Seller Paid Closing Costs - Knowledge is Power

When you're considering making an offer on a home, there are other ways to get a good deal other than just snagging the lowest price you can imagine. Most loan programs allow the seller to concede money toward the buyer's closing costs that would normally walk away with the seller in his pocket. Oftentimes, seller paid closing costs can make a home more affordable for you. You just have to make sure you stay within the allowable guidelines for the mortgage product you need.

You see, a lot depends on what type of loan you are getting. The scenarios I am going to discuss all pertain to if you are buying your primary residence, not an investment or second home. And the reason the amount that a seller can pay on your behalf varies from product to product is because different loan types have different documentation requirements, and therefore, different layering of risks. So, it's important to compare apples to apples. The less money out of your pocket invested into your home presents a higher risk for the lender, regardless of the source of the funds to close.

For instance, I had a loan the other day where the seller had agreed to pay up to 6% of the sales price in closing costs on behalf of the borrower. Totally reasonable since the borrower was getting an FHA loan. Unfortunately, the home wasn't up to FHA standards, and the loan had to switch to Conventional financing. Whoops. Conventional financing only allows for 3% seller concessions if one is putting less than 10% of the sales price down on the property. All of a sudden the negotiated contract wasn't working out to the benefit of the borrower quite as nicely. She actually would be paying more for the property than she need be without the same benefit to her unless she re-negotiated a lower sales price. Why is that? Well, originally the sales price was $100,000. The seller was giving her $6,000 toward closing costs and walking away with $94,000 in his pocket. Now, Conventional underwriting guidelines would only allow him to give the buyer $3,000. So his pockets would be a bit fuller unless the buyer renegotiated.

Different loan programs have different allowable amounts for seller concessions. For instance, VA loans allow the seller to pay 4% of closing costs, and Rural Housing loans have no limit on seller paid closing costs. Conventional loans will allow up to 6% seller paids, but the buyer has to put more than 10% money down on the property. And finally, FHA allows for 6% of sales price paid on behalf of the buyer toward closing costs.

Don't lose sight of the fact that seller paid closing costs usually don't count toward a buyer's minimum out of pocket investment required. For conventional and FHA, you usually have to come up with at least 3% of your own funds regardless of how much the seller is willing to help out. VA loans and Rural Home loans allow for 100% financing in most cases, so you're good to go there. And FHA will allow the seller to participate in a down payment assistance program and contribute toward your 3% investment, but that's a whole other article to write (and who knows if it will still be ok by the time this article makes it to print).

Your best rule of thumb is to work with a lender and realtor who know what they are doing. And if you have any doubts, your lender should be able to define your limitations for you pretty quickly. So, arm yourself with knowledge when negotiating your contract. It is always to your advantage to negotiate from a position of strength, and knowledge is power in this case.

Let My Experience Work For You!

Email your home loan financing questions to Kristin Abouelata, Home Loan Specialist with Mortgage Investors Group, at question@kristinmortgage.com or

call direct: (865) 567-0113 Toll Free: 1-800-489-8910.

For more information visit her website at http://www.kristinmortgage.com Home Loans Plain Talk.

Sell Your Own Home - With These Tips the Economy Does Not Matter Anymore

I am sure by now that you know we are in a recession. Trying to sell your house at this point in the economy is going to be a hard thing to do. Unbelievably, there is a way to sell your own home and get the price that you want. Keep reading and I will demonstrate to you how to do this.

One matter you want to do is to free yourself of the person selling your house. You need to be the seller. Those people get a commission from selling and that could be money in your pocket. After awhile they will get bored with your house if it does not sell and they will go on to houses that are easier to sell.

Therefore, at this time, you are proceeding to have to do the work yourself. First thing is that you will have to write your own ad to place in the newspaper. It will be a new listing, which will get lots of people who will look at it. Make the ad sound positive and do not sound like you are in a hurry. And for heaven sake, do not make it sound like you are desperate to sell, or you will take any offer. That is what the buyers out there are looking for. They are looking to come in and steal your house for little of nothing.

Once this is done, you need to prepare your house so you can start giving potential buyers a tour. When giving a tour, always have a big smile on your face and have a positive attitude. If you look desperate and let the buyer know that you will sell your house for anything, then you have just given away your home. Like I said this is what the buyer is looking for. Some fool that wants to give their house away.

