Your Tenants Could Cost You!

Your Tenants could cost you!  Thousands!!!house and money

A question we often field is: “Do we sell our home and then give the tenants notice” or “Do we give the tenants notice, have them vacate and then sell”?

I’m sure if you ask a few different Realtors, you will get a few different answers, and my answer is a resounding ~ have the tenant leave, take possession of your property, and then sell!!!  If your lease is not ending soon, work with them, buy them out, or compensate them for their cooperation.  

This is not open for discussion… it’s not an option, as it’s a very simple answer!

Please don’t get me wrong, I’m not saying that tenants are bad… that is not my position!

My statement is based on past experience… and experience shows that in most cases, by allowing the tenant to stay in possession, it could cost you thousands!

  • There could be maintenance issues, repairs, cleanliness issues, that would be better served if taken care of.
  • There could be a loss in value due to the inability to get a larger amounts of people into the property in a short period of time (Demand drives value…)  You have to be respectfully of the lease and showing times as outlined in the lease agreement.
  • Minimal online photos due to tenants personal belongings and property (According to the National Association of Realtors NAR, 90% of all buyers start their search online, and over 80% of these consumers will leave a listing due to the lack of photos).
  • These items would likely lead to the property taking longer to sell, which would then lead to an increased cost to carry.
  • Additional Costs associated with the tenant rescheduling professional services, photographer, inspector, appraiser, etc…
  • Tenant stops paying rent or refuses to vacate due to the inconvenience or frustration in the process.  Then you have an adverse Tenant in possession and possible Eviction expenses.
  • Additionally… there could be possible tenant relocation expenses should there be a stall at the end of the transaction.

Landlords or sellers will often say, “I don’t want to lose a couple of months rent”… and yet, experience shows that if they simply have the tenant vacate prior to selling, they can often recover that loss, and even net more money.

Some of the many benefits of having the tenants vacate early are:

  • The property is much easier to access
  • While a furnished home almost always shows better…  most homes show bigger when the are vacant…
  • The property will show better staged then it typically would with the tenants personal property.
  • The properties are easier to access, and there are no scheduling conflicts as there is no one in possession of the home.
  • The buyers are able to see themselves in the home vs. looking beyond the tenants personal property.

Bottom line… if you are contemplating selling your house with a tenant in possession, it could cost you!

Give us a call today at 714-746-8103 ext. 101, and we will happily walk through your rental property with you and make you a list of what to consider, along with leaving you with our Room By Room review.  This report will provide you with 101 tips on how to set up your property to sell faster and for more money.

Tips for conserving water…

Water… The earth’s surface is made up of 71% water and yet it’s still a precious and limited resource.  Here are a few tips to conserve water:

Conserving water

Perhaps it’s a little too easy to overlook the importance of water. It’s simple, after all, to turn the tap and watch it flow. Consider, though, that only 1 percent of the Earth’s water is useable. The rest is either salty or frozen. Not to mention the amount of energy used in acquiring, treating and transporting fresh water to consumers.

Saving water in and around your house battles high water bills while helping to save energy and conserve a precious resource.

Saving Water in the Bathroom

Making The Move Easy On The Kids…

Making the Move Easy On the Kidsmoving with kids

Most often, a move represents an important step forward for the adults in the family because of a new job, promotion, transfer to a different office, or financial success has allowed them to buy a more comfortable house in a different neighborhood.

Moving from one house to another is seldom easy and enjoyable for adults (who chose to move), and can be especially troubling for children (who prefer to stay where they are). But if parents are mindful of their children’s concerns and needs, they can minimize distress and discomfort.

A Move Affects Children and Adults Differently

People typically live in a house for about five years and then move on as their jobs and incomes allow. Five years is a small percentage of an adult’s life, but it’s half the lifetime of a 10-year old: It includes almost all the years he or she can remember. It may be the only home the child’s ever known, and the place s/he feels most safe and comfortable.

