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What is a Home Inspection?

Home Inspection in Kentucky

What is a home inspection?

A home inspection is likely one of the most important parts of a home purchase process. Without a home inspection, how would you know if everything in your new home is in safe and working order? A home inspection is a way to protect the buyer from purchasing a home that is unsafe or will need costly repairs. Every buyer of a home is given the opportunity to conduct a home inspection, even if the home is sold-as-is.

A general home inspection isn’t only meant for previously owned single family homes. A home inspection is strongly suggested for new construction homes, patio homes, condominiums, and townhomes as well.

Here is the reason why:

Steve Dobbs represented a buyer purchasing a new construction home a few years ago. Believe it or not, the home inspector found that the new construction home needed a brand new roof! New construction homes almost always provide a builder’s warranty. However, you still need a home inspection. This goes to show it is better to be safe than sorry.  The builder should not be offended; it is another set of eyes looking over the home.

Typically, it is written in the contract that the buyer has anywhere between 10-14 days to conduct a home inspection. You will want to schedule your home inspection ASAP. Especially during the spring and summer, home inspectors get booked very quickly. You need to make sure that your home inspection and repair request are completed within the time frame listed in the sales contract. Home inspections range between $300-$500.

Usually home inspection companies also offer radon inspections and termite inspections. Both of these inspections are strongly advised. Homes in Kentucky are susceptible to radon and especially in our five county area. Steve Dobbs wrote a great article regarding radon in Kentucky homes. A termite inspection usually ranges from $50 to $100 and a radon inspection is between $100 to $200.

Home inspection usually range from two to three hours, depending on the size of the home. We usually advise our clients to come to the home inspection an hour before it is complete for the wrap-up. This way, the inspector has plenty of time to evaluate the home and has no distractions. At the wrap-up, he will go over his concerns and show you important things such as the main water valve shut off.  The home inspector is mainly looking for repairs that will needed involving functionality and safety. Cosmetic repairs will be overlooked.

What will your home inspector look for?

A home inspector will generally examine the following:

-          Foundation of home

-          Frame of the home

-          Roof

-          Plumbing

-          Electrical

-          Heating system

-          Cooling system

-          Interior (doors, walls, floors, stairs, etc.)

-          Exterior (driveway, porch, sidewalks, rails, brick or siding, etc.)

-          Fireplace

-          Insulation and ventilation

What happens after the home inspection?

After your inspector has completed the inspection, he will sit down with you and discuss his findings. Usually he or she will have a computer with pictures to show you the areas in your home that need repair. The home inspector is performing a general home inspection.  He may be uncomfortable with an issue and recommend that an expert in that particular field also inspect the issue in question.  A good example will be a foundation or structural issue.

Within a day, your inspector will email you and your REALTOR a written home inspection report that includes pictures and descriptions of the areas that need to be fixed. If you had a termite or radon inspection, these reports will come in a separate report.  You and your REALTOR will look over the home inspection report to determine what you will ask the seller to repair. The list may be long or short.  Oftentimes, if the list is lengthy, we focus on the most important issues.  At this point, if you do not like the findings of the home inspection, you are legally able to walk away from the real estate transaction.

 Always keep in mind, no home is perfect, especially older homes. It is almost unheard of for a home inspector to find absolutely nothing wrong with a home. Even if there are major issues with the home, you can always ask the seller to repair these issues in the repair request.

Do you have any additional questions or comments about home inspections? Please feel free to share below. We would love to answer any questions you may have.


Patio Home Living in Louisville: Is it Right for Me?

