Richard,

Great points you make.  I get asked why rates go up and down all of the time.  I think these are great answers, but on some level, I suspect the correct answer is that there is a dude with a marionette controlling all the markets.  He is toying with us. ;-)

Brian

Richard,

Thank you for the laugh.  I needed that after a long day.   As much as I love my kids, I can totally relate to what this guy is feeling sometimes!  Cheers!

Brian

Your NEW Home - Get the Greatest Potential Return in Resale:

1. Lot size and location: The lot you select will determine a significant amount of the home’s future value.  Your choice should not be based on what the builder needs to sell but what gives you the best return on your investment and meets your individual needs.  Make your selection based on your personal choice and then let me assess it according to how it will appraise in resale in relation to other lots available.
   
   
2. Accompaniment to the design center:  What standard builder features or upgrades will directly impact the home’s future value?  Will the upgrades merely return enjoyment or actually create more value in resale?  Your choice should be based on what gives you the greatest enjoyment and/or return on your investment.  Knowing how these selections impact future value should also be a consideration.  I will analyze the selections you make based on future resale and you can decide if they are worth the extra investment, if applicable.
   
   
3. Get clarity on upfront, non-refundable expenses:  When entering into a new home transaction with a non-represented consumer, builders often do not explain what expenses are upfront and/or non-refundable.  Let me assist you in the process before you sign anything and make sure all of the costs, upfront, non-refundable and long-term, are clearly communicated and understood by all parties.
   
   
4. Get a home price evaluation before you sign:  Builders do not generally know how the market treats its product in resale.  Once you purchase a home, it is your investment.  Let me give you a Home Price Evaluation on the property based on how it would compete in the market today.  This will tell you if the lot, floor plan, and your selections will most likely retain value in relation to the current market.
   
   
5. Get the best loan for your needs:  Builders often offer monetary incentives to work with their mortgage company and this may not be in your best interest.  Let’s compare the builder’s incentive with the actual mortgage product as well as other products available on the market that are competitive.  You may pay more in mortgage closing fees than the actual builder incentive is worth.
   
   
6. Watch for those appraised values:  A builder often gets his mortgage company to qualify you based on the assessed value of the unimproved property.  When the property gets reassessed with the improvements of a home, the increase in taxes can place a tremendous financial strain on a budget based on a lower tax assessment.  Let me review property taxes in the neighborhood that have been reassessed with improvements and make sure that you are comfortable with the house payment based on the future tax.  In this way, you know your future obligations before you purchase.
   
   
7. The home is new, why should it be inspected?  The Texas Association of Realtors found in a study that 45% of defects found were present when the home was purchased new.  Your builder should stand behind warranties and guarantees, however, making needed improvements/corrections to the construction after you live in the home or addressing code/repair items after your closing may be costly, inconvenient or at the very least, complicated.  Let’s get a qualified inspector to give you a professional opinion of current condition and potential future problems.  Often, this can result in making a builder bring the home up to a code that although not currently required may become an issue in case of future annexation.  It will either be the builder’s cost or your future cost and you are the one I represent.
   
   
8. Market knowledge:  In addition to the immediate value of the home, there are other important facets to purchasing that should be considered.  When you work with me, disclaimers and disclosures endemic to the area/subdivision, addenda regarding homeowner’s associations, recent information regarding the surrounding community, the local schools, and utility districts, will all be presented and evaluated.  Allow me to guide you through the myriad of local market conditions so you can be an informed homeowner and make the most of your home-ownership experience.
   
   
9. Do you need to sell your current home in order to purchase new?  Clearly, the builder has an interest in the selling of your current home.  You should personally select the Realtor who will be representing you and be wary of builder recommendations, which may come with hidden incentives that do not serve consumer needs.  Few builders know the actual performances of Realtors in resale, and make recommendations that are not based on representing your interests, but their own.  Choose a Realtor whose goal is your highest possible profit and not their builder allegiance.  Allow me to give you an honest Home Price Evaluation.  This gives you a good idea of the equity you will be able to invest.  My service comes with a guarantee and 192 Critical Steps we take to sell a home.  If at anytime you are not happy with my services, you can be released from our agreement.  Never work with a Realtor what will not release you from a listing agreement if you are unhappy with their services.
   