A house is much more than a place to live to children. It’s the center of their world, associated with familiar activities, sights, and sounds. A move threatens a child’s security and leaves something unknown in its place. Their friends, and the familiar streets, schools, shops, trees and parks are gone. The new neighborhood is someone else’s world.

The impact of a move on a child starts about the time he or she first hears about it, and often continues until the new house becomes home. It’s not necessary to tell young children about this big change immediately, although they must hear about it from their parents before someone else tells them.

Expect that your children may be even more distressed after the move. The new house will not be comfortable or beautiful the night the moving van leaves, or for months after. The furniture won’t fit the rooms, and the floor will be covered with half-unpacked boxes. The children won’t know anyone at school and, if you move during the summer, they may have little opportunity to meet others their age. They’ll need your help: Plan ahead to support and comfort them and ease the stress of the move.

Easing the Stress of the Move

Young Children Have Special Needs

Describe the move in a truthful, positive way. Tell upbeat stories about the benefits of the new house and location. Plan together to make the new setting feel like home:

  • Ask about their favorite activities (e.g., soccer), and plan to investigate youth programs in the new community.
  • Ask what they like best about the present house (e.g., the swimming pool) and assure them that you’ll find a place for them to swim in the new town.
  • Ask what they like best about the neighborhood (e.g., their friends), and make plans to invite the children on the block to a Welcome To the Neighborhood Party once you’ve settled in.
  • Ask what they like the most about their school (e.g., their teacher), and let them know that you’ll request a tour of their new school and a chance to meet their teacher beforehand.
  • Ask what they like most about their community (e.g., the video game parlor), and assure them that those activities will be available in the new location.
  • Use children’s literature. Books can help children prepare for and understand difficult situations. Story characters who model successful coping strategies are an excellent resource for children.
  • If the new home is too far away for the entire family to visit, show the children pictures of the house, yard, and neighborhood. Videotape it if you can. Include pictures of each child’s new room.
  • Ask the children to name the house with an inviting description, like “Oak Hill,” for the big trees and sloping lawn.  Young children need protection from fear of the unknown. Listen carefully to their concerns and respond quickly to relieve their apprehensions. It’s normal, for instance, for a young child to worry that his or her toy box and shelf of stuffed animals might be left behind. Uncover those anxieties by actively involving your children in the process.
  • Don’t just promise to let them decorate their own rooms – take them to the paint store and let them bring home color swatches. Shop together for bedspreads and towels and carpets.
  • They must leave old friends behind. Plan a going-away party and let them invite their own guests to bring closure to that parting.
  • Take pictures of everyone and make a photo album. If a child is old enough, send him or her out with a roll of film in the camera and the assignment to photograph the scenes he’ll want to remember.
  • Give each of them a long-distance telephone call allowance so they can keep in touch with people who are important to them.
  • Buy a stack of picture postcards that show positive views of your new community and encourage them to write messages to the friends and relatives they left behind.
  • Try to pack children’s things last and include them in the packing process.
  • Keep security objects such as a favorite teddy bear or blanket close by. Keep your routine as normal as possible. Regular eating and nap times are important.

Encourage children to get outside and get to know the people and the neighborhood. Encourage older children to distribute fliers for babysitting, lawn care, or car washing. Encourage them to participate in school activities that appeal to them. Get them on sports teams and into clubs.

Throw a housewarming party for yourselves and invite all the adults and children on the block.


Most teenagers see themselves as adult members of the family, and may feel disrespected if they don’t hear about the move early in the process. Also, they’ll need time to work through the ordeal of leaving their friends. Ending relationships and saying goodbyes takes time, and is best done before the move. Some relationships will be extremely difficult to bring to an end, and these will require thoughtful, personalized planning. How, for instance, do you move a 17-year-old a thousand miles from her steady boyfriend?

Even though teens seem more advanced in their social skills, they may worry a lot about making friends and fitting in. Visit their new school and check out local activities and employment opportunities for young people.

Communities have their own culture and way of doing things, and this is often reflected in the way teens dress. How they look is really important to teens. Before spending money on a new school wardrobe, your teen may want to observe what’s “in.” Purchasing a few new outfits can often help a teen feel more comfortable.