10108 Cave Creek Rd

Why is patio home living so appealing? Steve Dobbs has lived in his patio home in Forest Village for five years now.  He wrote about his initial reaction to living in a Forest Village patio home when he made the move in 2011. Steve says that he would never go back to living in a single family home. For those unsure if patio home living is the right choice, consider the following:

  • Yardwork Eliminated- Depending on the size of your yard, you should expect to spend two to four hours a week on yard work in a single family home. A yard involves a lot of work such as mowing, edging, weed removal, watering, and fertilizing. How nice would it be to not have to worry about yard work?  In a patio home, yard work is nonexistent. You will pay a monthly homeowner’s association fee that covers the upkeep of your lawn. The time that you would be dedicating to your yard, you can spend doing things you enjoy.  Generally speaking, the HOA will take care of your shrubbery and mulching.  And, don’t forget the leaves in the fall.  Few people enjoy raking and disposing of the leaves!
  • Exterior Maintenance- A typical patio home community will take care of the outside maintenance of your home.  This may include painting, roof repairs, gutter cleaning, tree trimming, etc.
  • Less Space to Upkeep- Although patio homes vary in square footage, often times people will choose patio homes with less square footage so that there is less to maintain. Anyone that has owned a single family home knows how much time is involved in cleaning. Less square footage means less time spent on cleaning.
  • Basements- Living in a patio home doesn't mean that you have to give up having a basement. For those that still want a basement, patio homes with basements are very common. Forest Village patio homes and many other patio home subdivisions in Louisville have basements.
  • More Time to Enjoy Life- With less yard work and home to maintain, you should have more time to enjoy life. This is one of the most common reasons people choose patio home living.  
  • More Affordable- Patio homes tend to be more affordable than single family homes. Usually, you can get the same modern day bells and whistles that a single family home would offer but for a fraction of the cost.
  • Fewer Neighbors- Compared to condominiums, patio home subdivisions typically have fewer residents.  It is pretty common to just share one wall.  That is almost a misnomer, as often there are two walls with a fire break which does double duty for safety and noise concerns.  Condominium complexes usually have more residents because there are two to three floors of condos in each building. In a patio home, you don’t have to worry about having neighbors above or below you. This results in less noise and more privacy.

Patio home living isn’t for everyone but it would be something to consider if you wanted less responsibility when it comes to a home. You can view all patio homes for sale in Louisville and surrounding counties on our website. For more information, call us at 502-429-3866.

What are your thoughts on patio home living? Would you ever consider living in a patio home? Feel free to write your questions and comments below. 


102 Sunnyside Ct, Pewee Valley, KY 40056

102 Sunnyside Court is now under contract. Stay tuned for future opportunities or call The Hollinden Team at 502-429-3866 for more information homes in Pewee Valley. Located in the heart of Pewee Valley, you will find this beautiful home on Sunnyside Ct. in Edgewood Manor. As you arrive at this home, you will notice the lush green lawn and beautiful mature trees. If you love the outdoors, this is the home for you. This home sits on a stunning 2.08 acres. Both the front yard and back yard are large. Think about all the space and privacy you would have if you owned this home! This home would be a perfect location for summer cookouts and parties.

102 Sunnyside Ct Front

As you enter this 4,553 square foot ranch home, you will instantly notice the ample amount of windows and natural light beaming in from the great room and dining room. Specifically, the window in the dining room is a Palladian window. The windows allow beautiful views of the yard. The windows in this home are energy efficient. The great room has lovely built-in shelving, allowing plenty of space for a television and decor. From the great room, you can access the back deck. There are vaulted ceilings and plenty of open space in the great room and dining room as well. There is also a well-appointed brick Heatalator fireplace in the living room. The fireplace is wood burning with gas logs.

102 Sunnyside Ct Living Room

The spacious eat-in kitchen is accessible from the living room and dining room. In the eat-in kitchen, you will find Brazilian cherry hardwood floors, a planning desk, smooth top stove, a double oven and a huge three door pantry. Off of the kitchen, you will see the sunroom. The sunroom gives you a front row seat to the beautiful backyard. Nothing could be more relaxing than reading a book in the sunroom and enjoying the view on a beautiful day.

102 Sunnyside Ct Sunroom

Venturing further into the home, you will find three more bedrooms and two bathrooms. Because this home is a ranch, you won’t have to travel up any steps to access the bedrooms. The owner’s suite is spacious and offers a lot of natural light. The walk-in closet in the owner’s suite allows plenty of space for storage. A unique feature in the master bedroom is the door to access the back deck. How nice would it be to wake up in the morning and take a step outside to enjoy the beautiful outdoor area? There is also an owner’s bathroom within the owner’s suite. The owner’s bathroom features dual marble vanity with a whirlpool tub and a separate shower. The additional two bedrooms are adjoined by a Jack and Jill bathroom. Both bedrooms have a lot of natural light and nice views of the yard. The first floor also has a half bathroom and a laundry room.

