blind eye and are very relaxed in its enforcement.
The common examples are as follows stating that the listing has thermal doors. Does the listing agent even know how to determine if it is a thermal door? Most Realtors do not know, so it is up to the consumer to research these green features to verify that in fact they are buying these features. Another common misrepresentation is extra insulation, well if the extra insulation is not installed correctly and does not reach the correct R-value this does not have much of an effect to even call it a green feature. It comes to a point when too much insulation has NO effect at all in saving energy and nevertheless calling it an energy efficient property when it has not been verified in its before and after improvements.  When Realtors make these false claims on their listings, they should be able to provide documentation from its manufacturer with proof of its energy efficiency as well as for the extra insulation. An agent that has the green home feature training would be able to point out if these features are misrepresented. Realtors should be better trained in this area because it helps them understand the difference in building a minimum code home to building a home to a green qualified designation.  As a consumer and a 100% committed to green building, I encourage home buyers to perform a thorough research of the home they are buying because buying a home is a high price ticket item that they will be living with for the rest of their ownership.
Never Agree to Dual Agency                            CAARE
Dual Agency is a conflictive relationship that strips buyers and sellers of service to a level that can best be described as abandonment. Dual agency arises when the real estate broker is representing both the buyer and the seller. It is illegal in every other fiduciary profession except under the most extreme circumstances. It is routinely practiced in residential real estate where there is the least amount of training. When a real estate broker engages in dual agency they may not work to the advantage or the detriment of the buyer or seller. In other words, all the reasons you hired your broker vanish - often with little warning.

Dual agents are legally prevented from negotiating price or terms (two of the most important reasons consumers hire Realtors). And perhaps the biggest problem with this betrayal is that it usually presents itself with little warning to the client - it is a bait and switch. The broker could be acting in the client's best interests all the way up to finding the house that creates a dual agency. At that point the buyer or seller are on their own.

In a dual agency, brokers don't have to share the commission with other brokers so they make twice as much money. They profit greatly from this practice. Realtors, who typically have no understanding of the legal ramifications of their own fiduciary relationship with their clients, often illegally counsel their clients of the so-called "benefits" of dual agency. We're here to tell you that there are NO benefits and that you should NEVER agree to dual agency. Find a small brokerage firm with highly qualified real estate agents and demand that they not engage in dual agency. The likelihood of dual agency arising with a smaller firm is far less than with a large firm. For more on this topic click here.
Can you trust a dual agent realtor to work on behalf of the buyer or Seller?
SEE HOW MANY REALTORS ARE OPPOSED TO DUAL AGENCY on about working with a dual agent. It is very interesting that I am NOT the only one that feels strongly about working with a dual agent. This is allowed in Georgia and yes even in Thomasville, GA. It is illegal for a dual agent to try an influence a buyer to a particular listing that is listed by the same agent or benefit the same brokerage office or a co-workers listing to keeping the sale in house with the same office. It is illegal to tell a buyer that a property is overpriced so not to show a particular listing. A dual agents responsibility is to show the buyer all listings in that buyers price range. IT IS ILLEGAL FOR A DUAL AGENT TO DO OTHER WISE.  A MOST READ IF YOU PLAN TO WORK WITH A DUAL AGENCY.......Zillow
NOT ALL HOMES ARE BUILT THE SAME!  Unlicensed Building in Thomasville, GA.
Would You Buy A Home if the Person building Was Working Under Someone else's License & did Not Know Anything about Building? Local Realtors Pouching Below Minimum Code Homes.
Ask why the price difference from our homes to others. Realtors that respond with the words "home is overpriced" are trying to sell you on their own agenda. I would ask them why they think it is overpriced. Realtors like to use homes that are in foreclosure or distressed as to homes that are NOT, Realtors also like to use square footage to price a home without taking into consideration the features and upgrades of that home that impacts the pricing. Nothing in life is free and not all building materials cost the same, you do have low end materials as to high end materials. You also have qualified subcontractors oppose to hiring anyone that is willing to do the job for the lowest price and not know how to install those materials correctly, we have seen it in Thomas County, GA homes built below minimum code. We are not here to put anyone down, but to educate the consumer that “NOT ALL HOMES ARE BUILT THE SAME”. We provide the facts and educate the consumer on the difference between homes built below minimum code and homes that are built above minimum code and even providing the reason for the price difference. If consumers still elect to buy a below minimum code home for their incredible price than we only wish them the best.
Unlicensed Builders Blamed For Shoddy Construction

Thomasville, Georgia Realtors pushing new homes built by unlicensed person claiming to be a builder.

