Often when you look at two comparable properties you find a large discrepancy in their assessed values however. That is a problem, as the owner with the larger assessment is paying more than their fair share. If you think your property is over assessed, it may well be worth your time to contest. If you are not sure of area market values, please contact me. I am happy to help and can supply recent sales in your area.

Keep in mind that you only have a limited amount of time to contest each year (deadline varies by municipality) but the sooner you do so, the better. You will need to contact your local assessors office and follow their procedure. It usually involves filling out a form (in Wauwatosa it is called a "Request for Review" and is available online) and then allowing the assessor to walk through your property. This makes many homeowners nervous, but if you do not allow the assessor through the property, you lose the right to contest your assessment.

The walk through can actually be a good thing, as many times the municipality has inaccurate date for your property. For example, in 2011 I contested the assessments of two of the properties that I own. Turned out the city had a much larger living space listed in the attic of one than was actually there. The other property also had an error in the room count. Both assessments were lowered and as a result, I ended up paying about $1,700 less in property taxes at the end of the year. Well worth my time and effort! Hopefully you will enjoy the same results.

This all began in 1993 because of Loretta Thomson. She was a dedicated ACS volunteer who loved both Christmas and children. Loretta wanted to share her Christmas collection with others, but sadly died before she saw her wish come true. For the last 19 years however, her friends and family and the ACS have worked together to make her dream a beautiful tradition, raising over 1.5 million dollars so far.

Elm Grove is home to this year's Fantasy House. To get there however, you need to go to Bluemound Plaza at 15800 W. Bluemound Road in Brookfield. There you can park and take a shuttle bus to the home. The house is open for touring this weekend, Friday 11/11 from 11 am to 8 pm, and on Saturday and Sunday, 11/12 and 11/13, from 10 am to 6 pm.

You will not believe your eyes as you go from one incredible room to another. The designers really do go all out and transform the house to a true wonderland. Be sure to plan on spending some extra time at the end of the tour in the lower level also. There you will find a sweet shop with lots of treats for sale, a memory tree, and a raffle sale with two rooms full of incredible gift baskets, decorated wreaths and trees, all donated and available to win.

My friends and I so enjoy touring the house every year, that this year we decided to also volunteer. Yesterday we worked the 11-2 pm shift and it was very rewarding to see the amount of people coming through. Imagine my surprise when the co-chair of the event told me that it will take 900 volunteers to run the house this year. If you enjoy touring the house this year, you may want to consider volunteering next year!

You can find out more information on the website, along with a preview of the (undecorated) house: http://tinyurl.com/d3xcaqw. Hope you can make it through this weekend. You will not be disappointed! 

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Anyone who knows me, knows that I am an animal lover. I say this in the interest of full disclosure, as I could be seen as a bit biased when it comes to animals. That being said, I maintain that you do not need to be an animal lover to appreciate all the Milwaukee County Zoo has to offer.

The Zoo moved to its present location on Bluemound Road in 1958. With over 200 acres of parkland and over 320 species of animals on exhibit, it is no surprise that it is rated as one of the top zoos in the nation. One can view 2,275 different types of mammals, birds, fish, amphibians and reptiles here, more than the average visitor can see in one day. Luckily they do offer season passes; only $65 for a family pass that is good for 12 months! Quite a value.

Monkey Island and the Children's Zoo are popular attractions, and no visit to the Zoo is complete without a ride on the train. What I love most about the Zoo however, is that it is open year round, and that there is always something happening. Every summer we try to make it to Zoo a la Carte, a three day festival with live music (both local and national acts). Numerous local restaurants also set up booths throughout the Zoo, so it is also a great chance to try new places and to sample new cuisines.

​Many people don't know that you can actually camp at the Zoo! They call it "Snooze at the Zoo" and you must preregister for this special experience, only offered one weekend a year. Picnic on the shores of Lake Evinrude, sing songs around a campfire, and sleep under the stars (or in your tent) listening to the animals. How cool is that?

Holiday celebrations are extra special too. "Boo at the Zoo" is this weekend, Oct. 21st & 22nd. Visit a pumpkin patch with hundreds of jack-o-lanterns carved by volunteers and try to make your way through the Haystack Maze. Or wait until next weekend, Oct. 28th & 29th, and attend in costume! There will be trick or treating Friday night from 6-9 pm and on Saturday from 9 am to 9 pm. There is even a parade at 2 pm on Saturday.

