Category: Renters

Prefabricated Homes – Modular, Manufactured and Mobile Homes

“Prefabricated” homes can refer to buildings built in components or panels that are transported to a homesite. Most people think mobile homes when their hear the word “prefabricated” home, this isn’t the case. Let’s explore these options and their pros and cons.

Modular Homes

Modular homes are created in sections, and then transported to the home site for construction and installation, think puzzle. These are typically installed and treated like a regular house, for financing, appraisal and construction purposes, and are usually the most expensive of the three. Although the sections of the house are prefabricated, the sections, or modules, are put together at the construction much like a typical home.

How can you recognize a modular home? Every modular home should have a small metal tag on the outside of each section, or in kitchen cabinets and bedroom closets.

Since modular homes are typically built using the same materials as traditional stick-built homes, it stands to reason that they will last as long as these homes.

Sample Modular Home Source
Sample Modular Home Clayton
Sample Modular Home Method Homes


  • Modular home construction tends to be more exact than on site built homes
  • These can be as large or as small as you choose.
  • There are many different style to choose from
  • Built in a weather controlled enviorment (not exposed to rain)
  • Can be constructed quickly
  • In most cases a municipality cannot differentiate between a modular home and a site-built home.
  • Manufacturers can purchase materials in bulk which will reduce overall cost
  • More financing options available


  • In most cases the home needs to be approved by city zoning and subdivision restrictions
  • You will need to already own the land where the home will be assembled
  • In most cases, the company will need to be paid in full before they start construction (this can be financed)
  • Not all mortgage lenders have knowledge in this area so finance may take longer
  • There may still be neighborhoods or municipalities that will not allow you to build a modular home
  • Perceived lower value by public may caused you issues once you are ready to resell
  • It is difficult to make changes once fabrication has started
  • When you buy a modular home, you may need to hire someone to assemble the prefabricated parts and take care of plumbing and electricity.
  • The home site (land) needs to be level and cleared of trees and wires to accommodate a large crane. The foundation must be poured perfect to fix the modular pieces
  • Prices can be deceiving because you will have to add land costs, assembling, hookups, transportation, driveway cost, etc.
  • Careful handling of the modular components while in transit is required. Sheetrock stress cracks are common.

How are modular homes built?

Manufactured or Mobile Homes

I’ve grouped these two together because there are a lot of similarities but please note that there are difference as well that I will note below.

Manufactured homes and mobile homes, or trailers, are built on wheels, and can be pulled by a vehicle. They are considered to be personal property, and are licensed by the Dept. of Motor Vehicles. They must be built to the DMV code, and pass inspection for licensing. 

Manufactured homes and mobile homes are different but they have lots of similarities. The HUD code, enacted in 1976, is really what makes a manufactured home fundamentally different from a mobile home. Some elements remain the same—for instance, they’re still built off site and then assembled on site on a rectangular chassis rather than a permanent foundation. Wheels, hitch and axles are removed on site when the home is attached to the land. Typically Manufactured homes are intended to just be moved once; whereas mobile homes can be moved several times. 

Once the land has been prepared and the foundation completed, the home may be delivered. At this point you will need electrical service. The home must be closed up as soon as it’s delivered so it won’t be damaged. This is called the finish work and it includes things like installation of roofing shingles, attaching exterior siding, construction on decks and porches, checking for leaks, etc. This will require the hiring of different contractors and good weather. 

Manufactured homes must have “HUD tags” to meet most mortgage lending guidelines. These tags, or more properly, certifications, state that the manufacturer complies with safety standards created by the Department of Housing and Urban Development, or HUD. A HUD tag ensures the home meets safety and livability standards, so it’s a good thing to have.

HUD stated that based to today’s building standards a manufactured home can last 30-55 years if properly maintained.

how to buy a mobile manufactured home

There are several rules you must follow to convert a manufactured home that is considered personal property or real property.

How are mobile homes converted from a “car” to a house?