In Thomasville, Georgia Realtors are pushing new homes built by unlicensed person claiming to be a builder, the worst part is the way this person is building these homes and the way the county inspectors are letting this person build this homes with out a builders license. The State of Georgia prohibits any person from using someone else’s license to build homes. In Thomasville, Georgia we have a few of these unlicensed persons claiming to be builders and working under someone else’s license and having no knowledge on how to build a home and at the same time being encouraged by local realtors and county inspectors. Building a home is not rocket science, but there is some science involved. Like building a home to keep out heat, moisture, water, and other unwanted conditions and make the home comfortable NOT just add four walls and an un-vented incorrect roof or using the wrong size A/C unit. That is why we have licensing laws if not any one can say they are a hart surgeon and work under someone else’s license, so if you do not know how to use the right construction materials and how they are installed correctly you are doing harm to the buyers of this homes. “Sample" A few of this homes built have the ice & water material add, but on top of felt paper and others NO Valley Flashing was added at all. That is a no, no. So you can see when you have someone building homes without a license or with no building knowledge what the outcome is. In Georgia county inspectors DO NOT check the roof, so it is up to the contractor to know this. Buyers go to realtors because they feel they can trust a professional licensed realtor, but unfortunately in all professions you have bad apples. County Building Inspector’s Office is responsible for review and approval of all building plans to ensure that all construction meets current safe standards and building codes?
Images are available for illustration on the distinction between or homes and other homes built in South Georgia.
Homes was built by a non licensed contractor is he still responsible for bad work?
I had a new house built by a non-licensed person. My roof leaks, is this person liable for repairs?
Thomasville, Georgia is well known for non-licensed builders or builders working under someone else’s license with NO EXPERIENCE on how to build a home correctly. I would suggest you do your homework if not you are going to end up with not a big home build right but a big square box with holes were your money well be going.
02/01/2007 - Contractors - State: ALL #1449
If this person building these homes know anything about building he would know that BCSI GUIDE shows that this is NOT the way to handle trusses. What are we in the Stone Age.
May 10, 2011
------Blogging on Real Estate News in Georgia ------
Thomasville, Georgia - Good ol' boy network - Alive and Well
Wednesday, February 16, 2011
Good ol' boy network and its meaning:, or "Good old boys", describes a system of social networking alleged to exist among communities and social strata. These networks are assumed to be located throughout the world and very prominent in small towns like Thomasville, GA. It is sometimes taken to refer to informal legal, judicial, social, religious, business, and political associations among members, ("good ol' boys").
Some negative effects of the good ol' boy network are its exclusion of others, leading to possibly limiting business transactions to other elites or to friends or acquaintances from within the network, to give friends better deals, and generally to reinforce traditional power structures over any other elements in the society.
Most consumers and sellers do not realize that some real estate agents and brokerage offices supporting these low to bare minimum code homes knowingly and pushing these homes to consumers are only doing so for its easy sell while many listings sit un shown for years and sellers jumping from brokerage companies in hopes that their properties are shown more often. While these new under minimum code homes are pushed to consumers for being the best of the best other home sellers sit listening to their listing agents advise them to lower their selling prices because new and bigger homes are being sold for rock bottom prices and these prices are possible because of cutting corners in building cost. Our building inspectors should be vigilant to these practices in order to protect the consumers in order for them to utmost acquire a home built to minimum code.
It's becoming more and more common to find misrepresented listings and claiming the properties to be more efficient and misstating their square footage in order to manipulate the price/sq. ft. and by using the words (By Owner) as a loophole for the real estate agent and is sadly tolerated while the consumer gets mislead only to find out they ended up on the shorter end of the deal.