Zoo Brew will be held on Oct. 27th, offering you a chance to sample beers from 18 different breweries, and Breakfast with Santa is rapidly approaching also​. Visit the Zoo's website for a calendar of current events: http://zoosociety.org. You will see on the calendar that there are many "Family Free" days, which always helps with the budget. Milwaukee County residents, with id, also receive $1.75 off admission every day, except Wednesdays. On Wednesdays Milwaukee County residents receive the reduced admission rate of only $8 for adults & $5.50 for children. 

​Hopefully you can see why I say the Zoo is a local gem. And if you haven't visited in a while, maybe this post will inspire you to stop by. There is always something to do and the animals are always happy to see you!

I hear the comment "Why should I get a inspection on a new home? It is under warranty and it's new." Anyone who does not get a professional inspection on any home purchase is taking a big risk on a big investment. I find most problems in the attic where it is out of sight out of mind. You say warranty? If you do not know what to look for what good is the warranty? Defects can take more than a year to surface.

Recently I was asked to perform a radon test on a new constructed home. The buyers felt no need to do an inspection. Well when I was at the home picking up the radon test I noticed a major defect. The plumbers cut completely through an engineered I joist, see photo below. This can be disastrous. Cutting the top and bottom cord significantly weakens the structure of the home. I was not inspecting this home and still noticed this defect. How?  Because I am a trained professional. This is also not the first time I have found this condition. I have actually found this three other times! Considering the fact that I don't inspect many new construction homes, this really concerns me.

I have also found defects in the attics of new homes, such as missing insulation. I inspected a five year old home that had no insulation, there were measuring sticks, but absolutely not a speck of insulation  In another home the water heater vent was disconnected in the attic. It looked great on the roof, it looked great at the water heater, but it went into the attic and did not connect to the roof vent. This could cause severe mold and rot and could even cause death due to carbon monoxide poisoning. No warranty will cover that. Most people never go into the attic, so without an inspection will never know this condition exists.

Any new dishwasher is also a concern of mine. Plumbers install them without testing. I find many new dishwashers that leak. You may say hey that is under warranty and I agree, but will they cover the damage done to the flooring or basement ceiling?

Once I found poor flashing at the chimney on a new home and brought it to the buyer's attention, but the buyer did not do anything about it. Two months later the dining room ceiling was leaking. The home owner told me it took the builder six months to fix it. So yes, it was covered under the builder's warranty, yet the owners had to live in a new home for six months with buckets on the dining room floor catching water from the ceiling. The warranty unfortunately does not mean they will be there tomorrow.

I have found many other issues in new construction. If you are planning on buying a home that is old, new or "as is" don't make the mistake of not hiring a Professional Home Inspector. You can take that to the bank.

John Rocco

Pillar To Post Professional Home Inspection

john.rocco@pillartopost.com

The tour allows attendees to learn about the architecturally significant details found in local homes, along with a glimpse into the rich history behind them. Advance tickets are sold at the Little Read Bookstore on 76th and State and at Wisconsin Garden and Pet on 85th and North for $14, or you can purchase tickets at 2324 Menomonee River Parkway at the tour for $17. 

I am especially excited about this year's tour for two reasons. Although I have helped as a sponsor in the past, this will be the first year that I will also be volunteering as a docent. I will be volunteering at the home located at 9605 Wilson Blvd from 2 pm to 4 pm, so be sure to come through and say hello. Secondly, I have just listed a gorgeous brick colonial right down the street from where I will be volunteering, at 9221 Wilson. This beautiful home could be on the tour, it is so special. Please view the listing at: http://bestwauwatosahomes.com/property/9221-Wilson-Blvd-Wauwatosa-Wisconsin.

Also visit the Wauwatosa Historical Society's website, for more info on this worthy organization: http://wauwatosahistoricalsociety.org. Proceeds from the tour help the society continue it's mission of education and preservation. Hope to see you on the tour!

It's Oktoberfest time!  Make plans to join your

Entertainment includes traditional German brass bands, Schuhplatter folk dancing, singing, yodeling, sing-alongs, dancing and authentic German food and drinks  for everyone. So get out your lederhosen and get ready to celebrate!

Admission is $4 in advance or $5 at the door and Parking is FREE! Also love that on Fridays all firefighters, police and members of the armed forces get in FREE (id required). For more details please visit the Bavarian Inn's website: http://bavarianinnmilw.com. 

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Looking for something to do this weekend? Head over to the Hidden River Art Festival at the Wilson Center for the Arts. In addition to enjoying the work of over 80 of the state’s finest artists working in a wide variety of media, there will be exciting events all weekend. This year will feature a beer tasting event where you’ll have the opportunity to experience the art of brewing and sample over 30 fine-crafted domestic and international beers.