102 Sunnyside Ct Bedroom

Moving to the lower level, you will first see the open family room with built-in shelving/entertainment center. Throughout most of this level, you will see Berber carpet. There is also an office, game room, full bathroom, and a room used as a bedroom in the basement. Additionally is a lawn equipment garage in the unfinished area of this level.

In the back of the home, you will see the lovely back deck. There is wood bench seating that runs along the deck. There is also plenty of room for patio furniture and plants. The landscaping has lighting on the front and back of the home. The outside exterior of the home is maintenance-free with vinyl-clad windows and soffits. Outside of the home, there is also a three and a half car attached, side entry garage with automatic opener.

102 Sunnyside Ct Backyard

Updates to this home include New roof in 2002; new exterior French doors in 2014; new Trane HVAC system in 2015; exterior doors re-weather-stripped in 2014; and new Bradford White 50-gallon gas hot water tank in 2014.

For a private tour of this gorgeous home located at 102 Sunnyside Ct. located in Pewee Valley, known as Louisville MLS 1451720, give Tim Hollinden a call at 502-429-3866. If you want to see other homes for sale in Oldham County, The Hollinden Team can help you with that as well.


Selling Your Home in Louisville

Selling your home in Louisville: Prepare your home for fall/winter

Selling Your Home in Louisville

This summer, we experienced a record-breaking real estate market in Louisville. We have seen the lowest inventory in years in summer of 2016. In addition, many homes haven't lasted on the market more than a day. Some homes even sold within a few hours!  Moving into the colder months, market conditions could change quite a bit. Here are a few tips for selling your home in the fall and winter in Louisville:

Price it Right: You should price your home right in any season; however, the fall and winter are especially important. Fewer people are looking for a home in the fall and winter versus the spring.

Make Your Home Move-in Ready: Buyers are less willing to purchase a fixer-upper in the fall and winter because the weather is colder. If your home will require a lot of sweat equity for the buyer, you may want to consider putting your home on the market in the spring instead. If your home only needs a few repairs and updates, go ahead and fix these things. The less work a buyer has to do to the home in the fall and winter, the better. Buyers like move-in ready homes in Louisville.

Make Sure Your Home is Showroom Ready: The first impression a buyer has of your home is the outside. Make sure your lawn is well-manicured on the outside. Pick any weeds in flowerbeds and shrubbery and remove loose branches from trees. On the inside, your home should be clutter free. Buyers want to imagine their belongings in your home. You could rent a storage unit to store some of your belongings until you move to your new home.

Autumn/Winter Curb Appeal: Selling your home during the holidays can actually be a great time because homes can look prettier if decorated for the Holidays. Make sure the décor is tasteful. In the fall, planting seasonal flowers can be a nice touch. If the exterior of your home needs touch-up paint, consider a warmer color for the fall. Also, clearing snow from your sidewalk and driveway can also add to curb appeal. In addition, it makes it safer for buyers viewing your home.

-  Make Your Home Feel Cozy: Buyers don’t want to walk into a cold home. Set the thermostat at a temperature that will be comfortable for the buyers. Also, open the blinds to let in light, it’ll make the rooms feel larger.

-  Allow Daytime Showings: People want to see homes in the daylight.  It is hard for the imagination to work properly if you can’t see the backyard. Buyers are serious; if they are tromping through the snow and cold, they are not window shopping. 

Selling Your Home in Louisville: Price it Right the First Time

Listing Your Home in Louisville

We all want to make money when we sell our home. For some home sellers, overpricing your home seems like the best strategy to make a profit on your home in Louisville. Actually, it is the exact opposite. Your REALTOR will determine the best price to list your home in Louisville based on comparable properties in the area and the condition of your home. So why is it such a bad idea to overprice your home? Here are a few reasons why:

It Won’t Appraise: This is likely the most important reason not to overprice your home. Appraisers are going to look at the same things your REALTOR looks at, comparable properties and condition of your home. A mortgage institution isn’t going to lend money for a home that doesn’t appraise. The mortgage institution will lend money for the price the home appraises for but no more than that. In these cases, either the buyer has to come up with the difference or the seller has to lower the sales price. The buyer has the opportunity to walk away from the transaction at this point too.

