Personal and home security is a concern whether you're old or young, single or married, a parent or not. Protection of self and property is a fundamental component of feeling safe, and this is especially true in our homes. So, if you find yourself in the market to buy a home, remember to keep security in mind during your search.

Searching for your new home

It's likely that you will evaluate different neighborhoods as you look for you next home. Do your research to find areas that appeal to you. In addition to relying on your Realtor’s expertise, go online and look around – many neighborhoods have Web sites, e-mail groups or discussion forums. These can be excellent resources for general information about the area. You can also use the Internet to find crime statistics and search for sex offenders.

Other considerations are more in your direct control – things that are already present on the property or that you can change after you take possession of the house. Generally speaking, criminals will select the house that presents the least risk of being caught. Homes with easy access, substantial cover and good escape routes tend to be more common targets.

Simple ways to tighten up

Evaluate points of entry to the home. Solid-core or metal doors are preferable, as are keyless deadbolt locks. Also check to see if there are windows near the doorknob; a thief could smash the window, reach in and unlock and open the door. Look at the condition of the door jamb...should it be replaced? Do all the locks on the windows work? Sliding glass doors and sliding windows should have functioning latch locks, but a through-the-frame pin is a decent hindrance to a potential thief, as is a charley-bar. Unsecure garages are also a common access point – does the entrance to the house from the garage have a good door with a solid locking mechanism?

If the home does not have heat or motion activated lights outside, consider installing them. A potential thief may be dissuaded from entering your home simply based on the fact that the automatic lights around the property remove his cover as he approaches.

Let the pros handle it

You may want to consider a security system. If the home is not pre-wired or does not have an existing system, you could spend a substantial amount to get one installed, although most insurance companies offer an attractive discount for such a setup. If there is an existing system, determine if all windows and doors are monitored and see if the installed equipment includes a motion sensor and a battery backup. Some systems can even detect smoke, heat, fire and carbon monoxide – find out if the system you're looking at has that capability.

Good fences make good security

Fences not only cut-off easy escape routes, but also can provide a degree of privacy and restrict unwanted access. Additionally, if there's a lot of pedestrian activity in the neighborhood, a property without a fence may get pass-through traffic. If you have children, a fence provides a safe area for them to play.

With an enclosed back yard, you may even consider getting a dog. While big dogs are usually more intimidating and more of a stereotypical watch dog, any barking dog can be effective at giving warning that something is out of the ordinary. Plus, you can hang a "Beware of Dog" sign, which may act as another deterrent.

Minimize your risk

Everyone has different definitions of and expectations about safety – after all, what's safe to one person may be far too risky for someone else. One thing's for sure, though: We all want our home, our possessions and most of all, our lives to be as secure as possible.

When searching for a home, consider personal and home security. You may not be able to find a home that offers every conceivable security feature, but you can make improvements. Anything that makes your house less of a target will reduce your risk and give you increased peace of mind.

Whether you’re buying, selling or renting property, you’ve most likely dealt with a real estate form or contract. The Texas Real Estate Commission (TREC) has about 30 forms to conduct the business of real estate transactions in Texas.

TREC contract forms
As public record documents, the contract forms are available to anyone. Some of these forms are straight-forward, but others can be pretty complex. TREC does not provide legal advice about private contractual issues and cautions individuals against attempting to use the forms without a real estate agent. Failing to understand the nuances of a real estate contract can cause problems – awkward situations at the closing table, delayed closings, transaction failures – even a potential lawsuit.

The TREC forms are developed by the TREC Broker/Lawyer Committee, an advisory body consisting of six attorneys appointed by the president of the state bar and six real estate brokers appointed by TREC. Generally speaking, real estate agents are required to use the TREC forms to negotiate the sale of real property in Texas.

The Realtor difference
There are lots of real estate licensees in our state – in fact, there are currently over 150,000. Now, only about 60 percent of those agents are Realtors, who abide by a strict code of ethics and are held to higher professional standards.

Members of the Texas Association of Realtors have access to the TREC forms, but can also utilize a much larger, more complete collection of forms. In fact, Texas Realtors have exclusive use of nearly 70 additional forms. These extra forms cover everything from commercial leases and purchases to specialized forms concerning client representation, residential leases and property management. The forms in the Texas Realtors’ library are comprehensive – and agents who are not Texas Realtors cannot use them.

