NaplesReport

The government's Energy Star program -- the one that puts those bright yellow labels on appliances -- is morphing into something more useful for consumers.

The program, run by the Environmental Protection Agency and the Department of Energy, has been criticized for allowing too many home appliances to carry the efficiency label. Now the there will be a label reserved for the top 5 percent of energy-efficient washers, dryers and other appliances.

The products that will be eligible first for the "most efficient" designation will include: clothes washers, heating and cooling systems, televisions, and refrigerator-freezers. Other product categories will be added. 

EPA's guidelines sound a bit odd, though. The “most efficient” products must “demonstrate efficiency performance that is truly exceptional, inspirational or leading-edge—consistent with the interests of environmentally motivated consumers and early adopters."

What exactly is "inspirational" energy efficiency?

To view a list of products that have so far received the new label, visit energystar.gov/mostefficient.

Remodeling magazine is now collecting data for this year’s Cost vs. Value Report. The annual survey uses input from REALTORS® in 80 cities to rank home remodeling projects by the greatest cost recovered at resale.

Last year's report emphasized "first impressions."

The idea is to capture buyers' interest as they step out of their car. In real estate "speak" it is called curb appeal.

The survey said the two highest paybacks are new entry and garage doors. The home's envelope, or siding, logically, is next. A backyard deck helps too.

Top of the list inside the home is a midrange kitchen remodel.

Close to 400 complaints against movers were made to the Florida Division of Consumer Services during the past fiscal year. They included billing disputes, damaged goods or claims filed with moving companies that were never satisfied. Some tips:

Get at least three companies to provide a detailed estimate after looking at the items. Avoid telephone or internet estimates provided by moving-company brokers, which can be more costly.

Check to see if the company is registered with the Florida Department of Agriculture and Consumer Services and if any complaints have been filed against it. This can be done by inputting the name of the business into Business Complaint Lookup or by calling 1-800-HELP-FLA (435-7352).

Ask detailed questions: 1) How long has the company been in business? 2) Can the company provide proof of worker's compensation coverage, general, and legal liability coverage? 3) What protection does the company offer against loss or damaged goods (full replacement cost, depreciated value, or the basic 60 cents per pound valuation that carriers are required to provide)? 5) Does the mover have a good reputation for settling claims? 6) Does the company offer arbitration for claim disputes?

Read the entire contract and estimate thoroughly. Do not sign it if you have questions or doubts about anything. For a complete list of the items that are required to be in the contract and estimate, visit www.800helpfla.com. Be aware of clauses that outline extra costs, such as fuel surcharges or fees for boxes and packing materials. Those charges are valid as long as they are in the contract.

A mover is required to supply a written contract signed and dated by the company and customer prior to a move. Be cautious when contacting a moving broker found when using the Internet for research. Don't rely on a broker's sophisticated website for obtaining quotes.

Be aware of scams. A typical scam involves an advanced deposit or fee based on the estimated cost of the move. When pick-up date arrives, the mover is a no-show. Another involves a low estimate but then substantial increases after loading the truck, taking the contents hostage. Keep a copy of the contract and estimate with you during the move to show law enforcement, if necessary. By law, a mover can refuse to relinquish belongings only when the customer has not tendered payment in the amount specified in the written contract and estimate signed and dated by the shipper. Even then, the mover cannot refuse to relinquish prescription medicines and goods for use by children.

Consumers who are not satisfied should file a written claim as quickly as possible. If the company does not handle your claim satisfactorily, file a complaint with the Division of Consumer Services. For additional information or to file a complaint, go to http://www.800helpfla.com or call 1-800-HELP-FLA (435-7352) from within Florida, 850-410-3800 from outside of Florida, or 1-800-FL-AYUDA (352-9832) en Español.

Caroline Baum, a columnist for Bloomberg News Service, has discovered home staging.

"I was dimly aware that real estate agents rearrange the deck chairs in order to make a home appealing to prospective buyers, especially in a down market," she wrote. "Some of the things brokers do to ready a house for sale are intuitive: apply a coat of paint, place fresh flowers throughout the house, make sure the living room doesn’t look like Romper Room."

In researching her column, she contacted a New England real estate broker to learn that there’s more. "Musty odors, for example, are a no-no."