Do not let the state of the economy keep you from selling your house. There are guaranteed steps that will guarantee that you will sell your home. If you want to skip the part where you pay a realtor a big commission to help you sell your own home then Click Here

Future Of Real Estate On The Internet

This is truly a grand topic to inspect. Realtors and their associations are coming to grips with how they internet should be used, and other real estate professionals, like myself, are having similar debates. Most of these concerns deal with how much information should be placed on the web, and who should have access to it. The other concern is what is effective marketing for houses on the web. All of this begs the question of in which direction is the web heading, when it pertains to real estate.

You see real estate agencies realize that sharing information about the properties they are offering helps all involved. A Realtor from one agency can quickly find a home offered by a Realtor from another. This sharing of information is done through a service called the MLS (multiple listing service). Some information posted on this service can be sensitive, so it might not be a good idea to publish it for all to see on the web. Houses are such physical things that need to be experienced before a purchase. How do you market a home on the web? A friend of mine was one of the first internet webmasters to create a site for virtual tours of homes. These tours are amazing to watch, but do they help sell? I have seen some Realtors offer statistics as a means of encouraging buyers and sellers to use their service. Other Realtors have set themselves up as voices of authority on the web (I must mention a preference for their blogs or sites, since I feel that these Realtors help educate the public). However, when you look at the number of Realtors there are in comparison to the number who have a true presence on the web in any format, you will notice that many Realtors have not taken to this medium.

In the past month, I conducted my own survey of how real estate was being marketed on the web. It was unofficial and limited to the information that I had access to gather, so it is by no means the ultimate word. The sites which seem to be getting the most buzz are those are creating message boards and listings of homes. They also help you find a professional in your area. In a way the sites are focused on offering you information, but in a crowd mentality sort of way. Who will know better how to perform a job, the person working at the job, or someone in a home office far away from the task? Sites like Wikipedia can produce fine works describing a topic by relying on the crowd. The crowd may not see the big picture though, so it lacks the focus to go in the correct direction. This happens when false beliefs are held by many people, so those beliefs will perpetuate, while the true path lies idle. The crowd can provide useful information (since they are performing the tasks), but I saw a backlash building on some sites against this information. Some questions posted specifically said they did not want to hear from others like them, but from professionals in the real estate industry. This wave may grow as more people wake up to the fact that they have been listening to bad advice.

Some sites seem to offer the bare minimum of information. The sites were created to have a web presence, but you can see that their owners are not working with them. Such sites do not work for their owners, since they are ignored by surfers, so they fall into further disuse.

The twist are sties that offer some type of graph or spreadsheet showing statistics about homes sales or such. Do you remember the book Lying with Statistics? Basically it showed how numbers can be manipulated to cause you to think in a certain way. I found that the numbers in these sleek pages gave wrong pictures on many occasions. I think that would catch up to their authors.

I have read or heard for some Realtors that they feel that blogs are the future of the web. I am biased; I love producing my blog, and contributing to another. However blogs are not necessarily good. I have seen some that are just pictures with a brief description of a house. Others that just present stats. One blog was from a Realtor who was awarding his staff for something each week, to show potential customers that he had a winning team. There was not much else on the blog, and the awards were starting to sound fake, but I was certainly glad to learn that Mary won for best house cleaning.

Where does the future lie for real estate and the web? The majority of home buyers are thirty to thirty five years old, and this group is increasing turning to the internet for assistance with their home buying decisions. This group will be looking for expert information, and to those who will show that they are actively providing it. However, they are also used to the idea of sharing information amongst themselves. There will no great push towards purchasing homes sight unseen, so visiting houses will stay prominent, but instead of looking at many of them in person, consumers will take virtual tours of many homes before they narrower down which ones they really want to see. Photographs of homes do not meet this need. To meet the need of authority and crowd suggestions, maybe blogs should add a message board feature that could be overseen by an expert. I know that you might think comment section of blogs meet this need, but those are not the same as being able to post your own questions. Two boards could be set up: one for questions being answered solely by professionals, and one where consumers can discuss the issues that are important to them. Maybe then the site could include a way to find professionals in a specific location. Some site are close to this model, but I am suggesting some minor changes in a direction that could be more agreeable to the consumer's needs.

A professional real estate inspector in Texas, who writes about consumer issues for home buyers and about examining your own home. I also have a background in business management/consulting. I live and work in the Houston area.