Sample Manufactured Home Source
Sample Manufactured Home Source
Sample Manufactured Home Sunshine Homes


  • These homes can be placed on owned or leased land
  • Less expense overall
  • If you own the land, you might be able to use the land as collateral for the home
  • Quick built time and installation
  • They can be attached to land and made permanent
  • Potentially lower tax bills


  • Manufactured homes are considered mobile homes until they are fixed to land. See restrictions with the DMV
  • You can move them from one location to another and moving these can cause financing issued
  • Local laws may restrict movement and installation
  • Utility services are required and can be costly if not available
  • Foundations are not always needed
  • Check deed restrictions because many will restrict Mobile/manufactured homes even if they are permanently placed onto the land
  • Financing is limited and restricted. They are typically financed as personal property and land is consider “real” property. Few real estate lenders will finance mobile homes built before 1976. Financing limitations.
  • Mobile homes tend to depreciate like vehicles, not increase like traditional housing
  • Land preparation will add to the overall cost
  • Perceived lower values from public
  • Interest rates are typically higher than mortgage rates because loans for movable property are riskier for lenders
Sample Mobile Home Source

Mobile home loan Info

Mobile home loan Facts

Homesite development checklist

Land and Home Expense Planner


Your Home, Your Rules – Showing your Home during the Conoravirus outbreak

Speak to your Real Estate agent about possible changes/rules that you can implement to make your property tours safer.

These restrictions may reduce the number of visits but it will assure you that those that do tour your property are serious buyers.

1. Have your listing agent request a copy of the buyer’s pre-qualification in advance. If they are not pre-qualified they shouldn’t be touring your property.

2. Have your agent use the following form to at least ask if the parties that will tour your property have symptoms.

3. Have all persons entering your home remove their shoes 👞👡 right outside your home. Add a note to your front door requesting this just in case the buyer’s agent forgets to tell their client.

4. Clean frequently touched surfaces and objects daily (e.g., tables, countertops, light switches, doorknobs, and cabinet handles).

5. Consider offering hand sanitizer by the front door. Add a note asking those entering to please use the sanitizer before they tour your home.

6. Speak to your agent about offering a video tour of your property. Sometimes a video with answer the questions buyers have about your property and they might rule it out based on further details. The truth is that your home is not for everyone. Let’s limit the tours to the ones that really are interested.

🗣This works both ways, if you as the seller are feeling ill please speak to your listing agent about canceling all showings until further notice.

We all have to do our part to help stop the spread!

COVID-19 Addendum provides for a 30-day extension of the closing date

My job as a Real Estate Agent is to protect my buyers and sellers during the buying and selling process. 🌟 We have seen many delays in the home selling/buying process. 🌟 These delays have caused extensions in closing dates. It’s very important to protect your interests. The Realtor Organization has created a form that will cover you should you need an extension due to the COVID19 outbreak. Ask your agent about this form. Read it and see if you feel you’d like it included in your offer/contract.

The 30-day extension under the addendum is available if the delay in closing is due to a quarantine or closure that affects the buyer, seller, or other service provider, including, but not limited to, a title company, lender, inspector, or appraiser.

Please note that any date extensions must be approved by sellers and buyers alike. If one party does not agree, you will have a problem.

Does it Freeze?

With all us buying more than usual these days we might find ourselves throwing food away that will be expiring soon or getting a little too ripe. There are ways to minimize waste and save some of these items. You can save this food with a little prep and freezer space. Below you will find a list of items that freeze very well.

Freezing Instructions


Almost all produce can be frozen.  Here are some that freeze particularly well.  See link below for instructions. I typically diced up the produce before I freeze. This is great for produce that is getting a little too ripe.

Here is a list of produce the freezes the best

  • Asparagus
  • Avocado (peeled, sliced or pureed with a little lemon/lime juice, perfect for guacamole)
  • Berries
  • Broccoli
  • Brussels sprouts
  • Carrots
  • Cauliflower
  • Corn
  • Grapes
  • Greens (including spinach, kale and collards)
  • Green beans
  • Mangos
  • Melon (cut in chunks)
  • Mushrooms (whole or sliced)
  • Okra
  • Onions
  • Peaches (peeled, sliced)
  • Peas
  • Peppers
  • Pineapple (chunks)
  • Potatoes (cooked or raw)
  • Pumpkin
  • Squash (summer squash, zucchini, and all winter squashes)
  • Strawberries
  • Sweet potatoes (cooked or raw)
  • Tomato (I dice the tomatoes before freezing and used them in cooked meals)

Produce that freezes but don’t hold up as well

  • Cabbage (will be soggy once it unthaws but it can be used in cooked dishes)
  • Celery (same as cabbage)
  • Garlic (frozen in oil works best)
  • Herbs I blend the herbs with water or oil and pour the mixture into ice cube trays to freeze. Ginger works really well in this manner.
  • Overripe bananas, peeled and diced (great for smoothies, sorbets and baking)
  • Apples (treat with a little lemon juice, great for baking. You can also make apple sauce and freeze it in this manner)

Don’t like plain water?

Frozen Ice cubes with produce and/or herbs are a great option to flavor water and keeps your beverage cool.

Grains and Nuts

These items last much longer in the freezer due to the higher fat content. In fact, the fats will go rancid much quicker at room temperature.

