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Real Estate

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

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



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


Real Estate

Building dream homes with confidence

The pros, cons, and LGBTQ insights of new construction



One key advantage of buying a newly constructed home is the ability to customize its finishings.

Buying a new construction home offers a unique set of advantages and challenges compared to purchasing a pre-owned property. Understanding these can help potential homeowners make informed decisions. Here’s an exploration of the pros and cons of buying a new construction home and the importance of professional real estate assistance.

Advantages of Buying a New Construction Home

Customization: One of the primary benefits of buying a new construction home is the ability to customize it according to your preferences. Buyers often have the option to select floor plans, finishes, and fixtures, making the home truly their own.

Modern Features: New homes are built with the latest technologies and materials, offering more energy-efficient windows, appliances, HVAC systems, and construction methods. This can lead to significant savings on utility bills and a smaller carbon footprint.

Less Maintenance: Since everything from the appliances to the roof is brand new, homeowners typically face fewer maintenance issues in the first few years compared to older homes where systems might be nearing the end of their lifespan.

Warranties: New construction homes usually come with warranties that cover the structure and sometimes appliances and systems for a certain period, providing peace of mind to the buyer.

Disadvantages of Buying a New Construction Home

Higher Costs: Often, new construction homes come at a premium price compared to older homes. Customizations and upgrades can also add up quickly, further increasing the overall cost.

Delays: Construction timelines can be unpredictable due to weather, supply chain issues, or labor shortages. This can lead to delays in the move-in date, which can be problematic for buyers with specific timing needs.

Immature Landscaping: Newly developed areas may lack mature trees and landscaping, which can affect the property’s aesthetic appeal and privacy. It may take years for new plantings to grow fully.

Community Development: In new subdivisions, construction can continue for months or years after you move in, leading to ongoing noise, dust, and traffic.

Importance of Connecting with a Realtor

Expert Guidance: A Realtor familiar with new construction can provide invaluable advice on the quality of different builders, potential future developments in the area, and the negotiation of upgrades and closing costs.

Representation: Builders have their own sales agents or representatives looking out for their interests. Having your own real estate agent ensures someone is advocating for your best interests, helping to navigate contracts and warranties.

Market Knowledge: Realtors have a deep understanding of the local real estate market, which can help in evaluating the new construction home’s quality and price against current market conditions.

LGBTQ Friendly: For LGBTQ individuals and families, finding a welcoming and supportive community is crucial. Realtors from specialize in understanding the unique needs and concerns of the LGBTQ community, ensuring a smooth and respectful home-buying experience.

Before visiting a new home community, connecting with a Realtor from can provide you with a competitive advantage. Their expertise, advocacy, and personalized support can help navigate the complexities of buying a new construction home, making the process less stressful and more rewarding. Whether it’s negotiating the price, understanding the fine print of your contract, or choosing the right community, a professional real estate agent is an invaluable asset in your home-buying journey.

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Real Estate

Moving in together: What’s yours, mine, and ours?

Combining homes requires patience, communication, compromise



Moving in together? There are some key factors to consider first.

As we approach Valentine’s Day, imagine you’re sitting with your significant other at a table for two in a quiet corner of a fabulous restaurant. You have just had a sumptuous meal, along with cocktails, wine, and a flaming dessert, when your partner leans in and whispers the words of Christopher Marlowe: “come live with me and be my love.”

In the journey of love and companionship, combining living spaces is a sizable milestone. Whether it’s moving in together, getting married, or simply sharing a home, commingling the living areas of two individuals requires careful consideration, compromise, and creativity. This process involves merging not only physical belongings but also lifestyles and preferences. 

Unless either of you is still living Chez Mom and Dad, you’ll need to decide whose home will be your new nesting place. Are you currently renting and constrained by a lease? Does one of you own property? Do you both? Whose home is most convenient or closest to the size you need? 

In any personal, business, or familial relationship, communication is key. Open and honest discussions about expectations, preferences, and boundaries lay the foundation for a successful integration of living areas, even if you’re only roommates. Each person should feel heard and respected, and compromises should be made where necessary.