Frank Schulte-Ladbeck TREC#9073 | http://www.fschulte-ladbeck.com

Home Improvements - Getting Them Done on a Budget

If you are a typical homeowner, you have probably thought about remodeling. If you are getting ready to sell, it might be a good idea to do a bit of updating, and improve the value. You have to be sensible, though, so of course you will want to get the upgrades done for the lowest amount. Not spending too much is an important consideration, but that does not mean you want a cheap result.

Real estate is a serious undertaking, and if you don't do things right, you could over-invest. This is just as true for a remodel of just a single room as it is for a renovation of the complete property and everything on it. For most of us, hiring a professional contractor is a necessary part of getting the job done. The criticality of choosing the right service firm for the job cannot be emphasized too much.

According to the Federal Trade Commission (FTC), homeowners should be aware of the scams of bogus firms. The FTC has published warnings about these red flags that your contractor might be trouble:

* Insists on a quick decision
* Wants full payment up front
* Offers you a cheaper price for finding other customers
* Accepts only cash payments
* Has to ask you to obtain the necessary city permits
* Offers you a discount due to having extra material for some random reason

Those are some of the warnings that you should walk away from the deal. Sometimes a bogus contractor will try to get you to borrow from a company that they suggest. The worst case scenario of a home improvement loan scam could leave you out in the cold.

There are several things you can do to keep from being taken. Interview your prospective contractors carefully. The FTC recommends that you ask about the length of time they have been doing business, their license details, and insurance coverage. Check with your city building office. To put it simply, ask around. These steps are not unlike the normal steps you take for any significant purchase.

Another important technique is asking for recent references. Not only should you collect a list of former customers, but you should call and checkup on them. Ask these references about the quality of the work and service.

Ensure that your payment terms are clear and agreed upon before they start. Some local laws do set limits on how much higher the actual cost of a project is allowed to be above the estimate. Check into the laws in your area. In any event, don't pay until you are satisfied with the work.

Joel D McDonald recommends AutomatedHomefinder.com when you are looking for your perfect home in Colorado. For Louisville real estate or anywhere in the Front Range area, try Automated Homefinder.

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How to Obtain Home Improvement Financing

Whether you are renovating a bedroom or adding a patio deck, you are going to have to plan for the costs associated with the renovation. When planning a home renovation project, it is important to choose the right home financing plan that meets your needs.

Choosing the right home financing plan depends on the length of the project and how much you can afford to pay for the project, When you take on longer repayment terms, you will have to pay more because of the interest rates, however your monthly repayment fee will be lower. By determining the length and costs of the project first, you will have an easier time choosing one of the following home improvement finance plans:

1. Unsecured Loan: Often referred to as a personal loan, an unsecured loan is a loan that is not secured against your property, but against your credit rating. This type of loan is usually taken out for smaller projects. You can obtain a personal loan from a bank or lender. .The interest rates usually vary according to market conditions.

2. Secured loan: A secured loan is a loan that uses the assets of the borrower to ensure repayment of the loan. When you borrow money against your house or vehicle, the lender is guaranteed to retrieve its money if you fail to make the repayments.

3. Home Improvement Mortgage Refinance: Refinancing your mortgage at a fixed rate allows you to use extra money for your renovation project. The repayment schedule is usually for 20 or 30 years, or the term of your mortgage

4. Home Equity Loans: A home equity loan involves borrowing against the equity in your home. You can receive a lump sum to pay for your renovation project. Obtaining a fixed rate will make repaying the loan much easier. If you fail to make your payments, you are at risk of losing your home.

5. Home Equity Line of Credit: This type of loan works by giving you an open line of credit. This type of loan does not usually have a fixed rate so interest rates depend on market conditions. This type of loan is good for "pay as you go" renovation projects.

6. Bank Loans: Bank loans are usually taken out for small renovation projects as they have to be repaid within a few years. Make sure you check to see if you have a fixed rate loan so you will not be dependant on fluctuations in the market.

The following is a list of tips to help you obtain the best home improvement financing plan:

Know Your Final Costs: Before seeking home improvement financing, add up all the costs associated with the renovation project. Make sure you allow for unexpected costs.

Affordability: Make sure you can afford the repayments. Make a list of monthly expenses including your mortgage to make sure you have enough money to repay the loan. Determine the amount you can actually pay each month.