   
10. Home services to save you time and money.  There are many services you need in a new home purchase, for example, moving company estimates, utility connect and disconnect, cable or satellite hook up, and estimates on homeowner’s insurance.  The builder expects you to handle all of these.  Call The Brian Worrell Team for expert advice on everything related to your New Home purchase!

The Brian Worrell Team takes great care of our clients looking to purchase in the Houston Metro Area.  Our job is to be experts for our clients and represent them professionally & skillfully. Call us today- 281-948-7042.

 More Appraisal Tips - Health, Safety, & Soundness

Cosmetic repairs are not required; however, they will be considered in the overall condition rating and valuation of the property.  Examples of cosmetic repairs would include surface treatments, beautification or adornment not required for the preservation of the property.  For example, generally, worn floor finishes or carpeting, holes in window screens, or a small crack in a windowpane are examples of deferred maintenance that do not rise to the level of a required repair but must be reported by the appraiser.

The physical condition of existing building improvements is examined at the time of the appraisal to determine whether repairs, alterations or inspections are necessary—essential to eliminate conditions threatening the continued physical security of the property.

Required repairs will be limited to necessary requirements to:

1. Protect the health and safety of the occupants (safety)
   
   
2. Protect the security of the property (security)
   
   
3. Correct physical deficiencies or conditions affecting the structural integrity (soundness)

THINGS TO REMEMBER FOR FHA LOAN APPRAISALS

The following is a list of reminders that you need to be aware of when dealing with FHA appraisals...  Though many things can go wrong through the process of buying/selling homes, the appraisal is certainly integral to a successful closing.

• All utilities must be on.
  
  
• No exposed wood.  (All wood must be painted or stained.) (Paint must be scraped if home built prior to 1978.)
  
  
• No rotted wood.
  
  
• Must have flooring throughout home - stained concrete might not cut it depending on upon the appraiser.
  
  
• HVAC system must cool and heat properly.
  
  
• Appliances must work properly.
  
  
• No leaks of any kind or signs of leaks (roof, under sink, etc.)
  
  
• No mold or mildew.
  
  
• All faucets and plumbing must work properly.
  
  
• No exposed wired/all electrical fixtures must work operate.
  
  
• No holes in the sheetrock.
  
  
• No unpainted sheetrock.
  
  
• No overlay roofs.  Roof should be in average condition.
  
  
• If well/septic, must provide diagram info or survey showing layout of tanks.

If you live in League City, chances are good that your Electric Meter has changed, or it's about to change.  You will get a message on your door that says:

This will probably make it easier to provide buyers with an apples-to-apples electric consumption comparison due to the ability to get a standardized report... and not focus as much on whatever rate per kilowatt hour one household has compared to another.

"Your Smart Meter was instaled successfully and is working seamlessly.  You may have experienced a brief service interruption of up to 10 seconds earlier today, but no action is required on your part.  Within a week, you can log on to SmartMeterTexas.com to start managing your personal energy usage."

... or you got this message:

"For one of several reasons (pets, locked gate, etc.) TNMP could not access the area needed to install your Smart Meter today.  Please contact us at 877-423-3199 by _________ to schedule an installation."

Smart Meters and SMT Can Help You...

• Monitor your usage
• Manage your costs
• Raise awareness of waste and your carbon footprint

SMT allows you to view daily electricity usage in 15 minute increments.

You can use the data to understand your usage patterns and possibly reduce your electricity usage and costs.

SMT also allows you to view the HAN Devices that have been added to your Smart Meters.

Frequently Asked Questions

About The Smart Meter Texas Web Site

What is SMT?

Who is the Smart Meter Texas Team?

Do I have to register with Smart Meter Texas (SMT)?

What is a Retail Electric Provider?

What is a Smart Meter?