Lack of Showings: When your home is overpriced, you will likely not have many showings. The buyers’ REALTORs will most likely advise them not to see the home if it is overpriced.

Lack of Offers: If you do receive offers, they will likely be low ball offers. Some buyers won’t even offer you a low-ball offer. Many times, buyers might wait until you price your home right. By that time, the buyer could have already found a home.

Becomes ‘Stale’ Home on the Market: Once your home has sat on the market a month or so, people start wondering if something is wrong with your home.

It Will Cost You: The longer your home sits on the market, the longer you are paying the mortgage. If you price your home right the first time, it will sell quicker.

Pricing your home right doesn’t mean pricing the home below its value. It means pricing the home based on its true worth. Pricing your home right should stimulate interest amongst buyers. In turn, you will see better results. Call Tim Hollinden at 502-429-3866 for more information regarding selling your home in Louisville and surrounding counties.


Kentucky State Fair Information

Kentucky State Fair Information

It’s almost that time of year again! Every August, Kentuckians look forward to the Kentucky State Fair. The Kentucky State Fair will take place August 18th-August 28th at the Kentucky Fairgrounds. Admission at the gate for adults, seniors and children are $10. Children under five years old can enter for free. If you want to save a little bit of money on admission, you can purchase your tickets online in advance for $6. You can purchase your tickets on Ticketmaster until midnight on August 16th or at Kroger through August 17th at 10 p.m. Parking will cost $8 per car and $20 for buses. You can also purchase parking in advance for $5 at the Kentucky Exposition Center or at Kroger. For passes on the rollercoasters, you can purchase an all-day pass for $25 for adults and $12 for children. Passes can be purchased in advance for $20 online through August 19th.  Gates will open at 7 a.m. and exhibits open at 9 a.m. Most of the rides and tents will close down by midnight Sunday-Thursday and 10 p.m. on Friday and Saturday. Many rides and tents could close down early on Sunday.

The following concerts and shows will take place on the main stage this year: Reba McEntire, Jeff Dunham, and Chris Young & Brett Eldredge. Tickets to main stage concerts usually range between $40 to $60 which includes gate admission. There are also a number of free concerts to go to this year, including seven tents that will have bands playing music.  

It would not be the Kentucky State Fair without the horse shows. There will be several horse shows including 4-H Horse Show, Quarter Horse Show, and Miniature Horse Show. There will also be a livestock show. During the show, some of the exhibitors will be selling their champion livestock. In addition, there will be agriculture products for sale such as tobacco, honey, fruits, vegetables, nuts, etc. There will also be a contest to judge the largest pumpkin and watermelon.

There are also many free shows to choose from this year. Some of the types of shows are the fair are magic shows, animal shows, and dance shows. Some of the free shows include Discovery Farm, Paw Patrol Roll Patrol Road Tour, Lady Houdini, Chinese Acrobats of Hebei, and The Magic of David Garrard. 

Do you have a talent that you would like to showcase? The performing art showcase allows people around the Bluegrass State to present their various talents. Singers, dancers, musicians, comedians, and storytellers are some of the many types of talented individuals that sign up for this show. If you have a product or service you have created and want to demonstrate it to the public, you may want to consider signing up for the product showcase. There are also several cooking contests that you can sign up for as well. You can even register to be a judge!

Stay tuned for more Louisville KY Happenings presented by the Hollinden Team. For more information on Louisville and surrounding counties, call us at 502-429-3866.


Most Expensive Homes For Sale in Louisville

Ever curious to know where the most expensive homes on the Louisville real estate market are located? Louisville currently has several homes listed for over a million dollars! In today’s blog, we are going to look at the top five most expensive homes for sale in Louisville:

1.) 5802 River Road, Louisville, KY 40059

5802 River Road is no longer on the market.             

List Price: $16,000,000

This home is currently the most expensive home listed on the Louisville real estate market. As you could imagine, a home this expensive is going to be impressive! This home features FOUR homes and 148 acres! The main house is a whopping 12,000 square feet. There is also a 20,000 square foot barn with 24 stalls! In addition, there is also a 30,000 square foot outdoor arena and eight paddocks.  This home is listed by First Realty Group.