Compare Financing Plans. Don't settle on the first renovation financing plan. Check with three or four different lenders to see if you can get a better deal. It pays to shop around.

Find a Reputable Lender: Make sure you obtain a loan from a lender that is known for its fair rates and honesty. Read the fine print for any home improvement financing plan. Make sure you know if you have a fixed or variable interest rate.

Because home improvement projects vary from person to person, there are many types of home improvement plans available. To acquire the best home improvement loan, it is important to do your research. No one wants to mistakenly add debt from a project that was supposed to add value to a home.

How you can save money on home improvement help in Toronto and get estimates from local contractors in the GTA area. They offer Home Improvement Help, Contractor Referral, Drafting Service.

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Understanding Tuscan Decorating

Tuscan decor is used quite often throughout America in order to improve the appearance of the home. However, there are many people who do not know where the Tuscan style originates and why it is used so often.

Obviously Tuscan style decorating originates from Tuscany. Now Tuscany is one of the most beautiful places in the world and it boasts welcoming and warm looking homes. It is home to the Renaissance and Leonardo DaVinci, Dante and Michaelangelo, all originate from there. There are old buildings full of history and everything about the country helps people to feel a sense of belonging and carries them away with wishful thinking. That is the main reason Tuscan style decorating is as popular as it is today.

Understanding More about Tuscan Style Decor

When you look at the colors of Tuscan style decorating, you realize that mainly earthy colors are used as well as a few sea blue colors too. Warm reds, smooth chocolate browns and olive greens all go well within a Tuscan style home and the pictures you can purchase with a Tuscan feel are usually landscapes which show natural beauty.

The Tuscan style theme has changed over the years and it was in the fourteenth century that European architecture started to change. The well known Italian architect/artists such as Brunelleschi and Giotto started to build taller buildings. Symmetry played a large part in their designs, as did scrolling ironwork and floor mosaics. It is this change that really got Tuscan decorating going.

The Tuscan theme was again changed during the Roman times. This was because Tuscany started to become a place in which trade and travel were common. Tuscan designers started to take inspiration from countries such as Egypt and India and they brought over pieces of furniture and accessories highlighting the two countries styles.

If you look at the furniture which is used in Tuscan style decorating, you will notice that it has quite a few different architectural elements. Table legs and chair legs both often are carved as though they were columns, highlighting the fourteenth century. You can also see that many types of Tuscan style has mosaics incorporated into them such as coffee tables which have mosaics on the top of them. These highlight the Roman period in Tuscany.

Overall all Tuscan style furnishing pieces are inspired by a different period in Tuscany. So it helps to have some knowledge on each era before you start decorating your home in a Tuscan theme.

Adam Peters is a syndicated editor of http://www.home-decorating-reviews.com A website with tips on tuscany theme remodeling, amongst many related topics.

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The Secret to Ranch Home Renovations

When it comes to renovating your home, there are a number of tasks that you can achieve. However with ranch style homes, renovating them can often be harder and many people simply do not know where to start. If you are wanting to update your ranch home but you simply do not know where to start then it would be a good idea to go through each room and see whether there is anything specifically you could change.

The Secret to Ranch Renovations

There area number of renovations that can be done to a ranch style home. However, when you look at the opinion of most people, there are a few renovations that are more popular than others. The outside of the home is particularly one area which you can do a lot with. You could add a deck to the garden or even an enclosed patio area.

The interior of a ranch home tends to have wooden paneling and stone fireplaces. Wood does tend to be a popular theme in any ranch home and so you should stick with that when you are making any renovations. Wooden features not only make the home more modern, but they also look really good too. This means that they will add value to the home and that will come in very handy if you plan to sell the home in the future.

Usually people who are renovating their ranch homes are looking to sell the home in the near future. However, there are other people who simply want to renovate their home to make it more pleasing to them. However no matter whether you want to make changes to sell your home or not you should always consider how it will affect the price of your home regardless. So looking at improvements that will increase the value of the home are best. Also try to save as much money as possible if you want to make the most profit.

