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Pros and cons of selling a home ‘as-is’

Take the time to fill out a disclosure form — it’ll pay off

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Selling your home as-is suggests you haven’t kept up with the maintenance.

When selling your home, be it a single family home, condo, co-op, tiny home, birdcage etc., you are provided a document, in most jurisdictions, called a Sellers Disclosure, which you are to fill out. Each jurisdiction is different with how to do so – but for this discussion, let’s assume that all things are equal and as such, when handed that seller’s disclosure document, you are to fill it out in its entirety. 

This document goes over the home from top to bottom. I am talking about roof. How old is the roof? How many layers of shingles? What type of shingle? Do you know of any issues with the roof? If so, what kind of issues? Were any repairs made to the roof? If so, what and when? Now, let’s move on to the HVAC system. What kind of heating system are we looking at? How old is the system? How is the system fueled? Are there current issues with the system? Have there ever been any issues with the system? Etc. etc. You get the picture, right? 

This Seller’s Disclosure document goes on, again, from the roof, the walls, the electrical, the plumbing, the windows, the foundation, drainage, underground storage tanks, pools, driveway cracks, sidewalk cracks, wells, septic tanks, public sewer, easements, arial rights, and on and on depending on your jurisdiction there could be even more items added. When speaking to an attorney the best rule of thumb when it comes to Sellers Disclosures is Disclose, Disclose, Disclose. I know what you’re saying to yourself: This seems like an awful headache and I only like getting headaches from cheap Champagne from bottomless mimosas at brunch. While I disagree with you on that — I do believe that filling out these disclosures are, indeed, a headache, however I also believe that the alternative of an “as-is” sale is also a nightmare. Let me explain.

If you forgo filling out a Sellers Disclosure you can sell your home in “as-is” state and by doing so you warrant nothing in your home. That means you are claiming you know nothing about this home. By doing so that means that you aren’t letting the buyer know that you just spent $15,000 on the brand new roof two years ago and that it comes with a 25-year transferable warranty, that you just replaced the dishwasher last year, that you have a brand new sump pump in the basement and French drain system to mitigate drainage issues that occurred when you purchased the home five years ago. Instead – by you simply staying silent – you are essentially inferring that your home is not lovingly cared for and as a result you could receive lower than market offers on your home, which has in fact been lovingly cared for and tended to by you and your significant other – because let’s face it – queer folk tend to over improve their homes — that’s just a fact. 

There are no easy ways out in real estate here folks, especially when speaking about Sellers Disclosures forms. Be as specific as possible and disclose, disclose, disclose. The best time to do an “as-is” sale is when an estate sale is involved and you literally know nothing about the property – however when you have lived in the home and know everything there is to know about the home – it is always best, even in states in which you have the ability to disclaim, take the time to properly fill out a disclosure form on your home to educate the next recipient of your lovingly cared for piece of real estate – so that they are ready to keep the legacy of those memories alive for generations to come.

If you ever have any questions about real estate specific forms or how a possible transaction might look – be sure to ask a well qualified Realtor such as myself.

Justin Noble is a Realtor with Sotheby’s international Realty licensed in D.C., Maryland, and Delaware for your DMV and Delaware Beach needs. Specializing in first-time homebuyers, development and new construction as well as estate sales, Justin is a well-versed agent, highly regarded, and provides white glove service at every price point. Reach him at 202-503-4243,  [email protected] or BurnsandNoble.com.

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Real Estate

Assuming a VA Loan

Program available to eligible service members, veterans, and their families

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Buying a house and considering a VA loan? Here’s what you need to know.

A VA loan is a mortgage loan guaranteed by the U.S. Department of Veterans Affairs (VA) and is available to eligible service members, veterans, and, in some cases, their families. The VA doesn’t directly lend money; instead, it provides a guarantee on loans made by approved lenders. This guarantee enables lenders to offer favorable terms and less strict requirements than conventional loans, also allowing the loan to be assumed by a subsequent buyer. 

Currently, we are seeing renewed interest in the assumption of VA loans from buyers seeking a lower interest rate from what is currently available on the market. In fact, I represented sellers involved in such a transaction earlier this year.

While often a slow and paper-intensive process, an assumption of the seller’s loan balance, interest rate, and length of loan can lead to substantial savings for borrowers, as well as a reduction in up front settlement fees. 

Assuming a VA mortgage, however, is not without its complexities and potential pitfalls. Here’s a closer look at the pros and cons of assuming a VA mortgage to help you decide if it’s the right choice for you.

Advantages of a VA Mortgage Assumption

Lower Interest Rates. If the seller has a VA loan with a rate that’s lower than offered in the current market, the buyer could benefit significantly. Assuming an older VA loan with a lower rate could mean long-term savings on monthly payments and total interest paid over the life of the loan.