Details, details
Over the years, the forms available to Texas Realtors have been developed by attorneys and practicing Realtors. These experts have used real-world experience and years of accumulated knowledge to fine tune existing forms, repeal outdated ones, and adopt new ones. As needed, the association convenes a task force composed of real estate attorneys and Realtors with specialized experience in a particular area – commercial property management, for example.

These forms are written with carefully chosen words and provisions – and there’s a reason. The authors are addressing issues that have taken place in the past and are trying to prevent problems from arising in the future.

More to it than price
Another common problem, and not just with real estate, is the propagation of inaccurate information. Much like a well-intentioned friend giving misguided advice about auto repair, tax preparation, or plumbing issues, just because your neighbor says that a seller is contractually obliged to respond to an offer in 24 hours doesn’t make it so. Poor interpretations of contract language or general misinformation about the real estate process can cause anything from minor inconvenience to serious legal problems.

The point is that there’s substantially more to the details of a real estate transaction than just price. There are all sorts of business details. Make sure you understand what’s on the contract before you get into uncomfortable or financially painful circumstances.

If you’d like to have professional representation in your next real estate transaction, consider a Realtor. We have the expertise and resources to explain how to use a wide range of contracts and forms to your greatest benefit, so you can meet your goals. Visit the Collin County Association of Realtors’ “Find a Realtor link” on its Web site, www.ccar.net.

How has the Internet changed our world? That's a historic question with a constantly changing answer. We've got instant access to huge amounts of information, with more being created every day. We can read the latest news headlines, collaborate and communicate with people around the world, conduct business, check stock prices, watch video, listen to music, play games, and research anything that comes to mind – at any time of the day and without leaving our desk!

Not your parents' home search

The Internet is also largely responsible for dramatic changes in the real estate industry. What's the most significant difference? Research shows that almost 80 percent of recent homebuyers relied heavily on the Internet to conduct their home search. This is a definitely not the way our parents and grandparents looked for a property. I see this as a positive thing. It saves everyone a great deal of time and makes the house-hunting experience much more efficient for the homebuyer.

Got a question?

There are so many fantastic real estate Web sites out there, many of which have valuable, readily available data and lots of it. I'm not just talking about searching homes for sale. You can estimate the value of a house, research demographics, assess schools, learn about communities, and even get satellite imagery of a neighborhood or a house. The best part? Most of these services are free!

In addition to what we might call "standard" real estate Web sites, there has been a proliferation of real estate-related blogs. Blogs are a great source of information—places where you can ask questions, interact with experts, and find data that’s already been deciphered and analyzed. And bloggers will engage almost anyone about almost anything. Want to know where the best hamburger or pizza in your new town is? How about the return on investment for stainless steel kitchen appliances when remodeling or selling a home?

Don't believe everything you read

It's not just trade-specific sites that affect the industry. National news media are obsessed with doom-and-gloom real estate right now. There's certainly no shortage of negative publicity about the industry: stories about foreclosures, resetting ARMs and real estate's ties to the national economy are widespread. Bad news sells, and the national outlets' content reflects it. This is especially true on Web sites—there are no true space constraints, authors are not confined to traditional publication schedules and deadlines, and readers have the ability to post their comments on stories.

Know the source

With all these streams of information, there's no question that anyone, especially someone who's not in the real estate industry, could easily suffer from information overload. What’s the worst part of that? A lot of that information is extraneous, erroneous, or simply invalid in our market.

As a buyer, seller or homeowner, you may find it hard to know who to trust. Much of the information on the Internet is written authoritatively and wrapped in a pretty package, which lends instant credibility, sometimes without good reason. So what’s true? What do you really need to know? As a trusted adviser, a Realtor can help you navigate the modern real estate transaction, sift through all the data and arrive at good decisions.

The industry has changed, but ultimately, the job of a Realtor is the same: to help you with the process of buying or selling a home. It’s what we do. The Internet has added a new dimension to the real estate world, and it’s made many aspects of the real estate transaction easier, quicker and more transparent. More data and solid research make for a more involved and informed buyer, which are positive consequences of today’s Internet-based real estate tools. Be aware, though, that all that available information has added a level of complexity to the process as well.