There will also be artist demonstrations and activities, Emerging Artists Gallery and delicious food. This is a unique three-day event; one of the largest of its kind featuring solely Wisconsin artists.

You can view samples of artists and their work on the Wilson Center for the Arts website.  I am very excited to have two past clients participating in the show:  Justin Racinowski from West Allis and David Sear from Wauwatosa. Please make sure to stop by and check out their work!

Hours are: Friday 1-7,  Saturday 10-6, Sunday 11-4

Tickets:   $5 advance $7 door  Buy Tickets here!

Children 12 and younger are FREE! FREE Friday for Wilson Center Donors!

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Wauwatosa has become a dining destination that you must experience! Come and dine in

Twenty-one participating restaurants are offering you a dine or beverage special - each with a real value of $10 to you!  Purchase the Access Card for $10 here online, at three Wauwatosa area M&I banks, at the Wauwatosa Chamber of Commerce, Crowne Plaza Hotel Milwaukee West or at the Radisson Hotel Milwaukee West. 

You must present the card at the time of ordering to reap the benefits of the special. Some restrictions may apply.  Visit all the restaurants in 10 days and you could save $210!

Please note that unless you are an M&I customer you must pay cash for the cards. You may pay via credit card but it would be treated as a cash advance which typically will cost more. M&I bank customers can write a check or charge without a cash advance transaction.

This is the first dining week brought to you by the Wauwatosa Chamber of Commerce. Come out and experience all that this wonderful culinary community  has to offer!

 /kh

Tosafest 2011 continues

Each year, proceeds from TosaFest support community projects in the areas of education, safety and neighborhood improvement, to name a few. Countless volunteers work year-round to create this memorable event that entertains and benefits the whole community.

TosaFest is an annual event and this year will be held next Friday and Saturday, September 9th and 10th. Every year Shorewest sponsors the wristbands and agents volunteer "wristbanding" on Friday and Saturday night (you need a wristband to drink alcohol so we check ids of anyone who looks under 30).

Stop by and say hi, this will be my 4th year volunteering. I will be there working the last shift, Saturday night from 8 pm to 11 pm.

For more information visit the offical web site and they are also on Facebook!

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1.) Don't get caught up in the decorating! This truly is the number one mistake I see. Buyers fall in love with the way the current owners have the house decorated and don't see any of the flaws of the home. It is hard to look past the way the home currently looks, but you really need to be concentrating on other items when making a home buying decision.

2.) Not paying enough attention to location. Another mistake I see made over and over. The old mantra of the 3 rules of real estate being location, location, location is so often repeated because it is true! I just had a very smart 1st time buyer tell me last weekend, "we were thinking about it, and decided we rather buy a home that needs some work in a great neighborhood, than buy a really beautiful move-in home in a so, so neighborhood." That is the way you need to think if you are concerned about resale value and/or about building sweat equity in a home.

3.) Underestimating the expense of "fixing up" a house.  This may seem contradictory, considering what I just said in #2, but I do see some buyers wanting to take on way too much work, usually because the house is such a great price for the area. This is especially true lately, with the bargain priced foreclosures available in every community. You do have to know your limits. If you have some experience with home improvement, that is one thing, but a house that has been vacant for a year or more, and neglected for some time before that, is going to take a lot of time and money to bring back. Especially if you have never owned a home before and don't know much at all about houses, you probably should stick to homes that really only need cosmetic improvements, and/or easily quantifiable mechanical improvements (new furnace for example).

4.) Not hiring a buyer's agent to represent you. This is crucial. You really need to do some research and select an agent to represent you. You should do this before you go and look at any homes for sale. A good agent will guide you through the process and make things much easier for you. A great agent will also save you time & money! Ask around for recommendations and do some online research. Sit down with a few agents for "buyer counseling" (if they don't normally do that with new buyers, move on to an agent that does). You want an agent that is knowledgeable, personable, experienced and accessible. You also want to feel comfortable with your agent, as you will be sharing a lot of information, time and trust with them. Take some time selecting the right one to help you achieve your goals.

5.) Get preapproved before you do anything else. So many people still try to skip this step, it just amazes me! It does not matter if this is your first or fifth house, nor does it matter if you are making more money than you were the last time you bought a house. Nothing is guaranteed in today's mortgage world and the seller of the house you want to buy doesn't know you at all. Take the time to get preapproved (meaning a credit check is done) by a lender you trust before you do anything else in the process. This one step will save you a ton of headaches. If you are not sure of what lender to use to get preapproved, contact some of the agents you want to sit down with and see who they recommend, then contact a lender and make sure you have your preapproval in hand before you sit down with the agents.