No Down Payment Required. Assuming a VA mortgage typically means that this no-down-payment feature can be transferred to the buyer, assuming the lender allows it.

No Private Mortgage Insurance (PMI).  With conventional loans, a downpayment of less than 20% triggers the addition of PMI. VA loans do not require PMI, so assuming a VA loan can help the buyer avoid this expense and can make monthly payments more affordable.

Other Reduced Costs. Since the mortgage is simply being transferred from the seller to the buyer, certain fees associated with originating a new loan may not apply. 

Expanded Loan Limits. A seller with full VA entitlement (no outstanding VA loans) and is otherwise qualified can purchase a home without a down payment for up to $766,550 nationwide (2024 figures) and up to $1,149,885 in certain high-cost areas, including DC and several counties within the suburbs of Maryland and Northern Virginia. 

Disadvantages of a VA Mortgage Assumption

VA Entitlement Tied Up. While most assumptions take place between buyers and sellers who are veterans or active-duty military, if the new buyer does not have VA loan eligibility, the seller’s entitlement remains with the assumed loan until it’s paid off or refinanced. This can limit the seller’s ability to obtain another VA loan in the future while continuing to be liable for the original loan balance if the buyer defaults; therefore, most sellers will only agree to assumptions by others who have VA eligibility.

Equity Gap Requirement. When assuming a VA loan, the buyer must pay any difference between the contract price and the loan amount. Many lenders do not allow a second mortgage with an assumption, so this is often paid in cash. For example, a buyer assuming a $550,000 loan on a home with a contract price of $600,000 will need $50,000 plus applicable closing costs to assume the loan. 

Fees and Other Costs. Although closing costs are generally lower in an assumption, there are still fees involved, including a VA funding fee of 0.5% of the loan amount for assumptions, which may add to the upfront cost.

Qualification Process. The seller must make a written request to the lender to begin the process. After preliminary approval by the lender’s Assumption Department, the buyer must demonstrate VA eligibility, if applicable, and submit a loan application and supporting documents needed to meet the lender’s credit, income, and debt-to-income requirements. The assumption can take anywhere from 30 days to a year to complete, depending on the lender, the buyer’s situation, and the complexity of the loan. On average, it takes 60 days to close; the transaction I participated in took 100 days from contract ratification to settlement.

Assuming a VA mortgage can be a great financial move if the interest rate on the existing loan is lower than current rates and if the buyer has the cash to cover any equity gap; however, it’s essential to weigh the eligibility requirements, the potential cash needed upfront, and any liability issues carefully. Consulting with a lender and possibly a financial advisor is always wise when considering the many ways to buy a home.


Valerie M. Blake is a licensed Associate Broker in DC, MD & VA with RLAH Real Estate / @properties. Call or text her at 202-246-8602, email her at DCHomeQuest.com, or follow her on Facebook at TheRealst8ofAffairs.

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Real Estate

Transform your home with energy-efficient LED lighting

Add sconces, lamps, outdoor accents, and more

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Adding lighting inside or out can transform your home. (Photo by Angelov/Bigstock)

The light-emitting diode (LED) is today’s most energy-efficient and rapidly developing lighting technology. Quality LED light bulbs not only last longer but are more durable and provide comparable or better light quality than other types of lighting. In fact, the inventors of the LED were awarded the Nobel Prize in Physics in 2014 for their groundbreaking invention. This simple bulb has transformed how we light our homes, significantly reducing energy usage and reshaping the future of home lighting.

When incorporated effectively, LED lights into your home can create a visually appealing as well as an energy-efficient environment. Let’s both save on electricity bills and also do this aesthetically well.

As the real estate market in Washington, D.C., continues to evolve, landlords are constantly looking for ways to make their properties more appealing to tenants. One of the simplest yet most impactful upgrades a property owner can make is improving the lighting in their rental units, particularly by using LED lighting. LED technology offers a range of benefits that can transform spaces, improve energy efficiency, and enhance tenant satisfaction.

Incorporating Downlighting with LED Technology

LED downlights are a popular choice for those looking to add modern, subtle lighting to their homes. According to a post on Quora by contributor Nick Chris, “LED downlights can be installed in ceilings to provide direct and focused lighting, perfect for task-oriented areas like kitchens or bathrooms.” The post also highlights that downlights can be used in living rooms to create ambient lighting, adding that “LED downlights are a great option for areas where you want to minimize the visibility of the light fixture itself while maximizing the impact of the light.”

By using LED downlights strategically, you can direct light exactly where you need it, providing both functional and aesthetic benefits.