As recently as 1967, there were no laws that prohibited discrimination in the leasing, purchase and sale of real estate. That changed with the enactment of fair-housing laws as part of the Civil Rights Act of 1968. These laws guarantee the right to own, use and transfer real estate and housing in a diverse, yet discrimination-free marketplace. The laws are about not only providing equal opportunities, but ensuring that the housing industry, as a whole, supports these opportunities.

What's the difference between fair and affordable?

Too often, we find that affordable housing and fair housing get lumped together. They’re not the same thing - not even close! Your rights under the Fair Housing Act can be violated whether you're a student trying to rent a one-bedroom apartment, a retiree seeking to purchase a million-dollar property, or a buyer looking for your first affordable home.

Affordable housing, as defined by the U.S. Department of Housing and Urban Development, is when a household spends no more than 30 percent of its annual income on housing expenses, including basic utilities. Any household that spends in excess of 30 percent is considered "cost burdened" and may have trouble affording other necessities and establishing healthy long-term savings.

Seven protected classes

Fair-housing laws prohibit housing discrimination based on race, color, religion, gender, disability, national origin and familial status. The Fair Housing Act applies to most types of housing and shields the protected categories from discrimination such as:

Refusing to rent or sell housing.

Refusing to negotiate for housing.

Making housing unavailable.

Denying a dwelling.

Setting different terms, conditions or privileges for sale or rental of a dwelling.

Providing different housing services or facilities.

Falsely denying that housing is available for inspection, sale or rental.

Denying anyone access to or membership in a facility or service (such as a multiple listing service) related to the sale or rental of housing.

The Fair Housing Act applies to mortgage lending, as well, and prohibits using any of the protected categories as reasons for:

Refusing to make a mortgage loan.

Refusing to provide information regarding loans.

Imposing different terms or conditions on a loan, such as different interest rates, points or fees.

Discriminating in appraising property.

Refusing to purchase a loan.

Setting different terms or conditions for purchasing a loan.

Under the fair-housing laws, it is also illegal for anyone to threaten, coerce, intimidate or interfere with anyone exercising a fair-housing right or assisting others who exercise that right.

Don't be offended

If you're in the market to buy a home, you'll likely have a great deal of contact with your real estate agent. Because he/she is so knowledgeable and accessible, you may feel as though he/she has all of the answers about the local market. It's a logical, and usually correct, assumption. Realtors know their communities and the real estate industry very well. Part of knowing the industry, is having a thorough understanding of fair-housing laws. As such, there are certain questions that a real estate professional simply can't, or shouldn't answer.

If you ask your Realtor to eliminate or include certain areas or neighborhoods in your home search based on any of the protected classes, he/she legally cannot follow your instructions. Don't be offended or angry. No matter how benign the request may seem, it would be a violation of fair housing laws and he/she would be risking a hefty fine, his/her reputation and career.

An agent's job is to match their client with properties based on factors such as available features and sales price - not on the demographics of the client or the area. Such action could be considered "steering," which is the illegal act of funneling homebuyers either to or away from a particular area based on demographics.

Forty years is just not that long ago, folks. It's hard for many of us to believe that there were no laws on the books to protect the housing interests of every American until recently. And, although we’ve made tremendous strides as a country, we’ve still got a long way to go - we must remain diligent in our pursuit of a discrimination-free society.

If there's a problem

I hope that you have never been and never will be a victim of housing discrimination. But if you think your rights have been violated, you can contact HUD and complete a Housing Discrimination Complaint Form. It's available for download on HUD’s Web site at www.hud.gov , or you can contact the HUD office nearest you. You have one year after an alleged violation to file a complaint, but it’s wise to file as soon as possible.

If you're looking for a Realtor, visit the Collin County Association of Realtors' "Find a Realtor link" on its Web site, www.ccar.net.

You've finally found a house that's just right for you and your family. But before you invest hundreds of thousands of dollars in that "perfect" home, find out what's not so perfect about it.