Whether you intend to move into one or the other’s existing residence or decide to sell “yours and mine” and buy “ours,” understanding each other’s needs, desires, and budgets will help you pinpoint a location, size, and type of home that will work best.

 For example, someone who works at home may find location to be less important than it is for a DMV commuter. Perhaps access to dining and shopping nearby is important to you. 

Is it just the two of you or will you be a Brady Bunch blended family? Do you anticipate caring for elderly relatives now or in the future? Do you need dual office spaces or an exercise area?

Will it be a condominium, townhouse, or detached home? Colonial, mid-century modern, contemporary, or one-story rambler? Also, if you clarify how your budgets will mesh up front, you may save yourself from arguing about money later. 

Once you have decided on where, what, and how much, considering each person’s habits, routines, and design tastes can help to create a space that reflects both individuals’ personalities while fostering warmth and harmony.

Practicality plays a crucial role in merging living spaces. Assessing the available space, storage needs, and functionality of each item is essential. Bring out your inner Marie Kondo. Duplicate or unnecessary items can be minimized through decluttering and organizing sessions. Deciding together which items to keep, donate, or repurpose ensures that the space remains clutter-free and functional for both individuals.

Attaining a cohesive design aesthetic can be a fun and rewarding aspect of creating new living spaces. Finding common ground in terms of color schemes, furniture styles, and decorative elements helps in achieving a cohesive look. Mixing and matching pieces from each person’s collection can add character and uniqueness to the space while maintaining a sense of balance.

Flexibility is key when it comes to compromise. Both individuals may have attachments to certain belongings or design elements, and finding middle ground is essential. Being open to trying out new arrangements or incorporating elements from different styles can lead to surprising and delightful outcomes.

Personalization is important in making the shared space feel like home for both individuals. Incorporating meaningful objects, photographs, and artwork can add a personal touch and foster a sense of belonging. Creating designated areas or corners where each person can display their interests or hobbies allows for individual expression within the shared space.

Respect for each other’s privacy and personal space is paramount in a shared living arrangement. Designating separate areas or zones where each person can retreat and have some alone time ensures that both individuals feel comfortable and respected. Clear communication about boundaries and expectations regarding personal space helps in avoiding conflicts down the road.

Flexibility and adaptability are essential qualities to navigate the challenges of turning two homes into one. As individuals grow and evolve, so do their preferences and needs. Regular discussions about how the shared space is working for both individuals allow for adjustments to be made as needed.

Most of all, combining the living areas of two individuals is a process that requires patience, communication, and compromise. By approaching the task with an open mind and a willingness to collaborate, it is possible to create a harmonious and functional living space that reflects the personalities and preferences of both parties and truly makes it your own. 

Valerie M. Blake is a licensed Associate Broker in D.C., Maryland, and Virginia with RLAH Real Estate / @properties. Call or text her at 202-246-8602, email her via, or follow her on Facebook at TheRealst8ofAffairs.

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Real Estate

Help your tenants navigate D.C.’s winter months

Maintenance for rental properties requires proactive planning



Be sure to communicate whether snow shoveling is the responsibility of the tenant or the landlord.

As winter descends upon us, property owners find themselves facing a unique set of challenges in ensuring the safety and comfort of their rental properties. The harsh winter weather can take a toll on your property if not properly managed, potentially leading to costly repairs and disgruntled tenants. 

To help you navigate the winter season successfully, we’ve put together a guide of winter tips for property owners like you. These tips cover everything from heating systems and insulation to preventing frozen pipes and accommodating residents during improvement projects.

Ensure a Reliable Heating System

One of the top priorities during the winter season is to guarantee that your rental property has an efficient and reliable heating system. D.C. Housing Code requires a minimum temperature be provided inside the living space and heating sources need to be permanent installations, not just a plug-in heater. Here are some steps to consider:

HVAC inspection: Have a licensed technician inspect and service your heating system before the winter season begins. This will help identify and address any issues before they escalate.