Whatever happened to looking beyond the square footage and weighing in the amenities of each property and negotiating and comparing property amenities and their individual situation for their low sale? Why is it that certain Realtors have their hands in the home building industry and their personal listings selling for full price or very close to listing price and others have to sell below apprised value? Is your Realtor telling you that your home is overpriced? One possible reason is that Realtors are pushing homes under $300,000 thousand with more then over 3,000sq.ft. being built to bare minimum code and possibly even below code and comparing all homes to these SQUARE FOOTAGE. Agents bringing buyers to these homes everyday while others trying not to loss their home are not getting shown. What type of service are these dual agents providing to all their sellers and not to mention their buyers? Consumers did you know that a dual agent is not allowed to negotiate for either party in this capacity? They would be breaking the law if they did. Why would you deal with an agent in this capacity? I pose this question. Would you hire a divorce attorney working for you soon ex-husband? same scenario.
The following is a True Story experienced by our company in this small town and evidence of the Good 'O Boy network in action: We began building custom homes in Cairo, GA and offering features that were not being offered by no other local builder in effort to provide home buyers with a higher quality home with luxury features specific to each home we built. As a new company in the area and in a small town, we wanted to hire local quality companies. We visited many construction sites in search for these companies since we did not find many companies in the traditional way through advertisements. We visited many construction site in Thomasville, GA looking at different subcontractors and their workmanship. “Mind You” Cairo GA. is a small town and it is approximately 10 minutes from Thomasville, GA. We were searching for a good local trim company and wanted to have the opportunity to see the trim work as well and we noted some work being done on a new home being built. As we visited the site to look at the workmanship in order to consider the trim company, we spoke with the person doing the trim work which was a small one man operation local company. We looked around the home and liked their detailed work and we asked him if he would be interested in doing some work for us up in Cairo GA. The gentleman replied “sure he would love to do the work” We gave him one of our business cards and asked him to call us. To our surprise when he took a look at our business card and saw our company name he informed us that he would not be able to do any work for our company and if he did the Good old’ boy Network would not give him anymore work in Thomasville, GA. Mind you these times where booming with home sales. At that point we realized that the small town of Thomasville did not receive new comers in the real estate business very well and to our astonishment could not believe these form of band existed in today's day and age.
So, it makes you think who is manipulating the real estate system? Sellers and buyers do not realize what really goes on behind the scenes until they personally have been affected by the same systems that placed them in their homes but by then it is to late and a bitter experience is achieved and all Realtors are grouped with the bad apples in the industry. We have spoken to enough people to know that there are many with the same sentiments but do not have the means to publish there opinions. Many in the industry are not very happy with our strong opinions and bringing these issues to light.
But these blog's are meant to educate consumers with our experiences and knowledge of what we see happening in our community. If you the reader feel differently and do not care for the information you are more then welcome to exit this web page and we want to thank you for your visit but we like to express our freedom of speech which is one of our countries greatest rights.
A Very Good Case for Outlawing Dual Agency?
Small Towns Are not immune, in fact are more likely to have the virus.
There has been a lot of buzz on the Internet, and here at ActiveRain, about the 'evils' of dual agency.  While some agents seem to have no issues with it, all you have to do is run a quick search on the subject and read some of the comments on blogs about it to see that many agents do.  Now, it's hard to have a good discussion on dual agency over the Internet because the fact is dual agency means different things depending on what state you're in and the laws concerning it.

In NC, dual agency is created at the company level.  This means that if I am the listing agent and a fellow Century 21 American Home agent has a buyer client (signed agreement) making an offer on it, we are BOTH considered dual agents in the transaction.n.

Many people have questioned how an agent can effectively "represent" two opposing clients via dual agency.  A recent Charlotte Observer article,
N.C. Realtors protesting part of rule on disclosure brings to light another issue with dual agency as well.

The article states that 3 of the state's largest area metro REALTOR® associations are actively protesting a 2008 rule that requires a buyer's agent to fully disclose the amount of compensation that they might receive if they sell a particular home.  Full disclosure shouldn't be an issue, so why is it?  Well, those companies that are making the biggest stink about it are pushing "in-house" sales.  That's sales where the listing and selling agent work for the same company.  They push these sales by offering bonuses to agents that sell in-house listings.

