Every real estate transaction is different, but the steps involved and their order are usually about the same. This year one of the best new practices I adopted to improve my level of service to my clients was to create form letters to explain each step of the real estate process and to indicate precisely what the clients should do next.

As I began using these letters, I would tweak them as needed. For example, when a buyer on one of my listings removes their structural contingency I send a letter that explains to my sellers that it is now time to order the septic and water tests. What my letter didn’t say, until today, was to do this NOW because the bank can’t approve the buyers loan to clear without these certifications (septic and water). When done promptly, it also allows for time to correct a well that may have failed the water test. Yes, believe it or not, many water tests fail due to build up of bacteria in the well and it needs to be shocked to fix it. Similarly, the septic could fail and this would require many steps to correct.

So, as I use these letters to guide my clients, I improve upon them so that they serve their purpose of helping the transaction to run smoothly. Recently a client assumed that they could bring the water and septic test results with them to the closing. They didn’t realize the importance of getting these tests done right away and also delivering them to their attorney right away. This is when I realized that I needed to edit my letter. It is so critical to be specific and clear as I guide my clients, because careful attention to each of these details is what helps to avoid delays and stress. For me, managing stress is what I do more than anything else in the midst of a real estate transaction. My new form letters are helping me to do this, and I hope are helping my clients to get a clear picture of their role in the process.

As I was out showing my listing at 215 Connecticut Hill Road  last Saturday, I had the rest of the afternoon off so I treated myself to a stop in at one of my favorite shops in T-burg, Sundrees, a vintage inspired and upcycled fun gift store. They carry a great mix of old and new, elegant and unexpected. I love to browse through their cool collections and find gifts for myself and my loved ones. I knew they had relocated to a large space and I couldn’t wait to check them out. All I can say is WOW! The new shop is so much larger. I didn’t think it was possible but a cooler, hipper space. Creeky hardwood floors, exposed brick and ceilings so high I couldn’t even guess how many feet. Yes, I bought something, not for me, but for a friend. You have to check it out.

As I was leaving, IB noticed a new lunch spot has opened in their old space, which was retired attorney Larry Reverby’s old office. Creekside Café. Serving breakfast and lunch, featuring foods from the Finger Lakes. EAT in, Take out, or Take home. Specializing in “the best” of locally sourced “farm to table” food! A new place to stop for a quick bite, can’t wait.

It’s March 13th and we just had our 7th winter storm of the season. The temp is 7 degrees, but it feels like -13! The funny thing is, I really don’t mind. I love living here because I get to experience all four seasons in all their glory.

I’ve lived all up and down the east coast and even some of the mid-west and no place compares to Ithaca, at least to me. I lived in Florida for over a year and I couldn’t wait to get back to the NE. I needed to feel, smell and breath the fresh air that I was only experiencing in my dreams of Ithaca. When I finally returned in 1999, I knew I was back home and never wanted to leave. Where else can you experience full blown snow storms that force you to batten down the hatches, snuggle up with your family by the fire and giggle as you look out the window and watch the snow pile up wondering if there will be school tomorrow? When you wake up you can’t wait to pull the shade to expose the winter wonderland of snow covered trees and branches, it’s beautiful!

Then when you feel like you can’t take it anymore, it melts and exposes little signs that spring really is coming. First come the snow drops scattered around the garden, then the daffodils and tulips (if the deer haven’t found them first!) and you know that the long winter is finally behind us. I look forward to long walks in the crisp air as I observe all the other signs of rebirth. I breath in the smells and I feel rejuvenated. You don’t get to experience this in many places people call home. I love it here in Ithaca where we get all four seasons and I can’t wait to see the snow drops. If we have another snow storm, don’t lose hope, the snow will melt quickly and…Spring is inevitable!