Overall all ranch style renovations can add value to your home. Just as long as you put plenty of effort into the changes and you do enough research you should easily be able to complete any ranch renovations. Keep in mind that all changes should try to have a wooden theme. The most popular ranch renovations include ones that allow you to have more space. If you get stuck for ideas then start with the basement. You can add partitions to give you extra rooms or you could simply try to make the basement warmer so it is more comfortable in colder months by adding drapes or curtains. Whatever you want to update in your home, it can be achieved with a lot of hard work.

Being especially interested in curtains and window coverings, Peter Mason is editing quite a few web pages on the subject. With his works on drapes and curtains the author established his capability in the area.

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A Guideline For Effective Home Improvement

Home improvement projects should be performed efficiently. They sure play the most important role in improving your lifestyle and property's value. Everyone wants to renovate his house; someone wants repairs; someone wants to change the entire look of their buildings. But majority of people are inexperienced and they do not know much about home improvement neither about contractors.

For effectively accomplishing such projects, one needs to be well informed and aware of the complexities. For that purpose, people do need to start with the basic techniques and easy projects. However, if they do not want to do things on their own, a professional help from a home improvement contractor would be more than just appreciable.

For an start, you can get help from home improvement software, which are available everywhere. They can give you the basics and in depth view of home projects. Moreover, you can use such software and modify the plans according to your own needs. A visual description of a home improvement project would be more helpful for the beginner than consulting it with market experts.

When you are done with your initial plan, hire a home improvement contractor. But not every contractor would be reasonable for you. Therefore, you need to look for the one which suits your requirements, budget, as well as your moods. Go for a licensed contractor or you might have to face numerous legal problems become hindrance between you and your dream home project.

Do not hurry when you are hiring a contractor. Talk to a few of them and select the one who has already done successful projects and has a good reputation. Following these basic precautions you can save money, time and have a desired home improvement.

For a detailed information on home improvement software, contractors and techniques visit the following link http://www.theyarelocal.com/articles/home_improvements/index.php

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Home Repair Tips - Hiring a Contractor

Do you want to remodel your home? Do you know how or where to begin? Many people who want to remodel their home may have difficulties in remodeling their homes. If you are not familiar with home remodeling, you can hire a professional team to do the work for you. With their experience and skill, they can perform wonderfully for you and give your home a new appearance.

But you should make sure you can find a good contractor. A good contractor can have your interest in mind when remodeling your house. But it is not easy to find such a good contractor. Some contractors may see your home improvement a smaller projects, so they will pay little attention or care. In such case, the result of home remodeling may be unsatisfactory. So a good contractor should do his best no matter how small the project is. Finding such a contractor will do great good for you. He will leave the job looking excellent.

Nowadays, more and more contractors realize that if they do this project well, the clients will recommend them to other potential clients, so they will win the reputation and make more deals. With this awareness, these contractors will take on each project with all the skill and determination towards excellence.

Many homeowners may decide to take on the project themselves, believing that this will save them money in the end. But if you are unfamiliar with this field, you should stay away from this project and leave it to the contractor. Sometimes, DIY will cost more. When your home remodeling is complicated and complex, you would better hire a professional contractor, which is proved to be favorable and rewarding.

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Your Home Improvement

The time after you are done in purchasing a home, it is probably the best time to purchase other items that you need for you to be able to improve the look of your dwelling space. This is actually a good method because a beautiful home environment is basically important for you to actually improve your sense of individuality.

Here are some of the areas that need home improvement which will drastically improve the look of your space:

1. New roof- having a new roof will not just boost the look of your house but this will also protect you from heavy weather. A roof is extremely a vital aspect of a home and a new one is a big plus if you wish to further sell it.

2. Bathroom Upgrade- above any kind of home improvement, this is perhaps one of the easiest, simplest, and quickest methods to do.

3. Cabinets- cabinets are always great investments in a home. There are a lot of people who feel that upgraded cabinets can provide a big difference between one house and the other.

4. Kitchen Upgrades- doing this is always a win-win situation is you wish to perk up the value of your home. Doing this will also give you the chance to preserve the cleanliness of the kitchen which we all know is the place where you prepare your meals.

5. Flooring- changing the flooring is a great touch if you wish to create a change in your whole home at a reasonable cost. Upgrading your flooring is a great choice for people who do not wish to spend too much.

Welcome! RemodelVideos.com is Your Online Resource for Do-It-Yourself Home Remodeling Projects.

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Give Your Home A Face Lift And Feel Gorgeous While You Do It!