5802 River Road

5802 River Road

5802 River Road

5802 River Road

2.) 5224 Avish Ln, Harrods Creek, KY 40059

List Price: $4,900,000

This stunning six bedroom and eleven bathroom estate is located on 21 acres with views of the Ohio River. This estate was built in 1905 and is on the National Register of Historic Places. This home features an elevator, indoor pool and solarium, garden house, greenhouse, guest quarters, and so much more. This home is listed by Lenihan Sotheby’s International Realty.

5224 Avish Lane

5224 Avish Ln

5224 Avish Ln

5224 Avish Ln

3.) 15 River Hill Rd, Louisville, KY 40207

List Price: $4,500,000

This home is no longer on the market. This five bedroom and nine bathroom Indian Hills home is a true standout. Some of the many features this home has to offer are Saltwater pool, four car garage, five fireplaces, white marble-clad bathroom, and Control 4 home entertainment and monitoring system. The lovely kitchen includes double dishwasher, marble countertops, Viking gas range, and stainless appliances.  The outdoor is just as impressive and includes 3.86 acres of land. Listed by Lenihan Sotheby’s International Realty.

15 River Hill Rd, Louisville, KY 40207

15 River Hill Rd, Louisville, KY 40207

15 River Hill Rd, Louisville, KY 40207

15 River Hill Rd, Louisville, KY 40207

4.) 3424 Glenview Ave Glenview, KY 40025

List Price: $3,850,000

Gorgeous 12,323 square foot estate in Glenview.  Built in 1998, this home was inspired by Thomas Jefferson’s Monticello. Six bedrooms and seven bathrooms allow for plenty of room for a large family or entertaining. In addition, there is an apartment on the property. Although this home has many magnificent features, two features that really stood out to me are the wine cellar and pool with terrace and pool house. The wine cellar holds up to 2,200 bottles and is climate controlled. The outdoor area of this home is absolutely stunning and the pool area is ideal for entertaining. Listed by Kentucky Select Properties.

3424 Glenview Ave, Glenview, KY 40025

3424 Glenview Ave, Glenview, KY 40025

3424 Glenview Ave, Glenview, KY 40025

3424 Glenview Ave, Glenview, KY 40025

5.) 5505 Juniper Beach Rd, Louisville, KY 40059

List Price: $3,500,000

5505 Juniper Beach Rd. is no longer on the market.

Last but not least is the contemporary four bedroom and six bathroom home named, ‘River Garden House’. This home is located on the Ohio River and has TWO private docks and a seawall. The inside of the home offers many gorgeous panoramic views of the river. A few of the MANY features include elliptical granite, natural stone accents, porcelain travertine, heated floors in the bathroom, heated patio & garden room, elevator, and four car garage. Listed by Gant Hill & Associates, LLC.

5505 Juniper Beach Rd, Louisville, KY 40059

5505 Juniper Beach Rd, Louisville, KY 40059...

Buying Your First Home in Louisville

why should you buy a home in the fall and winter?

Why Should You Buy a Home in the Fall and Winter?

For buyers, the fall and winter can be a great time to purchase a home. This summer has been one of the most competitive real estate markets in years. Buyers purchasing a home this fall and winter may experience a more relaxed environment when searching for a home. Here are a few reasons to buy a home in the fall and winter:

- Sellers are More Serious: The most popular time to put your home on the market is in the spring and summer. If a seller puts their home on the market in the fall or winter, it usually is because they are serious about selling their home. If a seller is serious, sometimes negotiation is easier.

- Competition Amongst Buyers is Lower: More buyers purchase a home in the spring and summer versus the fall and winter. Many buyers that have children like to move into a new home before their children go back to school. You may have an easier time getting the home you want in the fall and winter. In addition, you should have the opportunity to go back to view the property several times before making a decision. This past summer, the competition was so high that buyers were having to make a decision immediately after seeing the home.