Lighting Dark Spaces: Transforming Basements and Beyond

One of the biggest challenges landlords face is making dark or poorly lit areas more inviting, especially in basements. LED lighting, particularly flat ceiling spots, can dramatically change the ambience of these spaces. Many basements in older homes or rental units can feel dark and uninviting, but by installing LED ceiling fixtures, landlords can make these areas bright, warm, and attractive. Tenants often respond positively to these improvements, as a well-lit basement can shift the overall perception of a property from gloomy to welcoming.

The key benefit of these LED fixtures is that they don’t require much ceiling space, making them easy to install in areas with lower ceilings. This is particularly useful in basements, where ceiling height is often limited. Additionally, these lights can be strategically placed to maximize illumination without overcrowding the room, allowing for better use of the space.

Customizing the Mood

LED lighting provides not only brightness but also versatility. One of the standout features is the ability to adjust both the color temperature and the brightness level. This allows for light customization, from bright, crisp white to a softer, more soothing yellow. For landlords, this flexibility helps in creating comfortable and appealing environments that can suit a wide range of tenant preferences, whether in living rooms, bedrooms, or basements.

Many LED fixtures also come with dimmable options, giving both landlords and tenants more control over the lighting. In practice, this means the lighting can be adapted for different times of the day or for various activities, making it a versatile choice for rental properties.

Energy Efficiency

Another major advantage of LED lighting is its cost-saving potential. LEDs consume only a fraction of the energy required by traditional incandescent or CFL bulbs, leading to significantly lower electricity bills. This is beneficial for landlords in common areas or in rental units where utilities are included in the rent, as well as for tenants who are responsible for their own utility payments.

With LEDs, landlords can also reduce maintenance costs, as these bulbs last much longer than traditional ones and do not need to be replaced as frequently. This durability is a major asset, particularly in rental properties where long-term reliability is essential.

Enhancing Curb Appeal  

Lighting improvements aren’t limited to interiors. LED bulbs can also be used effectively in exterior fixtures to enhance curb appeal. Bright, efficient lighting in entryways, pathways, and parking areas not only makes properties more attractive, but also improves safety for tenants returning home after dark.

By installing LED lighting outdoors, landlords can create a welcoming and secure environment for tenants, further increasing the value and desirability of their rental properties. Additionally, the long-lasting nature of LED bulbs means exterior lighting can remain functional for extended periods without the need for frequent replacements.

Tailoring LED Lighting to Each Property

When it comes to lighting solutions, one size does not fit all. LED lighting offers the flexibility to tailor lighting solutions based on the specific needs of each property. Whether upgrading overhead fixtures in living spaces or installing adjustable LED spots in dim basements, landlords can use LED lighting to enhance their properties’ function and appeal. By investing in high-quality fixtures and leveraging the energy efficiency, versatility, and brightness of LEDs, landlords can improve tenant satisfaction and retention, making their properties more competitive in the rental market.

Practical and Decorative Uses for LED Lights

LEDs aren’t just for basic lighting needs; they can be used to enhance the aesthetic appeal of your living spaces. Here are some creative ways to incorporate LED lighting into your home:

Accent Lighting: Under-Cabinet Lighting: LED strips installed under kitchen cabinets not only illuminate your countertops but also add a sleek, modern touch.

Bookshelves and Display Cases: Showcase your favorite books or collectibles by integrating LEDs into your shelves.

Toe-Kick Lighting: Installing LED strips along baseboards or under bathroom and kitchen cabinets adds a subtle and modern glow.

Task Lighting

Desk Lamps: For workspaces, LED desk lamps provide focused, bright light, which can reduce eye strain.

Reading Nooks: Place LED floor or table lamps in cozy corners to create well-lit spaces perfect for reading.

Ambient Lighting

Cove Lighting: Install LED strips in ceiling recesses or coves to create indirect lighting that adds depth and softness to any room.

Wall Sconces: Use LED sconces in hallways or living rooms for soft, ambient lighting.

Decorative Lighting

Fairy Lights: String LED fairy lights over headboards, furniture, or windows to create a whimsical and cozy atmosphere.

LED Candles: Opt for LED candles that offer a flickering effect without the fire risk, perfect for creating a warm ambiance.

Outdoor Lighting

Pathway Lights: Enhance safety and beauty by lining your walkways with LED pathway lights.

Deck Lighting: Embed LEDs into decks or stairs to illuminate your outdoor spaces for nighttime gatherings.

Holiday Decorations

Christmas Lights: LED lights are perfect for decorating your Christmas tree or mantels, providing a festive and energy-efficient glow.

Functional Lighting

Closets: Brighten up closets by installing small LED fixtures for better visibility.

Garages and Basements: Use powerful LED lights in garages and basements for well-lit, functional spaces.

Tips for Effective LED Lighting

Plan Your Design: Thoughtfully plan your LED lighting layout to enhance both functionality and design.

Choose the Right Color Temperature: Warm white (2700K-3000K) is perfect for cozy spaces like bedrooms, while neutral white (3500K-4100K) works well in kitchens and workspaces. For bright areas, opt for daylight (5000K-6500K).