Houses include many complicated systems and other areas of concern for a buyer. Heating and cooling systems, electrical wiring, plumbing, a roof, siding, windows – you get the idea. No matter how observant you are, you're probably not qualified to perform an assessment of all those items before you commit to the purchase.

However, a licensed home inspector can give you a pretty good picture of the overall condition of the house and its parts. Armed with a report from a qualified inspector, you can make a better-informed decision about your purchase of a home. You can proceed with the transaction as planned, ask the seller to make some repairs or concessions, or terminate the sales contract.

What is a home inspection?
A home inspection is a visual examination of the structure and systems of your home. A typical inspection covers the electrical, heating, and air-conditioning systems; plumbing; roof; interior walls and ceilings; insulation; windows; doors; and foundation. It usually does not include septic systems, swimming pools, and hot tubs. Keep in mind that if an inspector cannot access a particular area, such as a very steep roof, he won't be able to inspect it.

Timing is everything
Buyers typically contact a home inspector right after they sign a purchase contract in order to schedule the inspection before the contract's termination option period expires. This approach enables you to follow up on any problems uncovered by the inspector, and, if you find something you can't live with, you're within your rights to terminate the contract without penalty.

The time to find an inspector is before you sign a contract on a house. Make sure you identify at least two inspectors in case one is unavailable. Ask friends and family for their inspector recommendations and follow up with some research of your own.

Ask questions
Once you settle on some potential inspectors, ask them questions about their services. Here are some suggestions:

• What is your fee?
• What will the inspection include? (Ask for a list of items that are included and excluded.)
• How long will the inspection take, and can I attend it? (Be wary of an inspector who doesn't want you around.)
• What type of training and licenses do you hold? (Make sure he's licensed in Texas.)
• Will you provide a written inspection report?
• How do you inspect the roof?
• Will you provide a list of references?
• If repairs are made based on your initial inspection, is there an additional fee to have you re-inspect that the house?

Talk to a specialist
A home inspector's job is to find problems, not fix them. If your inspector finds a problem with a house's wiring, call an electrician. You can get an estimate of the cost and severity of the repair and decide how to proceed with your purchase. Watch out for any inspector who finds a plumbing problem and immediately tells you that he's a plumber.

Speaking of specialists, your Realtor can advise you on the timing of your home inspection and answer any questions you have about the termination option in your contract. It's unlikely that you'll find a home without any problems – even newly constructed ones typically have flaws – but a home inspection can make you a better-informed homebuyer. Once you know the condition of your dream house, you and your Realtor can discuss how to proceed.

If you’re thinking of selling your home without the assistance of a real estate agent, chances are you’re doing it to save money. I can’t argue with your motivation. After all, real estate transactions involve large sums. But before you go down that road, I’d like to share some information with you to make sure you’re considering all factors involved.

Running the numbers
Would you go out of your way to save thousands of dollars if in the end it cost you more than the sum you saved? That may be the for-sale-by-owner (FSBO) experience for many. The worst part is that the homeowner who chooses this route definitely works hard, spends a lot of personal time, and takes on significant risk in the process.

It’s not a convincing argument to simply state that FSBOs sell their homes for significantly less than homeowners who hire agents. So here are some numbers to back this up. According to the 2007 Profile of Home Buyers and Sellers, the median selling price in Texas for agent-assisted sellers was $197,900. The median price for FSBO sellers was only $105,000.

Now, wait a minute. The sample size in Texas may not have been large enough to draw statistically significant conclusions. The report itself mentions that. So let’s look at a larger sample: the national numbers. The median selling price for agent-assisted sellers was $240,000 compared to $180,000 for FSBO sellers.

A closer examination of the survey results shows a much lower sales price for FSBOs when the seller knew the buyer. Perhaps relatives and friends often give a good deal to buyers they know. OK, but when you compare the sales price of FSBOs where the seller did not know the buyer, the median sales price still falls short at $207,900, which is $32,100 less than the median for agent-sold homes.

What does it all mean?
I understand that these numbers don’t fully explain every variable at work here. But you don’t need numbers or surveys to know this: A less-experienced person isn’t as skilled as an expert. That’s true whether you’re talking about hitting a golf ball, solving a crossword puzzle or handling a real estate sale.