What I find most shocking in the article are comments from the leading agent(s) promoting this protest.  "...the rule requires burdensome disclosures for potential "in-house" transactions..." and "We don't believe in-house compensation is a disclosure issue,"  Really?  REALLY?

I find it hard to believe that an experienced agent, a person that has spent years in the business, truly believes that it shouldn't matter to a buyer if their agent (or agency) is getting a specific bonus or extra incentive to sell
THAT home possibly over another property.  I wish I could say I am shocked by that, but truthfully, I'm not.  I can say that I am a bit ashamed to have to be associated with them, however remotely that may be.

What those supporting this protest are saying is that, as the disclosure laws stand, they are forced to disclose the 'seller's side' of the commission to the buyer and that the buyer should not be allowed to view that information.  HELLO!  Unless there are some pretty unusual circumstances, the seller usually 'pays' ALL the commission (and bonuses).  There is no seller side and buyer side commission (and that's another post entirely).

Clearly, I'm not a big fan of dual agency, especially as it's defined in NC.  I think that dual agency should legally be defined as ONE agent (vs the agency) acting as both listing and buyer's agent, and I think that dual agency should be illegal in the state.  Would it stop bonuses and in-house sales?  Probably not, but it would solve the issue of disclosure pretty fast.  Your Thoughts?
May 9,2011
Home Inspectors Under Scrutiny For Payment To Realtors
CBS Homes Preferred Inspectors Being Investigated
Four home inspectors are under review for their financial relationships with an Omaha realtor. The American Society of Home Inspectors, or ASHI, is now investigating home inspectors on Omaha Realtor CBS Home Real Estate's preferred vendor list.
Buyers always look for your own inspector. I would not use an inspector that was refereed by the selling realtor. 
Read more:
The risks of dual agency in real estate!
It does not matter how many bogus testimonials real estate agents or brokerage office try to give a positive spin to dual agency it does NOT work. Here is another reason why it does NOT work. Buyers & Sellers get educated when buying a home.
by E.L. Miller
Consider the fact that dual agency is no longer allowed in many states. There's a good reason for that. Dual agency is the arrangement in which the same real estate brokerage (and often the same agent from that brokerage) represents both the sellers and the buyers of a property. It is not only a conflict of interest, but often impossible, for a real estate agent to fairly represent and negotiate for both sides of a real estate transaction.
The only advantage of a dual agency that comes to mind solely benefits the real estate agent. That's because the listing agency doesn't have to split commission with a buyer's agent. Aside from that, nothing good can come from such a business deal. In negotiating a fair price, how can an agent work to get the best value for the buyers while fulfilling their fiduciary duty to the sellers?
Technically, a dual agent is not allowed to disclose to the seller what the buyer is willing to pay, nor are they allowed to tell the buyer what price the seller is willing to accept. Instead, they are supposed to broker and negotiate on behalf of each client, while keeping the confidential knowledge to themselves. This is a no-win situation. Not only would this be a stressful (and risky, from a litigation viewpoint) situation for a real estate agent who is trying to keep both clients' best interests in mind, but it is an opportunity for a less honest agent to sell a home at a higher price than a buyer should pay for it, thereby receiving a higher commission.
Picture selling and buying property as if it were a legal transaction (yes, it actually is a legal conveyance, but think more of the courtroom scene to help the following example take shape). Real estate purchases are not like mediations; there is nothing binding a particular seller and buyer that requires them to reach an agreement with each other. Instead, they are like trials, with each side represented by a professional who is looking out for his or her client's best interests, and no one else's. There is no exchange of private information made that might damage one sides chances over the other. That would be grounds for malpractice.
Fortunately, in states that still allow dual agency at all, law requires the brokerage or individual agent to fully disclose, usually in a writing to be signed by both parties, that a dual agency exists, often in the sales contract or in an addendum to it. Supposedly, the parties are made aware of the dual agency before they reach the point of signing a sales contract. (At that point, most negotiating is over, and the disclosure would come too late.) This gives the purchaser the opportunity to procure their own representative - a real estate agent who represents buyers. Home purchasers do not pay a buyer's agent; the agent is paid by the split of the sales commission, so the listing agent doesn't walk away with the entire six percent of the sales price, or whatever the percentage may be. An honest real estate agent doesn't mind splitting this commission - it's good business for everyone. Learn more about this author, E.L. Miller.