Today I felt a little bit of spring fever. The sun is shining, the temperature is mild, snow is melting showing walkways and sidewalks again and the birds are chirping – all signs that spring is near. Whenever there is a change of season I am motivated to make changes of my own. A typical change for me in the spring is to organize my home by de-cluttering and then rewarding myself with fresh paint in one or more rooms in the house. They say, and don’t ask me who they are…that walls should be freshly painted every 7-8 years. It’s funny how we get used to how things look in our house, whether it is a table we added in a dining room for the kids painting project two years ago that never left, the crown molding we never quite finished or the dingy, stained walls in the kitchen that desperately need a fresh paint job. So tomorrow is Sunday, my day off. My plan is to go through the house and decide what changes are needed, what “clutter” needs removing and then I’m going to reward myself by freshly painting my bedroom and bathroom. I am excited!

I often tell people that I could market a hit reality show based on my real estate experiences. Every day is different, which is why I love my job, but some days are REALLY different.

Yesterday I closed on a property where I represented both the seller and the buyer. It was a long and difficult transaction, but overall a wonderful experience that INSPIRED me and gave me HOPE that there really are people out there that trust someone’s word and a handshake. This is the kind of story that I am inclined to share, that I generally would not because of my fiduciary duty to uphold confidentiality. In this case the story is so EXCEPTIONAL, that I got permission from both the buyers and sellers to tell it! It’s such an inspirational story…and we can all use inspiration in a world where there is so much cynicism.

It all began last March while I was on vacation. James found me online while searching Post and Beam homes in the Finger Lakes. He called to inquire if I’d be interested in helping him sell his post and beam home. Of course I was thrilled to meet him and to see his property. As I drove to Lodi, a small community on the east side of Seneca Lake, I wondered what his place would look like (Tax Assessment, my usual reliable source, had no photos so I really had NO IDEA what to expect). Boy was I surprised when I drove up the long driveway to see this adorable, charming home tucked back alongside woods, a creek and small pond. As I approached the property I saw beautiful stone paths that led me to a patio just outside the front door. The exterior reminded me of New England and Cape Cod, batten board siding painted a pale grey. James greets me and invites me in and all I can do is smile. He tells me how he used recycled materials on about 50% of the property, which includes the post and beam component that came from an old dairy barn on Rte. 414. He goes on to explain that the house is off the grid, meaning there is no electricity running to it. He uses propane gas for his lights and mainly heats with the wood stove, but for rare emergencies he has a gas wall heating unit. He has some solar components too that power the outdoor lights. He shows me the main room, complete with rustic pine floors, a wood stove and cathedral ceilings with exposed beams. There’s a small kitchen with a refurbished 1920’s refrigerator, now used as a pantry, a gas stove and wood counter tops. Towards the back is a utility room where the refrigerator is and a door that leads to a covered back patio with rocking chairs, overlooking woods and the small pond. There’s a small full bath with an antique claw foot tub, fresh, clean and inviting. Upstairs is a balcony overlooking the open living room and behind me is the one and only bedroom. Newly stained and sealed wood floors, and again, a fresh and inviting feeling. It felt like Little House on the Prairie. I knew I wanted to sell this home and I knew it would be a special buyer that would love it.

A few months later we put it on the market; I host an Open House and many couples come and are just as romanced by it as I am. Unfortunately, none of them make an offer, but then in August I get a call from a peppy young lady asking to see it. I’m on my way out of town so I arrange for my husband, also a licensed agent, to show it to them. He calls me to tell me that they are in love and B want to make an offer. We arrange to meet in my office the following week. Amber and her fiancé Dave arrive and they are beaming with excitement. I review the comps with them, but let’s be honest, nothing really compares to this. They want to use a USDA loan and I’m skeptical because I’m not sure they will approve a loan on a house off the grid. I call their banker and discuss the property with her explaining this but she assures me that it qualifies. After much negotiation, both buyer and seller agree to price and terms and we go Under Contract. I won’t bore you with the details, but let me just say that Amber and Dave became friends with James after so much back and forth with their bank and the conditions they required. Much of the transaction was made on hand shakes and all three even spent a weekend together digging a ditch to bring electricity to the house. Yes, the bank required it. James said – you pay for it, I’ll help you dig the ditch. It was a race against mother nature too. Soon the ground would be so frozen it would be impossible to dig.