It’s particularly important to let teens known that you want to hear about, and respect, their concerns. Blanket assurances may seem to your teen like you’re dismissing his or her feelings. It may help to explain that the move is a type of rehearsal for future changes, like college or a new job.

At any age, get help if emotional problems arise. Ask a teacher for assistance. Consider professional counseling. Don’t let a serious problem slide.

Eventually, the strangeness and temporary discomforts should diminish. New friends will become good friends. The new house may become the family gathering place that your grandchildren will visit on holidays. In the long run, everything will work out fine.

To further help you prepare for you move… Download your moving and packing checklist.

Counterfeit Refrigerant?

Counterfeit Refrigerant?Air conditioning systems

Thank you to our friends at Old Republic Home Warranty…

We’ve all heard of fake Rolexes and Louis Vuitton purses, but counterfeit refrigerant?

Counterfeit and alternative refrigerants may be rare, but you should be aware that they’re out there—and they represent a safety hazard that could damage your clients’ HVAC systems. The cost of R-22 Freon is skyrocketing, and this rapid acceleration in price has created a market for counterfeit and alternative refrigerants. The same holds true for R-134a used in kitchen refrigerators, and the fake stuff can be dangerous!

Genuine, alternative, and counterfeit refrigerants… what’s the difference?

Genuine Refrigerants have been laboratory tested and approved by the EPA and HVAC manufacturers for use in their equipment.

Alternative Refrigerants are approved by the EPA but not by manufacturers for use in their equipment. Using alternative refrigerants is legal, but can void the manufacturer’s warranty as an improper repair.

Counterfeit Refrigerants are illegal to use or sell, and neither the EPA nor the equipment manufacturers have approved their use. Counterfeit refrigerants are often a concoction of genuine refrigerant and additives. These “cocktails” can be dangerous, as they may be toxic and/or explosive. In addition, it is not likely that other Professional Service Providers will provide service if they discover a counterfeit, as it may require specialized hazmat methods for cleanup.

Have the HVAC system checked by a trusted HVAC expert! HVAC experts can spot alternative and counterfeit refrigerants, in addition to other potential HVAC issues that require correction.

Need a referral? Simply give me a call or send me a reply and feel good knowing that our network will take excellent care of you and those you care about.

Have a real estate question, or curious about the market? Check out our redesigned buyer website at and please don’t keep us a secret. We want to help everyone you know, like and care about with their Orange County Real Estate needs!

Take care and I will look forward to speaking with you.

Marketable vs. Valuable…

The upgrades in your home today may not make your home more valuable!   They may however make your home more marketable, and based on where your home is located, that may be helpful.

granite-countertopsI often find myself in a debate with other real estate professionals and home owners themselves, about the value of their listing or their property, and why they believe it’s worth so much more than the other properties either on the market or those that have just closed escrow.  The conversation often goes something like this… “My home is worth $50,000 more than that home because it’s upgraded and it has xyz compensating factor.  Most of the time, it’s granite counter tops, stainless steel appliances, and hard wood flooring… or something very similar to this.  For the purposes of this article… let’s stick with granite counter tops, stainless steel appliances and hardwood floors.

This was a great argument 10 years ago when none of the homes on the market had granite counter tops, stainless steel appliances and hard wood floors; however, today, that just doesn’t hold true.  Granite counter tops, stainless steel appliances and hardwood flooring are common in the homes that are listed for sale.  In fact, you couldn’t buy a Lennar Home in 2007/2007 without those upgrades as it was included in all of their homes!  Don’t believe me?  Click here and view every home for sale in Serafina, which is a great gated community in Eastvale so that you can see for yourself.   Please don’t get me wrong, these are great enhancements, great features and benefits; yet, it simply may not make your home more valuable than the most recent sale!