In today's economic climate, it's useless to try and sell your home for any kind of good profit. If you are tired of looking at the same old grubby walls, and the same grubby floors, curtains driving you crazy? Well then, it's time to put on some old worn out pants and a shirt, and get ready to get dirty and have some fun while you create your dream home right where you live!!

Wallpaper - aah, wallpaper is back IN - but does it suit your home? one has to be very careful with wall paper. It can look really fabulous if used in the correct space, but it can also look horrific if used incorrectly. So, let's think about this one.

If you have a stairwell, then it may be an idea to break it in two with wall paper at the bottom half of the wall, and then paint the top half of the wall. This will give your wall a stunning effect. Normally a duck egg blue looks great. You can use a textured wall paper at the bottom half with a neutral pattern incorporating the blue, and then use a plain duck egg blue over the rest of the wall to the top.

At the top of the stairwell you could make a feature wall, so hang a big bold picture there, or a large mirror, but use just one item that is big and bold to make it look great. If you like, place a small table under the picture or mirror and put a small ornament or vase of flowers on it for further effect. Immediately, your stairwell is transformed into a grand new one!

LIVING ROOM: Depending on the space you have, a new lick of paint is going to work wonders here. Use a colour on the wall that matches your furniture and use a paint effect. I like sponging. It looks old and interesting. To do this, all you do is add crackle glaze to your paint, take a brush, brush on a whole brush full of paint, take a sponge and rub the paint around on the wall. It looks great and is fun to do. Do all the walls like this and see the stunning effect afterward. If you can't afford new covers and your chairs are old, buy throws. They look great and aren't expensive. Cover your sofa's in throws, in colours that match your walls, that gives them an instant update. Clean your carpets for an updated look and if you can, throw a rug or two down. You can get really inexpensive ones now after xmas on the sales. Try get plain ones, as patterned will clash. Remember to always ensure that your colours match.

If your coffee table is looking old and trashy, then sand it down and give it a lick of varnish! same goes for side tables. good as new.

Give your curtains a good wash or dry clean, but if they are too old, then invest in new ones. They are not expensive and so worth it. They really bring a room together. You can get them in a plain colour, again, that is key, no patterns, as they will clash. If you want patterns, use them in your cushions on your sofa, but never in your curtains.

There you go, a brand new stairwell and sitting room! and I bet it cost you next to nothing.

Now that you have the confidence, tackle the other rooms. In no time, you will have the newest home on the block and it won't cost you a fortune. A lick of paint here and there, and a bit of clever re-arranging works wonders.

Good luck and happy decorating

Deborah Mann

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5 Great Home Improvement Franchises!

Do you enjoy working with your hands and wish you could own your own business? Does the idea of remodeling or improving a home make you feel good? If so, consider investing in your own home improvement franchise. There are many great businesses to choose from, depending on what type of work you desire to specialize in. Here are 5 great businesses to consider.

1. My. Handyman
If "Extreme Makeover, Home Improvement" is your favorite TV show, and you love being able to make old run down spaces look new again, then check out a Mr. Handyman franchise. Even if you are not handy around the house, Mr. Handyman can show you how to run an efficient business and hire others to do the work. This family-friendly business has been given a "world-class" rating and provides great training and support.

2. Budget Blinds
If you enjoy interior decorating and helping people to brighten up their homes, then you should definitely consider Budget Blinds. They have a well deserved reputation among their customers and are highly recommended by Entrepreneur Magazine. Known for their convenient and friendly service as well as great support, Budget Blinds has become one of the fastest growing franchises in the industry. If you want to see a smile on your customers faces, become a Budget Blinds Owner.

3. Certa-Pro Painters
Do you enjoy take a bare wall and changing it to create a warm welcoming environment in a home? Consider becoming an owner of a Certa-Pro Painters franchise. Certa-Pro has been in business for over 15 years and has built a great reputation in the industry. The best part is they support you the entire way. Certa-Pro prides itself on maintaining a closer relationship with its franchise owners than any other franchise company.

4. Carpet Creations of America
Quickly becoming the #1 flooring franchise in the country, Carpet Creations of America is a great business. For those entrepreneurs who would like to start their own carpet and flooring company, Carpet Creations offers an outstanding training program and follow-up support. They specialize in providing flooring at a fraction of the cost of other flooring companies and the franchise fees are equally affordable. Creation Carpets of America began over 10 years ago as the idea of flooring experts Robert and Cathy Morse, and has grown to over 40 Independent dealers nationwide and still growing.