  • Nuts (this also includes nut flours)
  • Seeds
  • Flours

Baked Goods and Dough

Most baked goods will freeze really well.


  • Biscuits
  • Brownies
  • Cakes (frosted or unfrosted)
  • Crackers (saltines remain perfectly fresh once opened)
  • Tortillas
  • Muffins
  • Cookies (cookies or raw in small balls)
  • Sweet breads like banana bread
  • Donuts
  • Pie (no meringue topped pies)
  • Yeast breads

Most unbaked good will freeze well but it should be portioned in advance.

Cookies: I used a small scoop to portion the cookies and I freeze them in scoops. They can be taken from the freezer to the oven. No need to unthaw.

Yeast Dough: It’s best to pre-portion before you freeze if they will be rolls. If it’s a loaf, leave it whole.

Sweet dough: Cake batters can be frozen. It will need to be unthawed before it’s baked.

Pie crust: freeze very well whole or blind baked.



Raw: Most meats can be frozen in its raw state. Unthawed and cooked as usual.

Cooked: Cooked meats freeze very well. I typically portion the cooked meats into individual portions and take them out as needed. These work great in casseroles.

Cooked or Raw Bacon: Bacon freezes well both raw and frozen. In its raw form, I normally diced it up before I freeze. This makes it super easy to take out only what you need for a recipe.

Other Items

  • Wine: Do you have left over wine? If so freeze it in ice cube trays. These cubes can be put into cooked dishes.
  • Sauces: Most sauces can be frozen and unthawed when ready to use. Think: tomato sauce, pesto, gravy, glazes, etc. Creamed based sauces don’t do well in the freezer.
  • Cooked Pasta: Place the pasta in a large freezer baggie and flatten it out before freezing. Unthaw as needed.
  • Casseroles: Almost all casseroles can be prepped in advance and frozen in an oven safe container. Think: Enchiladas, Lasagna, King Ranch Casserole, etc.
  • Fried foods can be frozen after they are fried. It’s best to reheats these in the oven to get them crispy.
  • Rice can be frozen and microwaved when ready to eat. Add a little water to create some steam.
  • Butter freezes perfectly. Just unthaw as needed. The high fat content makes this product last longer frozen
  • Block Cheeses freeze very well and last much longer in the freezer. It’s also a little easier to grate when it’s slightly frozen. Hard or semi hard cheese freeze better than softer cheeses like fresh mozzarella.
  • Eggs will freeze well separated and wished together. It’s best to portion the eggs out before you freeze so it’s easier to use in the future. These are best unthawed and used in baked good.
  • Citrus juice can be frozen in ice cube trays to later be used in recipes or drinks. The zest can be frozen as well to be used in future recipes.
  • Milk may become grainy after frozen and unthawed so it’s best for cooking and baking rather than drinking. Freeze in ice cube tray, for easy use in the future. Make sure to thaw the milk in the refrigerator.
  • Yogurt freezes well but the texture changes a bit once it’s unthawed. Eat it frozen for a cold treat.
  • Cooked beans freeze perfectly
  • Soups, stews and chili freezes very well once cooked.
  • When prepping for a meal, freeze the produce straps and meat bones for future stock preparation.

Short Term Rental Scams

When people hear Airbnb, HomeAway or VRBO, they think vacation. These services connect homeowners who want to rent out a room or their entire house or apartment with travelers who want an alternative to hotel chains.

These short term rentals are used for many other reasons. They are temporary homes between selling and buying a home. They are temporary homes for business trips. They are used as temporary housing for college students.

These types of rentals can also be found on Craig’s list, facebook market page, other social media, etc.

In the last few years there has been a rise in cases of fraud.

Let review some of the most common scams:

  • Fake Rental – One scheme known as take the money and run occurs when a fraudster creates a fake vacation rental listing or website to get money from unaware victims. The pictures are usually stollen from other sites and the property they are advertising doesn’t usually exist. The fraudster will typically ask you to pay the first and last day or sometimes the stay in full. Once they receive the funds they tend to disappear. Usually the victim will not find out they were scammed until they show up at the property (or lack of property).
  • Bait and switch – Another scam is the bait and switch. In this scam, the fraudster shows unavailable properties to lure the would-be renter to a less-desirable property. This is sometimes done in a sneaky way. You may not even know you’ve been scammed.
    • Imagine that the short-term rental owner calls you the day of check-in. You are informed that the previous guest had flushed something down the toilet, which had left the unit flooded with water. He offers you another unit in the mean time and they will let you know when the flooded unit is available (which is probably never). This other unit is usually not the same quality.
  • Price jacking – You get to the property and it’s the property you expected but you are asked to pay more at the last minute. They may push you to pay by turning on the home’s WIFI, turn off the lights, etc.