The next argument is that this is newer construction… the same doesn’t apply to an older home in an older more established neighborhood.  And while I agree with the logic, I simply don’t agree completely with the statement.  If we take an older neighborhood in Anaheim Hills… we may find very similar findings… Here is a snapshot of a random tract home in Anaheim Hills off Imperial Highway and Santa Ana Canyon Rd.  (At this minute in time, there are 4 active listings… all of which have granite counter tops, 3 of which have stainless steel and only 2 appear to have hardwood flooring.  Nonetheless… all of them have granite in the Kitchen!)

When the market gets a little shifty, like now, these homes may sell faster than those without the same or similar improvements, yet they may not sell for a lot more money.  If you are looking to make the most of your home improvements, has a great article for making improvements that get your money back.  When time allows, this is a worthy read.

Bottom line… Improvements don’t always make your home more valuable.  Listen carefully to your real estate professional on both sides of the negotiating table, and work with a professional, like me… one that stays in touch with trends, values, and changing market conditions.

Give me a call today at 714-746-8103 should you have any questions, or send me an email via our contact page, and feel good knowing that we will get back to you shortly.  Thank you for your time and continued attention.

Thinking about buying or selling a home in North Orange County?  Visit every home for sale in Southern California at… or contact us right now for a free, no obligation preliminary market analysis of your home.


Just Listed – 25321 Via Viejo, Lake Forest


Just Listed!

24321 Via Viejo Lake Forest

Priced At: $379,900

Via Viejo is an extraordinary 3 bedroom 1.75 bathroom home nestled in the heart of Lake Forest.  This open floor plan offers approximately 1,241 comfortable sq. ft. with a living room, a quaint kitchen, formal dining room, a 2 car detached garage, as well as tons of privacy in the back patio.  Via Viejo is appointed with upgrades some of which include hardwood floors in all bedrooms, hallway and staircase, newer dual pane windows and sliding glass door, custom light fixtures, recessed lighting, crown molding, custom paint throughout, new vanity sinks in both bathrooms, in addition to a remodeled kitchen with granite countertops, stainless steel appliances, new cabinets and custom shelving.  The grounds are also well maintained as it includes some beautiful landscape, green belts throughout, and a common area pool and clubhouse. This home is practically new…you won’t be disappointed! 

View this home online at:

Click on the lower level floor plan and check out the latest in interactive designing…  This is awesome and we believe that we are the first in Southern California to offer this great technology.  

What does the seller have to say about this home… This property is very convenient and centrally located.  Here are some features you should know about: 

Close By fun places, restaurants, stores, gas stations, and banks…

0.3 mile to Aliso Creek Riding and Hiking Trail (Trail total length 18.4 Miles)

0.6 mile to Target Store & Shell gas station

0.8 mile to Enterprise Ren-A-Car


0.7 miles to Lake Forest Village Shopping Center (Muirlands & Ridge Route)





Village Wine & Spirits

Montessori on the Lake

Auto Zone


Lake Forest Animal Clinic

International Cuisine restaurants

1.2 Miles to Postal Office and Public Library (Raymond Way)

1.2 Miles to Prothero Retail Center on (El Toro & Raymond)

Panda Express

Jersey Mike’s

Golden Spoon


Morgan Dental

1.6 Miles to Home Depot Office/Retail Center (El Toro & Rockfield)

Baskin Robbins




The Coffee Bean & Tea Leaf

Wachovia Bank

Bagel Shack

Brightcare Dental

1.6 Miles to The Orchard Shopping Center (Across from the Home Depot)

Corner Bakery

Daphne’s Greek Café

Jalapeno’s Mexican Food

Jamba Juice

Frostings Cupcakes

Cold Stone Creamery

Lee’s Sandwiches

Lucille’s Smokehouse Bar-B-Que

Peet’s Coffee & Tea

Pei Wei

Project Beauty Supply & Salon

Finest Nails

Men’s Wearhouse


Comfort Shoe Loft


Goodwill Keepers Specialty Store


Pier 1 Imports

Aaron Brothers




Verizon Wireless


Comerica Bank

2 Miles Shops at Shops at Lake Forest vi (before Freeway ~ entrance on the left)

Jack In The Box


Sally Beauty Supply


Ross Dress For Less

Great Earth Vitamins

Tula Market

Payless Shoes

2 Miles (before freeway ~ entrance on the right)

99 cents store

Bank of American

Chase bank



2.3 miles Oakbrook Village Shopping Center (next to the Laguna Hills mall)