I hope you found this post informative. Please feel free to comment below. If I can ever be of any help to you in the future, whether buying or selling, or even if you just have a real estate question, please contact me. I love what I do and will be happy to help.

Occurring only every other year, this February will be the 9th production. You won't want to miss the Hysterical Society Players, presenting Winging It - The Wedding of Celia Kozinsky & Philip de Vigny. Guests are encouraged to wear wedding attire (dig out that old bridesmaid dress) and for a few brave souls there are a limited number of guest parts available.

In keeping with tradition, there will be four performances held, Friday, Feb. 18th, Saturday, Feb. 19th, Friday, Feb. 25th, and Saturday, Feb. 26th. Tickets are only $30 & include an Italian dinner, wedding cake, beer, wine or soda. You may pay online or download a registration form on the Historical Society's website: http://wauwatosahistoricalsociety.org/Mystery%202011%20Wedding.htm.

I will be attending opening night as a guest and will be volunteering in the kitchen on Saturday, Feb. 26th, so I hope to see you there! Performances do normally sell out, so be sure to get your tickets today.

6.) Be prepared to be flexible. This last tip is crucial. When your house
is on the market, you have to be willing to accomadate all kinds of
strange requests. Buyer wants to see the house at 7 am on Tuesday, okay.
Buyer wants to bring 10 family members and an inspector to check out the
house for 3 hours this weekend, okay. Buyer wants you to include the
kitchen table and chairs, the painting over the fireplace, and your
snowblower. Okay. The more flexible you are, the better off you will be.
Sometimes making an offer is an impulsive decision. Certainly it is an
emotional one for most. Keep an open mind and be willing to be creative to
put the deal together. After all, you never really liked that painting
over the fireplace, did you?

Visits with Santa and horse-drawn wagon rides are also going to be available Friday from 7-9 pm and on Saturday from 2-5 pm. The wagon rides, sponsored by WaterStone Bank, are complimentary with your donation of cash or canned goods for the Wauwatosa Food Pantry.

While you are in the Village, be sure to stop by the Little Red Store, which is decorated for the holidays and where you will find a variety of Wauwatosa-themed gift items for sale. The Little Red Store will be open from 6:30-9 pm on Friday and from 2-5 pm on Saturday.

There are many other fabulous shopping opportunities in the village also. All the stores will be open late on Friday and 29 local businesses are participating in the Village's Holiday Passport drawing, where you can win 1 of 3 fabulous Village-inspired gift baskets. Visit the Village's web site for more information: http://www.villageofwauwatosa.com/event_detail.aspx?eventId=736

And just a little north of the Village, the Wauwatosa Historical Society is hosting "A Very Merry Christmas House" at the Kneeland Walker House this weekend. Spectacularly decorated for the holidays, this mansion is going to be open for tours free of charge on Saturday and Sunday, from 1-4 pm. Refreshments will also be offered. http://wauwatosahistoricalsociety.org/Christmas%202010.htm

I know that all of these festivities, combined with the snowfall predicted, will definitely put me in the holiday spirit! I hope that you and yours enjoy this weekend in the Village and that you have a very happy holiday season.

The school's drama organization is the Wauwatosa East Players. The school stages two theatrical productions each year, one in the fall and one in the spring. Their productions are incredible in quality and I look forward to attending each one. This fall they are presenting the Tony Award winning musical, "The 25th Annual Putnam County Spelling Bee", a one-act musical comedy.

The show opened last weekend and runs through this weekend, with shows at 7:30 pm on both Friday, November 19th and Saturday, November 20th. I have heard that this is an interactive show, with 3 or 4 members of the audience actually invited on stage to participate in the spelling bee. Should add an extra something to the show!

Seating for this show is general admission with no reserved seating. Theater doors open 45 minutes before the show. Adult tickets are $15 and can be purchased the day of at the box office, or you can call 773-2110 to purchase them ahead of time, using a credit card. I plan on attending on Friday, so hope to see you there!

For more info on Tosa East High School, please visit their web site: http://www.wauwatosa.k12.wi.us/schools/high/east/

In closing, I must also mention here a great way to support the Tosa East Players, and catch the new Harry Potter movie at the same time. "Harry Potter And The Deathy Hallows" will have a special screening this Thursday, November 18th, at midnight at the Rosebud Cinema. Proceeds of this showing go to support Tosa East theater. Doors open at 11 pm and tickets are $15. Seats are "first come, first served" and you are invited to dress up as your favorite character. Call 773-2005 to purchase tickets, I am sure they will sell out fast!

If wine tasting is more your speed, stop by Ristorante Bartolotta. Wine director Marc Beaudoin will be at the restaurant at 2 pm. The northern Alpine region of Alto Adige will be featured. Who knows, you may just find a new favorite!

