Aug. 10, 2020

What does HUD mean by As Is?

Hey guys, Sandy Curtis here with Berkshire Hathaway Bowen Realty in Hagerstown Maryland.

How are you doing today today?


Today I wanted to continue the discussion on HUD properties.

And what today's discussion is going to be is about understanding what their as-is means.


When HUD sells the property they don't repair them. Fannie Mae sometimes will go in and do a complete overhaul, they'll do what they need to do to get through an FHA loan type, but HUD doesn't do any of that.

HUDs properties come in a variety of conditions some are insurable. We'll discuss that at a later time, but with HUD they don't repair so they don't want anybody to repair the properties. There's a liability issue with it. So their properties are sold as is.

All right so what does that mean to you as a buyer or a buyer agent?

As is means, yeah, sure you can do the inspection and this is what we've done up to this point; so we know this is

wrong, ie the plumbing; but .... you can't repair the plumbing to do your home inspection.


So does that make sense? 

Basically you're not even allowed to scrape paint off of the wall. You're not allowed to paint a wall, you're not allowed to change the locks, you're not allowed to do anything physically that changes the property in any way.

There's no moving your clients items into the property before closing. Because they technically don't own the property. 

The buyers are allowed to do those home inspections because if you are able to get the electric on or the gas on or the

plumbing on, then you can do a more extensive search.

Homes that already have some damage to them and they're aware of it, you're disclosed up front. Those can go through special loan types like an FHA 203b or 203k depending on the amount of work that needs to be done to the property.

So I hope that explains a little bit more about what as is it is, because you  as a realtor could lose the ability to

sell a HUD property if you or your client goes into a property and alters it in any way. And that includes having

the gas company come back to the property and install a gas meter on the outside.

You and I probably wouldn't think that that is a physical alteration of the property but it is, it is a change. They moved the meter off before I  got the property so there was no meter.

When they called in for their inspections they physically install the meter. Can't do it.

So it can result and your buyer losing their earnest money deposit, don't want to do that. You don't want to do that a week before closing.

Certainly by any means if your client is trying to have a utilities turned on and your contract got extended but the client didn't call the utility company to say "hey don't turn the utilities on I didn't close on the house yet. It's not mine" Wait a week because, they go in they change it, the field services company or the agent goes through the property and does a final walk through for the client and they see somebody altered the house they have to report it and HUD can come after your buyer, cancel the contract and keep the earnest money.

Don't want to do that.

So you as a buyer don't want to do that. So don't do it !

Just don't go into somebody else's house and alter it without something in writing saying "hey you're allowed to go and it change my house."

Buyers don't start any repairs and please don't try to move into the house before you own it. It's not yours.

Agents you have to err.., accompany ,excuse me, agents you have to accompany your inspections. You have to be there. You have to be there for your buyers.

You can't just give the code out to your buyers and let them go walk around willy-nilly.

It's not your property, is it? You're not paying for insurance are you? Just keep that level head, common sense guys and you'll be good.

So HUD properties are awesome purchase.

It can be, depending on the amount of work that's needing they've done the property and whether that's what you're looking for. Or whether it's move-in-ready.

There's just so many options. Thanks for watching again, hopefully I covered something that you got a little bit of knowledge from or a nugget. Please comment, like, share, suggest items that I should be talking about.

Sandy Curtis, Berkshire Hathaway Bowen Realty, have a great day!


Posted in Buying a Home
Aug. 7, 2020

What is a HUD Home?


Hi guys! Sandy Curtis here with Berkshire Hathaway HomeServices Bowen Realty in Hagerstown Maryland.

 And today I wanted to talk to you about the question that a lot of buyers have, which is what is a HUD home?

 So a HUD home first off, is not low-income housing.  It is a property that is one to four units and has been foreclosed   on...

 Now HUD homes are in varying conditions, varying locations, but they are all sold as is.

 No Repairs. Not until you own it.


Sept. 12, 2019

First Time Home Buyer Mistakes To Avoid

Infographic Design By Susan & Troy Susan & Troy: Sedona Real Estate Agents

Posted in Buying a Home
April 30, 2018

Unexpected find

Not just a burger joint. Waynesburger in Waynesboro, PA. has an unusually wide selection of food. With the name Waynesburger I expected a variety of burgers and subs. It was harder to choose my lunch once I walked in and saw the menu. The selection ranges from burgers and hot dogs to Falafel and Baklava. I even found North Carolina BBQ sandwiches. Not common in the north because it's a dry vinegar & crushed red pepper based flavor, not a saucy pork BBQ. If you are in the mood for desert they have Brown Betty (a loaded pound cake), rice pudding and chocolate mouse. An even harder decision to make could be choosing one of the 51 flavors of milkshakes. 

Definitely an interesting find. They have been there 9 years.  


Posted in Community News
Feb. 22, 2017

Washington County Civil War Heritage Area

Image result for civil war battle photos

It would appear that Funkstown, Clear Spring and Keedysville would like to be added to the Washington County Marylands Civil War Heritage area.

Doing so would provide them the opportunity for grants for the towns and non profits. Once added all of Washington County municipalities will be included in the Civil War Heritage Area.

There currently is a proposed expansion area that includes Fort Frederick State Park and more of the South Mountain State Battlefield.

Although a date hasn't yet been set, a public hearing on the proposal is expected to be held in mid to late March. First review goes to the Maryland Heritage Area Authority then to the Maryland Historical Trust for approval. Officials should know by the end of June if the proposal will be approved or not.

This will be the first proposed change to the area since the boundaries were set in 2006.

For more information or to see the article provided by the Herald Mail please click on any of the links.


Sandy Curtis

Your Real Estate Resource

Image result for funkstown                     Image result for keedysville



Posted in Community News
Feb. 7, 2017

Rental Scams

Yes, Rental Scams/Fraud are still a thing. 



What is a Rental Scam?

A rental scam is when someone advertises a home or apartment for rent when they don't actually own the property.

How do you know if it is a scam?

The biggest trigger to tell whether an ad is a scam is if you are asked to provide rent or deposit money upfront. ESPECIALLY if they ask for a wire transfer through Western Union.

Another is if they tell you that they can't meet you at the property because they live out of town or out of the country.

As a real estate agent, I have seen quite a few things. The most recent is that the person advertising a home for rent went and REMOVED a for sale sign AND Rekeyed the home! Yes, they actually keyed the home so that they would have a key to "show" potential renters the property.

If this happens to you, how would you know?

My best recommendation is to ask for identity or proof of ownership. If they balk at your request... then maybe they aren't the owners... Better safe than sorry.

Another way to protect yourself is to go directly to a property management company or a real estate agent in order to rent a property. That way you know they are legit.

Do NOT fill out an application until you have seen the property. DO research the email address that they contact you with on Google. Is the email they contacted you with filled with a sob story and/or grammatical errors? Red flag...

Is there protection for you if you get "taken" by a rental scam?

Yes. First report it at your local law enforcement then report to IC3 and the FTC

Posted in Real Estate News