EL Torito restaurant

Trader Joe’s

Lone Star Stakehouse

Chinese & Japanese restaurant

American Dinner

2.6 Miles to Saddleback Memorial Hospital and Health center

2.6 Miles to the Laguna Hills Mall

What a great place to live… View every home in the area right here!

Who do you know that is thinking about buying, selling or investing in real estate that may need our help right now?  Feel good knowing that we will take great care of them.  



FTB – Short Sales not subject to income tax liability on debt forgiveness!!!

More Great News…Taxes on your back

As anticipated, The California Association of Realtors (CAR), received a letter from the California Franchise Tax Board (FTB), obtained by the State Board of Equalization, clarifying that California families who have lost their home in a short sale are not subject to state income tax liability on debt forgiveness “phantom income” they never received in a short sale.

Last month, in a letter to California Sen. Barbara Boxer, the Internal Revenue Service (IRS) recognized that the debt written off in a short sale does not constitute recourse debt under California law, and thus does not create so-called “cancellation of debt” income to the underwater home seller for federal income tax purposes. Following the IRS’s clarification, C.A.R. sought a similar ruling by the California FTB. Now with the FTB’s clarification, underwater home sellers also are assured that they are not subject to state income tax liability, rescuing tens of thousands of distressed home sellers from California tax liability for debt written off by lenders in short sales.

The Pacific West Association of Realtors (PWR) is pleased with the recent clarifications issued by the IRS and the California Franchise Tax Board, which protect distressed homeowners from debt relief income tax associated with a short sale in California. We would like to thank Sen. Boxer and BOE member George Runner for their leadership in obtaining this guidance from the IRS and FTB. Distressed California homeowners can now avoid foreclosure or bankruptcy and can opt for a short sale instead, without incurring federal and state tax liability, even after the Mortgage Forgiveness Debt Relief Act of 2007 expires at the end of this year.

Check out the most recent post from the California Association of Realtors referencing this great win for California homeowners…

P.S. We always advise and suggest that you speak with your accountant for clarification and additional information.

P.P.S. Who do you know that may need my help, yet they have been waiting for this?  Please don’t keep me a secret, and please know that I will always take great care of the people you know, like and care about!

4 Bedroom View Home in Anaheim Hills

4 Bedroom View Home in Anaheim Hills

999 S. Firefly Drive is an Amazing  4 Bedroom View Home In Anaheim Hills!

Firefly is an extraordinary 4 bedroom 2.5 bathroom single family view home nestled in the heart of “the Highlands” in the sought after community of Anaheim Hills.  This stunning home offers approximately 2,604 sq. ft. of living space on a nicely designed 10,000 sq. ft. lot.

This footprint offers a great family room, an impeccable kitchen, a formal family and dining room, a spacious loft, in addition to an office downstairs. Firefly is nicely appointed with upgrades,some of which include a gorgeous kitchen with granite countertops, updated appliances including a Viking stove and a built in stainless steel microwave. Throughout this beautiful home you will also find custom interior paint, tile and laminate flooring, updated carpet upstairs, recessed lighting in all rooms, crown molding, in addition to custom ceiling fans and light fixtures, and so much more. The grounds are resort like –as they offer a quaint grass area, a flagstone-accented pool and spa, mature landscape, vinyl fencing for privacy, and endless serene views of the city lights.  If you are looking for a 4 Bedroom view home in Anaheim Hills, this is it!

View every 4 bedroom view home in Anaheim Hills on our website in real time…

Anaheim Hills is an incredible community… and it is located just south of  Yorba Linda,  North of Villa Park and Orange, East of Orange and it borders the Cleveland National Forest on its eastern side.  Anaheim Hills is really falls within the city of Anaheim, yet anyone with a 92807, or 92808 zip code are allowed to use the “Anaheim Hills” city.