Change air filters: Encourage tenants to regularly change the air filters, as dirty filters can reduce heating system efficiency and air quality.

Consider a programmable thermostat: Installing programmable thermostats can help optimize energy usage and keep utility costs in check. They also allow tenants to set comfortable temperatures according to their preferences.

Proper Insulation Matters

Proper insulation is crucial for maintaining a comfortable indoor environment and reducing energy costs. Inspect your rental property for any insulation gaps. 

Seal cracks: Check for gaps and cracks in doors, windows, and walls, and seal them to prevent cold drafts.

Provide weatherstripping: Ensure that exterior doors have weatherstripping to prevent cold air from entering and warm air from escaping.

Insulate attics, extensions, and crawl spaces: Proper insulation in these areas helps prevent heat loss and helps to reduce the risk of frozen pipes.

Work With Tenants to Prevent Frozen Pipes

Frozen pipes can unleash significant damage and turmoil, especially on unsuspecting tenants who could have been shielded from this ordeal. You as a landlord can work with your tenants ahead of a cold snap. In addition to educating tenants about turning off the water to outside hoses, landlords can take some simple steps to further prevent frozen pipes and ensure a comfortable winter for their tenant.

Schedule periodic inspections of the property’s plumbing and insulation to identify and address potential issues before they become major problems. Share a winterization checklist with tenants, including instructions on and setting the thermostat to a minimum temperature if the property will be vacant.

Ensure that tenants have access to emergency plumbing and heating professionals in case of frozen pipes or other winter-related issues and if they cannot reach you. They may also need contact information for a remediation company. And finally, of course, consider investing in proper insulation for the property, especially in areas exposed to frigid temperatures.

Typically in our area if we have multiple nights with low temperatures below 25 degrees the risks start to climb, depending on the nature of your home and whether winterization has occurred. When the high temperatures fail to get over 35 degrees during those same days is when you should take extra measures.  

Show your tenants how to turn off the water to the outside hose spigots or faucets. Hoses should also be removed. If you do not have a separate valve inside to shut off the outdoor pipes, then consider installing one. 

During nights with extreme cold temperatures (in the teens) encourage tenants to let faucets drip water to keep the water moving through them and to prevent pipes from freezing. This is particularly important in homes where you have had troubles before with the water freezing inside the pipes or even past pipe leaks or bursts.  

Keeping cabinet doors open to allow warm air to reach pipes can also help with his. And make sure that the rental property maintains a minimum temperature when they leave for winter holiday trips to warmer climes.

Tenant-Friendly Winter Improvement Projects

Property owners may need to undertake maintenance and improvement projects during the winter season, which can inconvenience tenants. However, with careful planning and communication, you can simplify the process for your tenants.

Notify tenants in advance: Provide tenants with ample notice about upcoming projects, explaining the purpose, expected duration, and any disruptions they may experience. D.C. regulations require at least a 48-hour notice for non-emergency entering of rental units.

Offer accommodations: If necessary, offer temporary accommodations or discounts on rent to tenants who may need to temporarily vacate the property during extensive renovations. If it is not habitable, you cannot charge rent for those days.

Communicate regularly: Keep the lines of communication open with your tenants throughout the project, addressing any concerns or issues promptly.

Provide winter safety guidelines: Share winter safety tips with your tenants, including instructions on what to do in case of a power outage, frozen pipes, or severe weather conditions.

Snow and ice removal: Clearly define responsibilities for snow and ice removal, whether it’s the tenant’s responsibility or yours, to prevent slip-and-fall accidents.

Winter maintenance for rental properties requires proactive planning and regular maintenance to ensure the safety, comfort, and satisfaction of your tenants and to reduce your liability. By following these winter maintenance tips, property owners can navigate the challenges of the season with confidence. And if you are thinking, “Oh that’s far too much work!” consider hiring a professional management company to do this for you.

Scott Bloom is owner and senior property manager at Columbia Property Management. CPM’s goal is to provide a powerful, personal level of service to clients. For more information and resources, go to

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