What is an ESI ID?

How can I get help if I have a problem with the SMT web site?

About Importing Files

What is a CSV file?

About Meters

Which meters can I access?

Who else can access my usage data, meter, and premise information?

Why can't I see a meter that was previously in my list?

What do I do if someone else has claimed my meter?

About HAN (Home Area Network) Devices

What is a HAN Device?

What can I do with my HAN Devices through SMT?

How long does it take for a HAN Device to be added/removed from my Smart Meter?

Who else can access my HAN Devices?

About My Account

Can I change my User ID?

How can I unlock my account?

How is my Personal contact information used?

How is my Company’s contact information used?

Can I manage more than one Smart Meter with my account?

About Reading Reports and Using the Data

How are reports that I request delivered to me?

Are there any limits on the usage data that I can request?

I don't understand my reports. How can I get help?

About The Smart Meter Texas Web Site

What is SMT?

SMT stands for Smart Meter Texas and refers to the name of this web site.

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Who is the Smart Meter Texas Team?

The Smart Meter Texas web site is sponsored by a consortium of electric transmission and distribution service providers (TDSPs) doing business in the state of Texas.

• The Smart Meter Texas Team is composed of members of these companies and their representatives or agents.
• Together, the Smart Meter Texas Team provides the data and support necessary to maintain the Smart Meter Texas web site.

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Do I have to register with Smart Meter Texas (SMT)?

• Registration is not required to keep your electricity flowing or to use a Smart Meter.
• However, to access your detailed usage data, meter, and premise information, and view and receive usage reports, you must register for an SMT account.

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What is a Retail Electric Provider?

• In the state of Texas, a Retail Electric Provider (REP) is a company that sells electricity to consumers.
• Your REP is the company that sends you your monthly electric bill.

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What is a Smart Meter?

• Smart Meters provide a way to capture your electrical usage in 15-minute intervals and to communicate that usage back to your local electric distribution company.
• Unlike traditional electric meters that only measure total consumption, Smart Meters show when the energy was consumed.

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What is an Electric Service Identifier (ESI ID)?

• In the state of Texas, an ESI ID is a 17- or 22-digit number used to identify a unique point of electric service delivery to a property.
• You can find your ESI ID number on your electric bill.

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How can I get help if I have a problem with the SMT web site?

If you have a problem using this web site or with error messages you cannot resolve, you can contact the Smart Meter Texas Team by selecting Contact Us on the left side of this screen.

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About Importing Files

What is a CSV file?

• CSV stands for Comma Separated Values.
• This is a common file format in which data fields are listed in a string separated by commas.
• The CSV file format is used by this web site when you import files or receive reports.
• CSV files are commonly created by spreadsheet programs (like Excel) or text editors (like Notepad).
• You can find more information on CSV files in the User Guide available to registered users of this web site.

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About Meters

Which meters can I access?

For data from your meter to be accessible on this web site, you must have a Smart Meter installed and be in an area of Texas open to electric competition.

• If you have multiple meters, only data from your Smart Meters will be available.
• Data from traditional meters is not available.
• Contact your Retail Electric Provider if you are not sure what types of meters are installed on your property.
• There are many digital meters in Texas but not all digital meters are Smart Meters.
• After a Smart Meter is installed, your meter information may not be available for access through the Smart Meter Texas portal for up to 60 days after installation of the Smart Meter.

Customers may use the Smart Meter Texas web site to access usage data, meter, and premise information from their own Smart Meters.

• You will need the Electric Service Identifier (ESI ID) and meter number for each Smart Meter that you wish to access.
• Your ESI ID number is on your electric bill. Your meter number is on the meter itself and may be on your electric bill.
• If you need help finding them, contact your Retail Electric Provider.
• Businesses may designate Administrators to register and manage SMT accounts.

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Who else can access my usage data, meter, and premise information?

Your usage data, meter, and premise information is also accessible by your Retail Electric Provider and by the Smart Meter Texas Team.

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Why can’t I see a meter that was previously in my list?