In 2019, the median loss of victims who reported rental scams to Scam Tracker was $996. The Apartment List survey found that the median loss was $400, but one in three victims lost more than $1,000.

  • Let’s share the winnings: This is typically a scam targeting the short term rental owner. They will ask the owner to charge a certain amount for a room they never plan on using. In exchange they want the owner to give them 1/2 of the amount charged. If you receive a check that’s for more than the specified amount, return it. Do not deposit it. 
  • Cancelled Booking – The victim will receive an email stating that the home or home is not longer available due to renovations or repairs. You are informed that you will get a refund (which never happens).
  • No showings but give me more info – If you ask to see the property and they either tell you no or they book a tour but end up canceling. At times they will ask you to fill out an application with tons of personal info before they allow you to see the property. They might asked to run a credit check before they show you the property—they might say the property is so popular that they are only entertaining serious inquiries or a similar excuse. Red Flag.
  • Home for Rent – Longer term rentals also experience fraud. Fraudsters will use homes that are currently up for sale (and vacant) and they will list them for rent; normally using the same pictures. Sometimes they even gain access to the home and have copies of the keys. They will collect the security deposit and 1st rent, have them sign a lease, and give the victims the keys. It all looks legit until someone shows up to tour the home and realized that there is someone already living in it!
  • Rent-to-Own – I know this is appealing to some renters but the fact is that there is a lot of fraud in this area. This can be legally done by signing a rental agreement with an option to purchase.
Sample Fraud Communication
  • You owe me money! – On occasions the fraudster (property owner) will contact you after the fact and request that you pay a certain amount for repairs. Take photos and video of a property when they arrive and when they leave.
  • Room for Rent/fraudster tenant – There are fraudsters that are renting rooms in vacant homes or homes that they might have rented legitimately but have stop making payments on their rent. Normally they will try to rent every room in the home within a short period by offering an amazing rate. They will take a deposit and the month’s rent in advance. Shortly after they disappear.
  • No Credit Check – If someone is willing to rent you a home or a room for a period of time, wouldn’t they be concerned about your credit or criminal history? Red flag.
  • You can pay the rest later – If the property owner tells you that you can pay a portion of your security deposit now and the rest later, be careful. This is a way to establish trust and they may only be seeking to steal the first part of the payment.

How can you protect yourself?

  • Reverse image search – If you search the images and you find that they are stock pictures or they belong to another listing, this should be a BIG red flag.
  • Contact number – Search for the property owner’s telephone number. If it turns out to be a google number, this might be an issue. Not to say that all google numbers belong to fraudsters but I’d be on high alert.
  • Map the address – Map the address and make sure there is a property located at that address. Does the home match those in the picture?
  • Read reviews – A lot of times just reading the reviews will cause red flags. Do the good reviews sound strange? Do they use the same wording you found in the ad?
  • Cancellation Alerts – Are there multiple cancellation alerts on a property? Red Flag.
  • Price too good to be true? – It probably is. Red Flag. A guest offering to pay extra for a week because they love your place? Scam! A single traveler renting your five-bedroom house for themselves? Scam! Trust your instinct.
  • Payments – Is the host asking you to take their business off the official site? Red flag. All communications and payments should be handled through the site. If they ask for a money order or wire, backoff and report them.
  • Website – before making a payment look at the website address. Sometimes you are sent a link to an “airbnb” like site but the web address is not correct. vs.

  • Owner Search – Search for the property’s owner. Make sure that the person that you are dealing with is the owner.  It will not hurt to ask for documentation to prove the identity of the person you are dealing with. If you find the property is owned by a company, call the company and see what you can find out.
  • Few or no reviews – Red Flag
  • Lease – You are asked to sign a lease before you are able to see the place/room.

More info/Sources:

Information about Brokerage Services – IABS form

Texas law requires all real estate license holders to give the following information about brokerage services to prospective buyers, tenants, sellers and landlords. 

In essence, we have to disclose who we represent in a transaction upon the first contact with a party or a licensee representing another party. There are different types of representation that we will explain below.