5. ShelfGenie
Providing designer cabinets and shelves is strongly becoming the way of the future as homeowners are no longer satisfied with cookie-cutter style cabinetry. ShelfGenie has become a leader in cabinet design and offers a fantastic opportunity in home improvement franchises. ShelfGenie is always looking for people who would like to succeed in their own business. This is definitely a business to check out.

JD Files is an accomplished website developer and author. To learn more about 5-great-home-improvement-franchises visit Crystal Village for current articles and discussions.

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How to Preserve and Protect Your Log Home Or Cabin With Stain - General Info- Part One

The stain on your logs is the most important line of defense against the three main enemies of your logs. Those are the sun, (U.V. damage), moisture, and fungi. After proper preparation of the wood/logs, I believe it is one of the most important decision's that is made for their longevity and beauty; you should use the best stains available, and not cut corners on quality. There are many stain manufacturers out there. They all claim to be the best and do an excellent job of protecting your logs from the element's, etc. But from my experience, most of them do not. One of the most common area's of shortcoming I see is the U.V. protection provided by stains. I see many log homes where the sun is actually sun burning the wood, and turning it black right through the stain. Many times this happens in one to three year's after application of the stain. This is a prime example of the stain that was applied just not having enough U.V. inhibitors. It doesn't do any good to have a stain that provides good moisture protection, but allows the sun to damage and destroy the wood cells underneath the stain!!

I use what I feel are the best stain's available today. They are formulated to prevent the damaging effects of water, fungi, and U.V. radiation. They are a V.O.C. Compliant blend of natural and synthetic resins which penetrate wood pores to block out water and provide long-lasting protection. A unique feature is that these stains contain nutrient-free resins, instead of high levels of fungicide to prevent mold and mildew growth. There are many stains produced that have natural oils and minerals as key ingredients, that are actually food for mold and mildew spores. Staining your home with some of these products is like giving an invitation to all kinds of little critter's to make a meal of your log's! One example of this is Linseed oil based stain. I'm amazed at the number of stains that still exist out there that are linseed oil based. Obviously these stain manufacturers don't have a clue about what their stains do and how they react to certain factors like the sun.

The very first log home I ever worked on had an existing stain on it that was linseed oil based. The sides of the home that got the most U.V. exposure were quite black. This wasn't the typical sun damage concentrated on the upper curvature of the logs, but pretty much covered the whole log. I found out after doing some research about the fact that linseed oil has a photo-chemical reaction with ultraviolet rays that turns the wood black. This is on top of the fact that linseed oil is one of those natural oils that many organisms like to feed on. Like I mentioned before, its like candy-coating your house. I think that linseed may be fine to have in some stains if the amount is very minimal, but I still see no reason to have it in a stain at all. There are better ingredients to add as fillers to the stain.

The application method of the stain is the next most important step. First I mask off doors, windows, etc. Anything that we don't want stain on. I protect concrete, bushes, and so on, with canvas tarps. Then, I use airless sprayers to get a large volume of stain on an area of the logs. The stain is then back brushed by hand to work it into to pores of the wood and even it out. This step is then repeated a second time, with the end result being that the wood has absorbed as much of the stain as it can, and the stain is applied evenly. This method gives the most uniform look, with the greatest amount of protection for your logs. The result is value for you, the homeowner. Your log home will last the longest period of time in between re-staining, with NO damage to the wood cells of your logs.

By no fault of their own, many log home owners do not realize what a critical decision it is as far as what stain to apply to their home. And unfortunately, too many of them have gotten off on the wrong foot and have gotten into a vicious cycle with their homes of having all kinds of really unnecessary problems and issues concerning the stain. This is partially because first of all, there is a lack of information as a whole and secondly, there is much misinformation out there also. Some of the so-called "experts" that people are maybe dealing with don't always have their best interest in mind or just aren't taking the time to give the homeowners the proper information either. My goal is to provide log home owners with information that is useful to them in real world applications, because I have had the opportunity to see how most of the stains hold up in the real world and as far as I'm concerned, that speaks volumes more so than some company's slick sounding advertising pitch!

Jamie Fonder
Top-Coat Log Home Restoration LLC
http://topcoatloghomerestoration.com

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