Do you have questions about buying a home in the fall and winter? Leave your comments below.

Why use a realtor when buying a home?

Buying Your First Home in Louisville

When you are buying your first home in Louisville, you need a great real estate agent on your side. If you have never purchased a house before, you will need the skills of a seasoned REALTOR to find a home that meets your criteria. Even if you have purchased a home in the past, a REALTOR is necessary. Here are a few reason why:

1.)    Access to all Properties Listed- Did you know that not every home for sale is advertised on large national websites like Zillow? REALTORs pay yearly fees to have access to the MLS. The MLS will show every home for sale in the local market and surrounding areas. Without a REALTOR, you could miss out on several homes for sale.

2.)    Knowledge of Neighborhoods and Schools- REALTORs are your local neighborhood experts. Your REALTOR can help provide information regarding appreciation rates, schools, crime rates, and so much more.

3.)    Up-to-date Information on Real Estate Laws and Regulations- REALTORs are required to attend continued education classes. These classes cover the latest trends and regulations that help REALTORs serve their clients better.

4.)    Price Guidance- Homes are overpriced more often than you would think. Do you really want to pay more for a home than what is worth? Often, buyers will determine a home’s worth based on inaccurate home value tools on the Internet.  A REALTOR will have access to comparable properties that have sold in the area to determine the best price to offer. 

5.)    Negotiation- When you work with a REALTOR, many of the emotional aspects are taken out of the negotiation. In relation to price guidance, if you really love a home that is overpriced, you may be forced to put in a lowball offer. REALTORs have been in this situation before and can present the offer in a diplomatic fashion. Also, there may be additional items in the home that you want to request to remain with the property. Your REALTOR will be able to determine which items would be appropriate to request to stay with the property.

6.)    Strategy- Some sellers are harder to negotiate with than others. This is when you need a great real estate agent with excellent sales strategy. Every seasoned real estate agent has sales strategies to ensure you get the best deal on your home.

7.)    Paperwork- There are loads of paperwork involved in a real estate transaction. A Greater Louisville real estate sales contract alone is seven pages! You’ll also be required to sign numerous documents in addition to the sales contract. These documents are filled with legal terminology and information that are best understood by a seasoned REALTOR.

8.)    Hiring a Buyer’s Agent is Free- The listing agent and buyer’s agent split the commission that the seller pays. You not are required to pay your REALTOR to represent you when you are buying a home.

Do you have any further questions about purchasing your first home? Leave your comments below.


 7 Reasons to Work With a REALTOR®. (n.d.). Retrieved August 29, 2016, from http://realtormag.realtor.org/sales-and-marketing/handouts-for-customers/for-buyers/7-reasons-work-realtor 

buying a home in Louisville in the fall/winter

Buying a House in the Fall and Winter

Although buying a home in the fall and winter in Louisville could be a less competitive time to purchase, there are many factors that buyers tend to forget about when searching for a new home. Follow these tips to ensure you are smart about your next home purchase:

- Driveways: Is the driveway steep? This could make maneuvering in the ice and snow especially difficult.
- HOA: Does your association fees cover snow removal? If not, are the streets city owned? City owned streets should be snow plowed. If the neighborhood has no HOA and the streets are not city owned, driving through the neighborhood could be difficult when it snows.
- Water Drainage: Ideally, you want water to drain away from your house. We don’t have as much evaporation in the winter.
- Windows: How old are the windows? Old windows are less energy efficient. It is important to have windows that are in good condition and newer in the winter.
- Air Conditioner: Although you won’t be using the air conditioning in the winter, you want to make sure that it is going to work for the following summer. This is something that buyers often forget about when buying a home in the winter.
Being a well-prepared buyer and/or seller makes the home buying or selling process a smoother transaction. As a seller, following these tips should help you find success in selling your home quicker. As a buyer, these tips should help you avoid costly repairs and inconvenience when purchasing a home. For more information regarding buying a home or selling your home in the fall and winter, call The Hollinden Team at 502-429-3866.

Why You Should Buy a Home in Louisville Right Now

Why You Should Buy a Home in Louisville Right Now...