Compare the experience and abilities of a person involved in a real estate transaction every five or 10 years to someone who works every day to help people sell their homes. A lack of experience can cost you plenty.

If you wonder what kinds of mistakes sellers make on their own, here’s the short list: setting the asking price too high, stigmatizing the property as it sits (and sits and sits) on the market; losing money by pricing too low; making remodeling choices that won’t pay for themselves when selling; making changes to the home that actually reduce its marketability; not taking easy steps to make the property more desirable to attract higher offers more quickly – the list goes on.

Money isn’t the only thing on the table
Money may represent the biggest motivator for selling on your own, but you should consider other aspects of this decision. Making a misstep during a real estate transaction can derail the sale, cost you money, or even escalate to a court case. Negotiating blunders can also start small and snowball. Not knowing if potential buyers have the financial ability to purchase your home wastes your time. Speaking of time, make sure you will available to show your home whenever it’s convenient for other people. That includes weekends, evenings, and during the workday, too.

Selling a home without an agent may be a good option for some people – they might even save the money they’re hoping to save. For most homeowners, though, working with a Texas Realtor pays off, monetarily and otherwise. For more information, I invite you to visit TexasRealEstate.com.

Real estate transactions include many players who perform various roles to get the deal from the initial offer to the closing table. The most important of these people to you as a homebuyer is the one who represents your interests.

Do you have someone working for you? Unless you've taken a few simple steps to ensure you're properly represented, you may be on your own.

A seller's agent
When you contact a real estate agent about a home he/she has for sale, you are speaking to someone working for the seller. This agent likely has signed a written agreement to represent the owner of the home and to secure the best possible terms for the seller.

The same situation usually holds true for any home an agent shows you where her name is listed on the ads or for-sale sign. She has agreed to sell the homes on behalf of the owners and is looking out for the sellers' best interests – not yours as a buyer.

Get your own rep
Whether or not an agent represents you, he/she is supposed to treat you fairly. However, if you tell the agent something that would help his/her client, the seller, they're obligated to tell the seller about it. For example, you need to find a house fast because your lease is up or you desperately want to live in a certain neighborhood.

The solution? Enlist the help of your own real estate professional as your buyer's representative. This agent will show you houses that fit your criteria without having a connection to the sellers. His/her first loyalty will be to you and your interests, not the sellers.

Whom do you work for?
If you have any doubt about whom an agent represents, ask them. Also, if you've spoken to an agent at length about a specific property or had similar discussions, you should have been provided a form that explains the relationship among buyers, sellers, and real estate agents and brokers. The form, "Information About Brokerage Services," is required by law to be given to you during your first substantive dialogue with a real estate licensee; basically, that means at the time of your first meeting or written communication that involves a specific property.

Write it down
It's not enough to talk about someone representing you as a buyer. You and your agent should put your partnership in writing. A buyer-representation agreement outlines the rights and obligations of the broker and you, the client. It says that you and your agent will work together for a specified amount of time – it can be as short as one day – to accomplish your goal. Such a written record protects you and also eliminates possible misunderstandings that can happen down the road.

Where to begin?
Any real estate licensee can act as your buyer's representative. However, you might want to talk to a Texas Realtor. Not just any real estate agent, a Texas Realtor abides by a strict Code of Ethics that goes beyond what's required by law. And a Texas Realtor possesses the expertise you need to find the right home at the right terms for you.

Finding a home can be a complicated process. The best way to navigate through it is with an buyer's representative at your side who's looking out for your interests. For more information about buying a home, visit TexasRealEstate.com.

Local governments in Texas collect billions of dollars in property taxes each year. Even with the property-tax cut passed a few years ago by the Legislature – and supported by Texas Realtors – the burden on property owners is high. It’s important to understand how property taxes are calculated.

How they get the total
Property taxes are local taxes based on the monetary value of your property. Officials in your area establish a value for your property (called an appraisal), set the tax rates and collect the money. State law requires that this process be uniform from one county to the next.

The tax rate is expressed as a certain amount of tax per $100 of property value. Each taxing entity, such as the city, the local school district and the county, sets its own tax rate. As an example, a tax rate by one taxing authority of 48.6 cents per $100 on a property appraised at $150,000 would yield a tax of $729.