Real Estate agents in today’s market are a dying breed and the ones doing real estate full time is trying to stay above water so they do not drown and 99% of the listings they are selling is there own to maximize their commission.
February16, 20011
Realtors in Georgia. - How Many of Them Really Know About Green Homes - 1% and they are the ones certified as green agents, All Others are lost!
We find it amusing when some real estate companies like to create blog's talking about energy efficiency in homes to show the consumer that they too are knowledgeable about energy efficiency but soon forget that consumers are aware that changing light bulbs to incandescent or LED lights will save them money as well as changing their A/C thermostats to programmable ones and properly installing insulation may save them on a yearly basis as well. Anybody can read a magazine and acquire this information but to put it on a blog to demonstrate that these brokerages know what they are talking about is what we find amusing. Other real estate companies and agents are fast to list an old home built in the 1940's and call them energy efficient without any documentation to prove how much more the home is efficient then before the renovations. That is called "greenwashing" and ignorance on the subject but they are allowed to get away with it because as of yet their is no rule or regulations mandated in the real estate industry. Consumers must be aware that if the MLS contains Energy Efficient features there is a green initiative and their are guidelines established by the same organization that these Realtors belong to but they elect to ignore them because they are not mandatory to be used, yet. Although, they impose a liability to the real estate agent and their brokerages they pass the buck to the sellers with the words "By Owner".  
For those buyers that are green minded and considering buying a home with guarantees on energy efficient savings inform yourselves before looking for a home claiming to be energy efficient because once you buy a home and realize that the home is really not efficient it will be to late. Ask your Realtor how many Green Energy Efficient Qualified homes have they shown or sold for that matter? and what are the differences of an Energy Star Qualified Home with a standard home? Consumers consider this, what is the difference between an Energy Star Qualified refrigerator versus to a non Energy Star one? You may already know the answer without a Realtor telling you.
You will be surprised to the Realtors answer being (0) and when asked on how much they really know about green homes. You will see that their education on green homes are limited, by their basic answers of "this home is very energy efficient because it has extra insulation, programmable thermostats," and the funny ones like energy efficient windows which mind you are standard in a new home due to today's regulations and for a retrofit homeowners would have to pay extra to have ENERGY STAR Qualified windows installed. We are not saying that homeowners will not pay extra for these Energy Star Qualified windows but if they did they would have the documentation of the windows stating their efficiency values.
With all this being said, home buyers really need to think about a bare minimum code home being sold for under $80/per square foot and calling it “Quality Home” would really have any quality in them. Home buyers need to remember the saying "what sounds to good to be true may in fact not be true".  We have to say this if a home is built at its most to bare minimum with no shortcuts on the components that should be used to this bare minimum and still sell these homes at these prices my kudos go out but unfortunately, with what we have seen being built we expect these type of homes to have problems at one point and when it happens we hope to be able to assist the homeowners with their claims. As for the other existing homeowners we hope to assist them when they get ready to price their homes for sale when a listing agent bring out these shortcut homes in comparison to their homes.

Like we stated before, if a home can be built the right way and to at least minimum building codes and with their materials being used correctly and up to the subdivision covenants & restrictions for a minimum amount of money then great, but we encourage others to build above minimum building code.
We encourage homeowners comments of similar situation happening in their neighborhood to let us hear about it and we can all make a difference in our neighborhoods maintaining our home values at par to what they should be. At the end, we all want to see our neighborhoods flourish with beautiful homes that we can all be proud of that add value to the rest of the homes already there.  
These blog's are meant to educate consumers with our experiences and knowledge of what we see happening in our community. If you the reader feel differently and do not care for the information you are more then welcome to exit this web page and we want to thank you for your visit but we like to express our freedom of speech which is one of our countries greatest rights

What is Bare Minimum Code


The one theme that recurs when speaking of building codes is that they are minimum standards, the absolute lowest allowable acceptable parameter. When you stop and think, does anyone really want something done to a minimum standard?

