MLS Property Status...explained!

While you're surfing the internet you are bound to see some Realtor lingo that probably looks a bit confusing. I get this question all the time...Hey, what does active option mean? Let me give you a little insight on the different statuses that you may see while searching for a home to buy or sell.

Property Status: Brief description of the contract status on the home. There are several status's that you may see while out surfing the web.

•  Active: This property is listed with a Realtor that does not have an accepted contract. This does not mean that there could not be offers any offers on the table it just means that the seller has not accepted an offer.
• Active Option: There is an accepted contract on this home however the buyers Realtor has a negotiated an amount of time that the buyer has the unrestricted right to walk away from the contract FOR ANY REASON and still receive their earnest money deposit. However the fee that was paid for the unrestricted right to walk away, also know as the option fee, is given to the seller as settlement for the time off the market, should the buyer decided to walk away from the contract during the option period.  The number of days that the parties agree to will vary from contract to contract and the amount of money that the buyer will pay for this right will vary as well. The buyer will typically have property inspections done during this time and negotiate repairs. 
• Active Contingent: This means that the seller has accepted an offer on the property but certain things must happen for the buyer to be able to close on the property. Buyers who submit contingent offers typically need to secure financing after the sale of their existing home but again the reason for a contingent contract will vary from contract to contract.
• Pending: You will see this status once the seller has an accepted offer and the option period is no longer in effect. All parties involved are waiting for the closing documents to be prepared and signed. Most real estate websites will no longer advertise properties once they are placed into a Pending status. Properties in pending status are no longer allowed to be shown by Realtors unless granted special permission by the owners.
• Sold: The chain of title has passed to the new owners and the home is no longer available for sale.
• Temporarily off the Market (TOM): We see this status from time to time and it typically has something to do with a sudden unforeseen circumstance but the seller would still like to sell the property. The listing agents contract to list the home is still in effect however they must stop marketing efforts until the time that the seller instructs their agent to actively market the home again or the listing agreement expires.
• Cancelled: The home has been taken off the market. This happens most often when the seller has changed their mind decided not to sell the home and terminated the listing agreement with their listing agent.
• Withdrawn: Also a status for a home that is no longer available for sale. The seller may withdraw a property from the market because they intend to try a new marketing strategy. The reason will vary from seller to seller however the result is still the same. The property is no longer available.
• Expired: The general public often times will not see this as an advertised status. Basically this means that the listing agreement that the sellers signed with their listing agent is now expired and the home is off the market until the seller decides to put it back on the market.

Active Option status

Link to our website with a few more examples

Why do I need to replaster my pool?

This is a great article that my new friend Rob Cox wrote on replastering pools! He has many more great articles on pool care here: Rob Cox Pool Blog

by Rob Cox, 

When is it time to Replaster the Pool?

I've just returned from a board meeting for one of the local swimming pools I help with. A budget line item for "Pool Whitecoat", (which is what the commercial pool guys call pool plaster in this area), caught my attention. Enough money was being set aside to replaster the pool every ten years. In a commercial environment, with picky health inspectors and kids complaining of "pool toe" - this may be a good time interval for replastering.

But how about residential pools? How often should they be re-plastered? And what factors should a pool owner consider when looking at replastering or resurfacing their swimming pool? Surely, Time cannot be the only factor to consider. When and Why should a pool owner replaster their pool?

There are really only two reasons for replastering your swimming pool

Aesthetic Reasons to Replaster the pool: The look and feel of your pool plaster. Acid washing can remove stains, but this can only be done so much. Pool plaster is a natural product, and preventing stains can almost be impossible. I have often been one to suggest a dose of tolerance with regard to pool stains, but some pool owners are very particular about the look of the pool - "...especially at night, with the lights on", they say.

If your pool plaster stains are mineral in nature, from copper or iron for example - be mindful about the source of these stains. Pity to replaster the pool, only to have stains return, because a mineral problem in the water, or from a copper heat exchanger or piping has not been addressed.

Some stains on plaster are not actually stains at all, but arise from the mix and application of the whitecoat. Pool plaster is a mixture of white portland cement and marble dust - and variations in mix, temperature and speed and methods of appliation can affect the final appearance. "White Lightning" or "Ghosting" marks - which are slight variations in hue or shading, can result from a slightly different mix or troweling procedures.

The "feel" of the plaster is also an important consideration. Plaster is meant to be smooth and soft. Agressive water chemistry or frequent or overly strong acid washing can create pits and pocks in the plaster surface. Commonly called "etching", plaster with pitting feels a bit rough to the skin, can snag swimsuits, and gives dirt a place to hide, and algae a nice surface to attach their roots. Etching can also be caused by poor plastering procedures, especially using too "hot" of a mix, or too much calcium used during cold weather. Rough Plaster can be sanded with rotary sanders to smooth etching, if localized, however if widespread etching occurs, replastering the pool is indicated.

Structural Reasons to Replaster the pool: Trick Title, because plaster is not "structural" - but it is the waterproof layer between the pool water and the shell of the pool. Most plastered pools are made of Gunite, or Shotcrete. Some older pools were made with poured concrete walls or even cinder blocks. All of these materials are porous and will "weep" water through them. Applying the plaster coating on top keeps the cement beneath, and any reinforcement steel (rebar) protected from the effects of water. Plaster is the waterproofing layer that is important to the integrity of an inground pool structure.

If you have bare spots where the gunite beneath is showing through, this is of concern. You can patch small areas with EZ Patch pool plaster repair, even underwater. Spots at the tile line or inside the skimmer can also be patched easily - to protect the concrete beneath the plaster. Plaster is fairly translucent in thin layers, so if you see dark areas in your plaster, this could be the gunite showing through, giving an indication that this area may need patching.

If you have many thin or bare spots in your plaster, replastering the entire pool is sure to produce a more uniform result. Plaster patching always looks like patched plaster - you will never match the original color. And, similar to filter grids, or car tires, if one is going bad, the rest are sure to follow.

How to Replaster the pool: Call three plastering companies in your area to give competing quotes. Be sure to ask about the start-up procedures. Don't try this at home, kids - there really is an art and a science to plastering pools properly. Done improperly, and you risk bond failure, crazing, shading, etching - all sorts of things can go wrong with trying to plaster your own pool. A small fountain can be done, if you are an experienced concrete person, maybe even a small pool, but medium to large pools have to be plastered quickly. I have watched many plaster crews in action, and they always amaze me. Four hours, start to finish, on a 40,000 gallon pool (just the plastering part, not including the prep work). They run a full plastering rig (truck), and five experienced crew members.

The best time to replaster is when weather is somewhat cool and humid. If done during high temperature times of the year, this can causing premature drying - before the pool has a chance to fill fully.