There are rules
To ensure property taxes are fair across the state, the Texas Constitution sets forth five rules:

1.  Taxation must be equal and uniform.

2.  All tangible property, with few exceptions, must be taxed on its current market value.

3.  All property is taxable unless a federal or state law exempts it from tax.

4.  Property owners should receive reasonable notice of increases in appraisals.

5.  Each property in a county must have a single appraised value.

You have rights
If you think your appraisal district overestimated the value of your property, you may protest your appraisal to the appraisal review board. And if you do not agree with the board’s decision, you can submit your case to binding arbitration.

Mark your calendar
The following are some 2008 property-tax deadlines to help you prepare:

April 1: The last day the chief appraiser will mail notices of appraised values to single-family residences.

May 1: The last day the chief appraiser will mail notices of appraised values for property other than single-family residences.

May 1-15: The period when the chief appraiser must publish notices about taxpayer protest procedures in a local newspaper with general circulation.

June 2: The last day property owners can file a protest of their appraisal with an appraisal review board (or by 30 days after notice of appraised value is delivered – whichever is later).

Feb. 1, 2009: The date your property tax bill becomes delinquent if not yet paid.

Keeping it low
As I mentioned earlier, Texas Realtors have worked hard to keep your property taxes low. In fact, during the 79th session of the Texas Legislature, we strongly supported legislation that helped deliver $7 billion in property-tax relief to all Texans.

But we don’t just work at the Capitol. We know your neighborhood and know how much other properties are selling for. If you need help determining whether your appraisal is fair, contact a Texas Realtor. For more information, I invite you to visit TexasRealEstate.com.

Although Texas winters may not rival those in other parts of the country, fireplaces are a popular feature with Texas homeowners. Winter is the perfect time to cozy up next to your fireplace with your loved ones and a cup of hot cocoa. Romantic as this sounds, buying, selling or owning a home with a fireplace does present some challenges.

The perfect fireside

The fireplace serves not only as a source of warmth, but also as a focal point of the living room in most homes. It’s where you display family portraits or a favorite piece of art. A home with a fireplace can feel very inviting and be a valuable selling point to potential buyers. Year after year, the fireplace is rated one of the top amenities desired by homeowners. But, beware—a fireplace with structural problems or safety issues can throw a real estate transaction off track, cost a lot of money to fix and even put lives at risk.

Take a closer look

As a potential buyer, you should insist that the home be thoroughly inspected by a professional inspector. That inspection will include the fireplace to ensure it presents no hazards. If the inspector finds a potential problem, he may assess it himself or recommend that a specialist further explore the problem. Fireplaces sometimes have structural problems that could be dangerous or lead to expensive repairs. These include the fireplace separating from the home, improper installation, corrosion or rusting of the inner liners of metal chimneys, buckling, separation of the seam or collapsing of the inner liner of metal chimneys.

An inspection also may include factors such as the pilot flame or electronic igniter, the valve pressure, the heat-exchange area, the gas-log positioning and any electrical connections. Other fireplace hazards include creosote buildup (which is extremely flammable), improper venting, birds nesting in the chimney, or issues with gas lines in gas fireplaces.

Maintenance is key

As a current homeowner, maintaining your fireplace not only keeps you and your family safe, it also prevents potentially deal-breaking problems when you decide to sell. Annual service and maintenance by a certified technician before fireplace season begins will keep your fireplace safe and in top condition. Ask your Texas Realtor for further information about fireplace service and inspections.

Maybe you shouldn’t do it yourself

If you’re going to clean your fireplace on your own, make sure you wear appropriate eye protection, gloves and an approved dust mask. Cover the fireplace opening, all rugs and furniture in the area. Soot and other debris from cleaning may cause damage to your home.

If cleaning your fireplace requires a ladder or getting on the roof, only someone with experience and proper safety precautions should take on this task. For your own safety, be aware of electrical and fire hazards at all times and use caution when handling brushes. Keep brushes, cleaning tools and other dangerous items away from children. For most people, fireplace maintenance is a job better left to a professional.

Like many other features of your home, the fireplace is carefully engineered and built for years of safe operation. It’s up to you to be sure your fireplace is properly maintained so it will perform well for years to come. Keep warm and stay safe!