A bare minimum code built house is the equivalent of a "D" in school. This person building these homes must have been a "D" student in school. You can go along the mark or better yet above, but never below. Some People do not understand "U GET WHAT U PAY 4"
Burning Construction Debris is a Serious Health and Environmental Hazard.
Sweetbriar Lakes. Subdivision Thomasville, GA
November 11, 20010
Do some brokers cheat when listing square footage?
Do some brokers cheat when listing square footage?
Square footage is a big problem in Thomasville, GA. with bonus room being finished without a permit or outside areas being included under A/C.
November 6, 20010
What do you do when your local real estate board has a soft spot for a few real estate agents? And shouldn’t it be “What's good for the goose is good for the gander,” Some Realtors are able to almost get away with murder.

I would like to know if this is happening in your part of town.
November 6, 20010
When Buying A Home, Avoid DUAL-AGENCY


The New York Times reports on a developing trend on Long Island: home buyers seeking out their own real estate agents to represent them exclusively in the selection and negotiation process.
The Times article is confusingly worded, but the most important takeaway for consumers is this: If you stumble into an open house and want to make an offer or see an ad in the paper, you should pretty much never use the listing agent as your agent on the deal.
Dual-agency is the legal term for a situation where the buyer and seller are represented by the same agent in a deal and while it's legal, it's worth avoiding. Last month I looked at an episode of HGTV's The Property Shop that showed just a few of the things that can go wrong because of the conflicts of interest associated with dual-agency.
The other reason to avoid dual-agency is that there is really nothing in it for anyone except the agent. The way that listing contracts on real estate generally work is that the agent and the seller agree on a commission -- let's say it's 5%. Of that 5%, 2.5% might go the buyer's agent. If the listing agent is the agent for the buyer too, he gets the full 5%. The seller doesn't save any money and neither does the buyer: The cash flows directly into the agent's pocket.
Moral of the story: If you're looking to buy a home, ask your friends for advice on a good buyer's agent or log on to the National Association of Exclusive Buyer's Agents website to find a member in your area. However it isn't essential that your agent be an exclusive buyer's agent. It's perfectly fine to work with a Realtor who also takes listing himself -- You just don't want to be buying any of his listings while working with him. In that case, you can also try looking for the ABR (Accredited Buyer's Representative) designation after the agent's name.
In case you missed it, I'll say it again: Do not use the same agent as the seller when buying a home. You have everything to lose and nothing to gain.
Homes Square Footage Update Thomasville, GA.
It is very interesting that after our blogs on square footage has gotten massive interest the local real estate board has removed the option on all listings that indicates the square footage of each home being sold. This is a good think because homes should not be sold on square footage alone but the custom features it has. This does not mean that a buyer should not ask for public record square footage and compare it with the Realtors listings. Some local realtors still like to use the square footage gimmick to justify the price of the home they are trying to sell and some listings have more square footage then public record has on files. If the public record does not have the same square footage then the bonus room or addition was done without a permit and it may not have been done right or to code.
First Thomasville Georgia
Realtors in Thomasville, Ga.
Eco Custom Home Builders
NO Dual Agency
31792 Green Homes
31792 Thomasville
City of Thomasville GA.
 Home| Projects | Features | Financing | Mortgage | Contact | Terms | Thomasville | Land | Cairo | Moving Checklist | Agents | Careers | Technology | ENERGY STAR | Our Pledge | Going Green | YouTube | On-Your-Lot | Walb10 | Valdosta | 50-Tips | Remodeling | Georgia-Builders | Re-Roofing | Testimonials | SiteMap
Equal Housing Opportunity 2005 © Capital Home Builders & Developers, Inc.  Disclaimer: All prices are subject to change without notice. Products including but not limited to houses, lots and communities may differ from photo, rendering and description. Built Right / Built Green