As you can see, it really is not a question of what is there to do, but instead, how do I fit it all in? No matter what you end up doing this Saturday, I hope you have a wonderful weekend. Remember, Live Local!

Eagerly awaited by myself and most my neighbors, the market is opening this Saturday, June 5th, and will be open from 8 am to noon every Saturday through October. If last fall's preview event was any indication, it will be packed the whole time. Wauwatosa residents love to "live local"!

There are over 30 vendors already signed up (was glad to see Maxie's is one of them - their peacan pumpkin pancakes were delicious last fall) and there will also be live music and cooking demonstrations.

The market is located on Hart's Mills parking lot, just south of the historic Little Red Store (LRS) and along the Oak Leaf bike trail in the Village of Wauwatosa. (As a side note, be sure to stop in the Little Red Store and pick up the book, Images of America Wauwatosa by the Wauwatosa Historical Society.)

Usually I would walk up State Street and use the the pedestrian bridge adjacent to Café Hollander to reach the market, but be advised that the bridge will be closed for a few weeks in June, although it will be open on June 5.

According to the market's web site: "to reach the Tosa Farmers Market, drivers should take Watertown Plank from the west side of the Village to the end and turn left to park behind the LRS."

"Pedestrians and bikers can enter on the Oak Leaf Trail just north of Church Street on the Menomonee River Parkway and cross over the river into the parking lot behind the LRS. A short walk south along the bike trail and across the railroad tracks will take you to the market. Bike racks are available in front of the LRS."

For more info please visit: http://www.tosafarmersmarket.com/

I hope to see you there!

If that is not enough for you, there are also workshops and demonstrations at the Solutions Seminar Stage. Topics include composting, unusual plants from around the world to your garden, and interior design trends.

Don't forget to check out the daily cooking demonstrations where Mad Dog and Merrill, the grilling buddies, will heat up the Cooking Stage. Using only a grill, they can make everything from appetizers to dessert!

Close to my heart is the Eco Living area, which will showcase environmentally friendly landscape elements and concepts, such as rain water harvesting, rain gardens, green roofs, composting, and urban gardening. (In case you didn't know, the city of Wauwatosa will pay you to have a rain garden. If you are interested, please contact me for more details.)

MPTV Friends Channel 10 Great TV Auction will also be hosting a preview of art, antiques and collectibles that will be available for bid during the televised auction which airs April 23 – May 1. Quilt entries from the “Quilting is Art” contest will also be on display and available for bid, plus Antique Alley will feature interesting items from antique dealers throughout the area.

Lastly, don't forget to bring the children! 12 and under are free, plus the Friends of Boerner Botanical Gardens will host a variety of children’s activities, including story hours.

The show runs through Sunday, March 28th, but is closed Monday and Tuesday, March 22nd and 23rd. For a full schedule, please visit the web site: http://www.realtorshomeandgardenshow.com

If you would like to attend as my guest, please contact me.

Happy Spring!

The ABR designation is awarded by the Real Estate Buyer’s Agent Council (REBAC), a wholly-owned subsidiary of the National Association of REALTORS (NAR).  To learn more about the council, please visit www.REBAC.net. 

It is important to know that the ABR designation is only awarded to licensed real estate professionals after they complete specialized training and demonstrate experience working with buyers.  The training helps the agent to better understand the buyer’s perspective, along with how to effectively represent the buyer-client.   

Working with an ABR means your agent has chosen to go above and beyond the normal license requirements and that you will be well represented in your purchase. 

All agents who work with a buyer should do the following:

• Ask questions to help understand your specific needs and wants from a home.
• Help you determine how much you can afford, and assist you in getting pre-approved for a mortgage.
• Preview properties for you, and accompany you to viewings/showings, even open houses.
• Provide a list of qualified service providers, including home inspectors, attorneys, mortgage lenders, radon test operators, etc.
• Concentrate on the details of the process and keep accurate records so you can focus on and enjoy your new home.

 An ABR will do even more however, including the following:

• Help you establish the market value of the home you are interested in purchasing, by doing a comprehensive market analysis for you.
• Help you to estimate the costs of improvements, changes, or needed repairs and/or updates.
• Advise you in creating/making an offer on a home, along with mapping out a negotiation strategy.
• Put your interests first throughout the process.
• Give you advice, counsel and their professional opinion.

If you are looking to purchase a home, make sure you seek an agent with the ABR designation to help make your home-buying process easy and successful.  If you have any other questions about how an ABR designated agent can help you get in to your home, email me or call me today!