There are some events that may cause a Smart Meter to seemingly disappear from your list. Contact your Retail Electric Provider if you need help identifying or understanding any of these events.

• If you have attached a meter to your account that belongs to another customer, the Smart Meter Texas Team may forcibly detach that meter. If that happens, you will receive an email notification.
• You will lose access to a meter if a Retail Electric Provider notifies the electric utility company that you have moved.
• If the electric utility company replaces your Smart Meter with another Smart Meter, the meter number will change but the Smart Meter will still be in your list. The Electric Service Identifier (ESI ID) will remain unchanged and can help you identify this situation.
• If the electric utility company replaces your Smart Meter with a traditional non-automated meter, you will lose access to your meter since this web site only has data for Smart Meters.

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What do I do if someone else has claimed my meter?

Smart Meters on this web site can only be attached to one customer account.

• If your Smart Meter is attached to another account, you will receive an error message when you try to add the meter to your account.
• This does not mean that someone else is using your electricity or that you are incurring unwarranted charges.
• It is simply preventing you from accessing your usage data, meter, and premise information via the Smart Meter Texas web site.
• Verify that the Electric Service Identifier (ESI ID) and meter number that you are entering are correct.
• Contact your Retail Electric Provider to resolve the situation if you believe that someone else has claimed your meter.

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About HAN (Home Area Network) Devices

What is a HAN Device?

A HAN Device is a piece of equipment with the intelligence to receive informational messages and commands from your Retail Electric Provider (REP) to help you manage and control your energy consumption. Examples of HAN Devices include in-home display, thermostats, and smart appliances.

To learn more about how to obtain and install a HAN Device contact your Retail Electric Provider (REP).

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What can I do with my HAN Devices through SMT?

You can view, add and remove HAN Devices. You can find more information about how to perform these functions in the User Guide available to registered users of this web site.

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How long does it take for a HAN Device to be added / removed from my Smart Meter?

The process to add and remove HAN Devices may take a few minutes; the process does not happen in real time. After you submit the request through SMT, SMT automatically coordinates the adding or removing of your HAN Device with the Electric Utility Company.

For more information about the process of adding/removing HAN Devices you may review the User Guide.

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Who else can access my HAN Devices?

The information about your HAN Devices is accessible to your Retail Electric Provider.

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About My Account

Can I change my User ID?

Your User ID is the primary identifier for your account and cannot be edited.

• If you wish to change your User ID, you must register for another account.
• Smart Meters on this web site can only be attached to one customer account.

For Business accounts, Smart Meters are attached to the Business.

• You may register for a new account with a new User ID under your existing Business.
• Your request will have to be approved by one of your company’s Administrators.
• Your Administrator may choose to permanently revoke your old account.

For Residential accounts, Smart Meters are attached to the account. To change your User ID, you should follow these steps:

1. Remove your Smart Meters from your existing account.
1. Login to your existing account using your current User ID and password.
2. Select the My Accounts tab.
3. Navigate to My Smart Meters on the left side of the screen.
4. Find your Smart Meters in your meter list and select Remove.
5. Logout
2. Register for a new account, creating your new User ID.
1. You will need the Electric Service Identifier (ESI ID) and meter number for one of your Smart Meters in order to complete the registration.
2. Select Register Now from the Login screen and follow the instructions presented to create your account.
3. You may attach additional Smart Meters to your new account.
1. Login to your new account using your new User ID and password.
2. Select the My Accounts tab.
3. Navigate to My Smart Meters on the left side of the screen.
4. Select Add Smart Meter and follow the instructions presented to add additional Smart Meters to your account.
4. Your old account no longer has access to Smart Meter data and will be automatically revoked after a period of inactivity.

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How can I unlock my account?

Your account can become Locked if you or someone else repeatedly tries to login with an incorrect password. You can Unlock your account by following these steps:

1. On the Login screen, enter your User ID without a password and select Forgot Password.
2. You will be presented with the Security Question that you selected during the registration process. You must answer the question using the same answer that you supplied during registration. The answer must be exact but is not case sensitive.
3. If you successfully answer your Security Question, your account will be Unlocked and a new temporary password will be generated and sent to the email address that you supplied in your account profile.