Ensure Dimmer Compatibility: If you plan to use dimmable LED lights, check that they are compatible with your dimmer switches.

Energy Efficiency: Always look for LED lights with high energy ratings to maximize your savings.

Whether you’re upgrading your home’s lighting or planning for a renovation, LED lights offer a versatile and energy-efficient solution that can significantly reduce your electricity costs. By incorporating LED technology into your lighting design, you’re not only creating a more comfortable and appealing living space but also contributing to a more sustainable future.


Scott Bloom is owner and senior property manager at Columbia Property Management. For more information and resources, go to ColumbiaPM.com.

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Real Estate

Migration trends: LGBTQ buyers moving to suburbs, small cities

Finding welcoming communities beyond traditional urban strongholds

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Remote work has enabled many LGBTQ homebuyers to leave big cities for larger homes in the suburbs. (Photo by trongnguyen/Bigstock)

Over the past few years, a significant migration trend has emerged: many buyers are leaving urban areas in favor of suburban or smaller city life. This shift is largely driven by the rise of remote work, lower cost of living, and the appeal of a quieter, more spacious environment. For LGBTQ buyers, this trend offers unique opportunities and challenges as we seek welcoming, affirming communities beyond the big cities.

Why LGBTQ Buyers Are Considering Small City Living

Historically, LGBTQ individuals have flocked to larger cities known for their vibrant queer communities, social support, and acceptance. Cities like San Francisco, Chicago, New York, Miami and Los Angeles have long been hubs for LGBTQ life. However, recent trends show a shift in priorities:

  1. Remote Work Flexibility: The pandemic accelerated the adoption of remote work, giving many the flexibility to live outside urban centers. LGBTQ individuals can now prioritize factors like home space, affordability, and lifestyle without being tied to a city office. This newfound freedom allows us to consider locations that may offer a more balanced quality of life.
  2. Affordability and Space: Urban centers have high costs of living, making homeownership a challenge. Many LGBTQ buyers are looking to build families and settle down, which often requires more space than city living affords. Suburbs and smaller cities typically offer larger properties and single-family homes at a more affordable price, making them appealing options for those seeking more space and financial savings.
  3. Emerging LGBTQ-Friendly Communities: While cities have traditionally been safe havens for LGBTQ individuals, many suburbs and smaller cities are becoming increasingly inclusive. With Pride festivals, community centers, and local businesses openly supporting LGBTQ causes, these areas are actively working to attract and retain LGBTQ+ residents

Considerations for LGBTQ Buyers in the Suburbs

Moving to a less densely populated area may offer financial and lifestyle benefits, but it’s essential for LGBTQ buyers to research and ensure they are moving into a supportive environment. Here are some factors to consider:

  • Assessing Inclusivity and Safety: Before moving, it’s wise to visit potential neighborhoods to get a feel for the local culture. Researching online forums, LGBTQ community groups, and checking local nondiscrimination laws can also provide insight into a location’s inclusivity.
  • Access to LGBTQ Services and Community: Many LGBTQ individuals value access to queer-friendly healthcare providers, legal support, and social networks. Some smaller communities may lack these resources, so it’s important to verify that you’ll have access to the necessary support services.
  • Finding Local LGBTQ Groups: Community connection is crucial for LGBTQ individuals. Many suburbs have smaller but growing LGBTQ groups, often organized through social media or apps like Meetup. These groups can help you form connections, find local allies, and establish a sense of belonging in your new area.

Suburban Growth and Its Impact on LGBTQ Buyers

The migration to suburban areas has led to increased demand for single-family homes, which can lead to supply shortages and higher competition. In some LGBTQ-friendly suburbs, this demand has driven property values up as more people seek out homes that provide both the physical and emotional space they need to thrive.

Some suburban areas are responding to this demand by creating or improving amenities such as public transportation, dining, and cultural attractions, all of which contribute to a vibrant community. For LGBTQ buyers, this trend could mean greater access to the cultural and social opportunities they may miss from city life, alongside the benefits of suburban living.

The migration of LGBTQ individuals to suburbs and smaller cities highlights an exciting shift in lifestyle and priorities. As more suburban areas embrace diversity and inclusivity, LGBTQ buyers have the opportunity to find welcoming communities beyond traditional urban strongholds. 

At GayRealEstate.com, we’re here to help you find LGBTQ-friendly real estate agents who understand your unique needs and can guide you through the process of finding your perfect home, wherever that may be. Whether you’re looking in a bustling city, a tranquil suburb, or a charming small town, our network is here to support you every step of the way.


Jeff Hammerberg is founding CEO of Hammerberg & Associates, Inc. Reach him at 303-378-5526 or [email protected].

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