During all this Amber and Dave got married! They switched from a USDA loan to conventional and used gift money from their wedding to put down 20%. They were committed to each other and to this house. Most buyers would have given up, but not them and had it not been for James’ easy nature, I know this wouldn’t have a happy ending. After digging the ditch, changing loans and loan officers, they get hit with another hurdle…the bank says they need a qualified heating unit certified by a heating expert. Again, Dave and Amber problem solve through this and find a unit that costs less than they thought. If James will allow them to install this, they will pay for it. They spend another weekend together installing this heating unit and getting it certified. They have now satisfied all bank requirements and they finally get their commitment letter. We are now 2 months past the targeted closing and James is anxious to head south and escape the bitter cold.

The attorneys work fast to process the title work and fingers are crossed that they close before Christmas for the best gift ever. Unfortunately, things don’t go as quickly as hoped, but on January 23rd we close and three people are very happy. I stop by to pick up my sign and lock-box, drop a gift and see that James’ cat is there. Amber and Dave adopted him, allowing James the freedom to head south. As I sit in the closing and watch this young couple full of life, love and a bright future, I am filled with inspiration. This was an extremely fulfilling transaction. Financially there was minimal compensation, but emotionally I was refueled. Old fashioned real estate does still exist. What a great way for me to begin a new year: inspired and hopeful.

“The process was difficult but it was well worth the wait. It feels like our slice of heaven. when we go to the store we actually miss it, ” say Amber and Dave.

I have decided that my resolution for 2014 is to work on me time, that is, time to take care of myself, time to attend to my own needs. Somehow I can very easily and pretty consistently overlook my own needs, partly because I am a wife, a mother and working full time. But also, partly because it just happens, like procrastinating. I have been thinking lately about the importance of taking care of me because I can only take care of others in the way that I want to if I am in good shape myself.

I am committing to taking a weekly yoga class in order to ensure that I get some of this me time. My dear friend Elsa suggested the Bikram Classes at Transform Yoga and it sounds pretty appealing (removes toxins, improves mental clarity, reduces & stress). If you are a new guest like me, they have a special introductory rate of $10 for 10 days of unlimited classes.

Thinking about getting into yoga makes me realize how fortunate we are living in Ithaca b a town that embraces healthy living. With Green Star, numerous yoga studios, therapists of all kinds, tons of options for getting outside and exercising (Sapsucker Woods and Greek Peak are a couple of my favorites) and a place that is actually called the Center for Healthy Living.

I hope that you, too, are able to find a New Years Resolution. And KEEP it!

John Riha has great ideas for how to maximize the space that your garage offers in his article: 11 Inspiring Garage Conversions on houselogic.com. To have a garage is a huge bonus, especially during the winter months when it saves you the effort of cleaning off your car. But if your garage doesn’t serve much of a purpose other than housing all of your clutter, then at least consider the possibilities…

1. A Home Brewery

2. An Art Studio

3. A Workout Space

4. A Greenhouse

5. A Living Room

6. A Home Theater

7. A Guest Cottage

8. A Wine Storage Room

9. A Photo Studio/Craft Center

10. A Game Room

11. A Tiny House

Interested in making some improvements to the exterior of your home? Consider these 7 ideas from John Riha’s article: “What Home Improvement Projects Give the Most Value?” on HouseLogic.com.

The Percent of Investment recouped was calculated by comparing the National Average Cost to the Value of Resale (these numbers you can see in the original article by clicking the link of each improvement).

1. Vinyl Siding — Recoup 72.9%

2. Fiber-Cement Siding — Recoup 79.3%

3. Steel Entry Door — Recoup 85.6%

4. Wood Deck — Recoup 77.3%B

5. Wood Replacement Windows — Recoup 73.3%

6. Garage Door — Recoup 75.7%

7. Upscale Garage Door — Recoup 75.2%