“One reacts to a house on a sensory level,” the broker tried to explain to the columnist, who is known for explaining arcane economic ideas with clarity and humor. “It communicates with you even though it has no verbal communication skills.”

"Funny," Baum confesses. "When my house communicates with me, all it says is, 'needs vacuuming.'”

Home staging is not new of course. HGTV has weekly programs on the subject, including its very helpful "Designed to Sell."

What is new is an offer being made by a well-respected Naples renovator. The company will renovate a home that is for sale and carry 90% of the cost until closing. 

Here are the guildlines:

• The home must be listed on the Multiple Listing Service (MLS)
• The renovation cost must fall between $50,000 and $250,000
• The client pays 10% of the renovation cost upfront
• 1% of the outstanding balance will accrue and be due at closing with the remaining renovation balance
• The REALTOR who puts the homeowner and renovation company together gets a 3% commission

The projects can include a new paint job, remodeled kitchen or updated bathroom. Obviously the homeowner and real estate professional will have to evaluate the choices to make sure they not only add to the value of the home but make it more attractive to potential buyers.

Confirming what others have been saying, the American Institute of Architects now agrees that small is beautiful.

“The era of the ‘McMansion’ could well be over as home sizes have been trending downward recently, with a significantly higher number of architects reporting demand for smaller homes this year,” said AIA Chief Economist Kermit Baker. “And as the housing boom has passed there seems to be a renewed interest in investing in properties to make homes more livable, as opposed to real estate that can be resold quickly for a profit.

“Adding decks, porches and patios are all part of the outdoor living enhancement trend,” added Baker. “But that also extends to more formal outdoor ‘rooms,’ cooking areas and blended indoor / outdoor features.”

You'll find those features in abundance in Naples, either by adding sliding glass doors to lanais and in the rare instance when condos have a private patio or balcony.

Listing prices and how many times they have been reduced are unduly influencing buyers.

Determining the real value is a lot more complicated. This is a raging debate not only among real estate brokers and agents but also among appraisers.

One of the crucial questions buyers should ask is whether the property’s value will be sustained. 

Diane M. Ramirez, the president of Halstead Property, a leading real estate brokerage in New York City, has a list of some of her important criteria any buyer should consider: location, amenities, the quality of the building, the floor and stack (location in the building) and the view.

“It’s not focusing so much on ‘is it the cheapest,’ but looking at the quality of the product, too,” Ms. Ramirez told The New York Times for an article on how to determine real estate values.

In Naples, there are building designs and floor plans that are duplicates -- sometimes within a neighborhood such as Pelican Bay and sometimes in nearby developments such as the Vineyards.

For instance, the condo association at the top is Glencove and at the bottom is Willow Brook. Both have almost identical floor plans.

Glencove's buildings are close together and surround a swimming pool. Willow Brook's buildings snake around a double lake and have a lakeside pool and clubhouse. Glencove is closer to shopping and the Philharmonic Center, while Willow Brook is in the center of Pelican Bay and not far from the tram to the beach.

In real estate terms, twins are not necessarily identical.

Small homes, referred to now as Jewel Boxes, are gaining in popularity, particularly if they are stuffed with top-of-the-line furnishings and appliances. 

Sarah Susanka, the pre-eminent architect in the “small house” field, cites as reasons: the current recession, the downturn in the housing market and the emphasis on energy-efficiency. 

Susanka’s books, including "The Not So Big House" and "Not So Big Remodeling," are overflowing with suggestions. The ideas can be applied just as easily to condos.

Buyers should not shy away from looking at two-bedroom condos as alternatives to three bedrooms. Often, there are lots of nooks and crannies to use for setting up computers or quiet spaces for reading that are a lot less expensive than adding a third bedroom to the mix. 

For instance, a good candidate is 6510 Valen Way #B104 (MLS 209018637) in Valencia at Pelican Bay. It has lanais with screens and sliders outside both bedrooms and the living room. And it has an outside private balcony that makes the condo truly feel like a home.

Another alternative is 790 Willowbrook Dr. #301 (MLS 209007667) in Willow Brook in Pelican Bay. It has a charming lanai that has screens and glass sliders that can be opened. It also has an oversized closet (12 feet long and 4 feet wide) that many Willow Brook residents convert into offices.