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How is my Personal contact information used?

• Your Personal contact information is used by the Smart Meter Texas Team to notify you of changes relating to your Smart Meter Texas account.
• If you have a Residential account and have attached a Smart Meter, then your name and email address are also available to the Retail Electric Provider associated with that Smart Meter.
• All users of the Smart Meter Texas web site, including Retail Electric Providers, are required to agree with the presented Terms and Conditions when registering for an account. Please refer to statements on Privacy in the Terms and Conditions.

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How is my Company’s contact information used?

• If you have a Business account, your Company contact information is used by the Smart Meter Texas Team to notify your Business of changes relating to your Smart Meter Texas Business account.
• If your Administrators have attached a Smart Meter to your Business, then your Company’s name and email address are also available to the Retail Electric Provider associated with that Smart Meter.
• All users of the Smart Meter Texas web site, including Retail Electric Providers, are required to agree with the presented Terms and Conditions when registering for an account. Please refer to statements of Privacy in the Terms and Conditions.

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Can I manage more than one Smart Meter from my account?

• If you register for a Residential account, you may attach multiple Smart Meters to your account even if those meters are installed on different properties.
• If you register for a Business account, all registered users associated with your Business will have access to all Smart Meters attached to your Business. Only Administrators for your Business will have the authority to attach Smart Meters.
• You cannot access your Residential Smart Meters from your Business account or vice versa. In this instance, you will need separate accounts.

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About Reading Reports and Using the Data

How are reports that I request delivered to me?

Some report requests can involve large amounts of data.

• If your request cannot be serviced immediately, you will receive a message containing an Order Number and be instructed to retrieve your report later.
• You will be notified by email when your report is ready.
• At any time, you can check on the status of your report by following these steps:
1. Login to the Smart Meter Texas web site using your User ID and password.
2. Select the Usage tab.
3. Select Report Request Status on the left side of the screen.
4. You will only see reports that you have requested. Look for your Order Number in the list to see the current status of your request.
5. Completed reports are sent to your email.

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Are there any limits on the usage data that I can request?

You may request the 15 Min Interval and Daily Register Read reports for up to 13-months of historical usage data from your Smart Meters. You may request the Monthly Billed Usage report for up to 24-months of historical usage data from your Smart Meters.

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I don’t understand my reports. How can I get help?

• You can contact the Smart Meter Texas Team by selecting Contact Us on the left side of this screen to help you understand the information presented on your report.
• You may also want to contact your Retail Electric Provider (REP) to see how they can help you.

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The Friendswood location has some sweet deals!  And the food is excellent!!!

HAPPY HOUR!
2:00-7:00 and 9:-11:00

• 3.00 Well Liquors
• 3.00 Domestics
• 4.00 House Wines
• 5.00 Call Liquors
• 4.00 Premium Beer
• 4.00 Birra Bellinis

BIRRA FOOTBALL!
During ANY football game!!!

• Half off any pizza
• 2 for 1 appetizers
• Half-Priced Martinis
• Happy Hour Prices

Tickets will be available at the door  

 Adults $30  - Under 17 $25 

Hunger Awareness Dinner 

on Saturday,  Sept. 17.  

Please join us at League City United Methodist Church for an interesting and inspiring evening of experiential learning for a very good cause. 

The Silent Auction begins at 5:00pm.  Don't miss the chance to bid on a 6-night stay at Bear Canyon Lodge, or an overnight stay at the Moody Gardens Hotel.

We also have lots of dining and gift packages.

Dinner begins at 6:00pm. 

Proceeds from the silent auction and ticket sales will help many of our neighbors with food for their families in the coming year.  We have a few tickets left so contact Dana in the church office today. 

Donations can be made to Gleanings from the Harvest, a non-profit dedicated to feeding the hungry of Galveston County... www.galvestoncountyfoodbank.org