Anaheim Hills has some awesome shopping and restaurants, and it offers a major hospital (Kaiser) just of Riverdale and Lakeview.  There are some with a great shopping centers, specifically – the Festival Center which is located just off of Santa Ana Canyon Rd., and just west of Weir Canyon Rd.  The Festival contains your anchor stores which include Target, Vons Pavilions, Pet Co., T.J. Maxx, Peir 1, and tons of great smaller boutiques such as Hallmark, Justice, Edwards Cinema’s and great eats which include Bagel Me, Chipotle, BJ’s Grill, Wood Ranch and more…

Find out everything about and around Anaheim Hills including places of worship, shopping, banking, and much more on our website.

Free-School-ReportWhat Schools will the Children Attend? 

Anaheim Hills is in the Orange Unified School District and most of the community is served by Cresent Elementary, Imperial Elementary, Anaheim Hills Elementary, Running Springs Elementary School, El Rancho Jr. High School, and Canyon High School.  To get local school information, school testing, rankings, to compare and find out more about these schools, check out the Anaheim Hills School Report on our website.

If you are truly interested in finding the right 4 bedroom view home in Anaheim Hills, please give me a call at 714-746-8103, send me a text, or email me by clicking here.

Jeffrey Simons ~ Named Cultural Icon by Keller Williams Anaheim Hills/Yorba Linda

Jeffrey Simons was named June 2013 Cultural Icon by Keller Williams Realty Anaheim Hills/Yorba Linda

Jeff July 2013

Jeffrey Simons of Jeffrey Simons & Associates at the Yorba Linda Keller Williams Realty Office was named a Cultural Icon by his office, staff and peers during an award ceremony held at the company’s office meeting on Tuesday, June 4th.

Jeff is an active contributor in his office and his community.  As the Tech Committee Chair, Office eEdge Ambassador, &  eEdge Campaigns Trainer, Jeff spends time in the office helping others learn and grow their business.  Outside of work, Jeff is very involved in his family.  Married to Kristina since 1997, they have 3 beautiful children, Samantha, Lauren and Matthew.  The are very active in their schools, in their church at San Antonio in Anaheim Hills, and beyond that he spends as much time as possible with his family on the softball or soccer fields…

“We are proud to see Jeffrey Simons honored as a Keller Williams Cultural Icon,” says Operating Partner Colleen Rogers. “He represents our Company’s core values and is  a true ambassador in the office as well as in the community.  We are proud to be in business with him as one of our founding members.”

The Cultural Icon Award is presented to an elite group of Associates who best live up to the Keller Williams Realty “WI4C2TS” philosophy.


To find out what makes Jeff so committed to his office, his community and his clients… Contact Jeffrey Simons  at 714.746.8103 or visit

To learn more about Keller Williams Realty, call Blake Vartanian at 714.510.1308 or email him at:

There is an App for That!

There’s An App For That!

As you my or may not know… Keller Williams is a pioneer when it comes to technology and training.
With that, we are leading the way again!

Check this out…  my personal, Mobile App!

Simply click on the photo…

or Simply scan this QR Code…

The app is available in the android market and on iTunes or in the app store.  Simply download the app, and put in my personal code:  KW2NM0OHV  This app allows you to view homes in your current location, look up nearby rentals, check local upcoming open houses, and you can even make real time changes to the existing map, or save your favorite properties right there on your device.

Ever wonder how much that home around the corner from you is listed for???  Having lunch with a friend, drive by a house, and become curious about the neighborhood???  Wonder no more… simply open my app, and take a quick look.  It really is that simple!

Please, download the application, and let me know your thoughts as we would love your help and feedback!Our goal is to always help you get from where you are to where you want to be… and we hope this is another way that helps make that a reality!



By the way… Who do you know that is looking to buy or sell a home right now that would love this product?  Please don’t keep this a secret!  Please share it with those you know, like and care about!