Real Estate License Holders Explained

  • The Broker – Brokers are more experienced and qualified and can work as independent agents or have other agents work for them. A broker, on the other hand, owns a brokerage and employs real estate agents (or may not). A broker generally has more training than an agent and handles some of the more technical parts of a transaction.
  • A Real Estate Agent – Real estate agents are licensed to facilitate real estate transactions, are paid commissions for their sales, and work for brokerages. They cannot work independently. A real estate agent is an industry professional who serves as the facilitator of real estate transactions. Everything that a Real Estate Agent completes, they do so on behalf of the broker.
  • REALTOR® – Realtors are part of the National Association of Realtors, a trade organization, and can hold any position within the real estate industry.
  • Seller’s Agents, commonly called “listing brokers” or “listing agents”, are contracted by owners to assist with marketing property for sale and/or lease.
  • Buyer’s Agents are brokers or salespersons who assist buyers by helping them purchase property.
  • Dual Agents help both the buyer and the seller in the same transaction. In Texas law does not permit dual agency. A license holder may not represent both principals as a dual agent under the revisions to TRELA. Under the current law, a broker must agree to act as an intermediary in accordance with the statute if the broker agrees to represent more than one party in a transaction. 
  • Intermediary – a person who acts as a link between people in order to try to bring about an agreement or reconciliation; a mediator. When the same brokerage represents the buyer and the seller, the broker must act as an intermediary and a sales rep will be assigned for each party. The broker will be neutral.
  • Subagent – This is an agent that represents a buyer without and buyer’s representation agreement.

What is a Make-Ready Cleaning?

A Make Ready Cleaning is also known as a Move-In/Move Out cleaning. Normally this is completed when someone is selling a home and moving in or out of a home. Basically you are making the home ready for the next owner (or to market the home). The make-ready cleaning will usually include cleaning and sanitizing the following items:

  • Bathroom (toilets, tub, shower/glass enclosure, sink, counters, and faucet)
  • Kitchen (sink, counters, back splash, faucet and all appliances) 
  • All cabinets and drawers (only for move out or move in cleanings)
  • Ceiling fans
  • Shelves/bookcases
  • Dust all services
  • Baseboards
  • Windowsills
  • Doors, knobs and casings
  • Light fixtures
  • Light switches
  • Air vent covers
  • Mirrors
  • Blinds
  • Flooring (normally an extra fee to include shampooing carpet or grout cleaning)
  • Windows (normally an extra fee)

For a move in/out cleaning all furniture, debris, clutter and other trash must be removed prior to cleaning. This is a clean-only service, not a trash-out service. The house must be vacant and the utilities (water and electricity) must be turned on.

Services that are typically not covered:

  • Remove rust stains
  • Remove Paint or Stains from Flooring
  • Remove Grout from Tile or Walls
  • Wipe Down Walls
  • Remove Mold from the Silicon Caulk Around the Tub
  • Carpet shampooing
  • Removal of pet stains
  • Grout cleaning or steaming
  • Window cleaning
  • Home exterior cleaning/power washing
  • Curtain cleaning
  • Laundry

The cost for this type of service will vary based on the home’s condition and size.

New Year, New Beginnings

They say that the chance of actually achieving your goals 👩‍💼 is greatly increased when you share it with others and be very specific. 
🌟🌟🌟 Make me accountable and I will do the same back! Let’s help each other achieve our goals for 2020! 🌟🌟🌟
Let me know how I can help‼️ I can be a drill sergeant when needed. I NEED YOUR HELP ON #4‼️🏘❤️😊


1. Self-care. Make this priority one. 

✅ I will fuel my body with beautiful, colorful and nutritious food 🥑🍐🥥

✅ I will exercise for 30 mins every day (just move!). I will not focus on a number, just overall health. 🏃‍♀️

✅ I will complete a 5K 🏅

✅ I will meditate for 10 mins every day 🧘‍♀️

✅ I will focus and surround myself with positivity. 

2. Lifework balance

✅ I will share a meal with a friend at least once a month. 👭

✅ I will be more present 

3. Time management ⏳

✅ I will learn to say no. Many times I agree to things knowing I might be tight on time. 

✅ If I commit, I will follow through.

✅ I will use my calendar to schedule both work and personal commitments 📆

4. Professional Goals

✅ I will help 25 families find their dream home! Do you know someone that is thinking about buying or selling a home this year? Introduce us. Help me achieve this goal. 🏠🏡🏘

5. Career

✅ I will obtain my The Certified Real Estate Brokerage Manager (CRB) designation. 👩‍🎓

✅ I will mentor my agents and help them succeed.

✅ I will complete my buyer and seller automation process

✅ I will offer/complete 4 new buyer/seller classes this year

6. Give back

✅ Give back in kindness, time and experience without any expectations.

✅I will offer/complete two classes this year on how to reduce property taxes and make homeownership more affordable.

7. Travel

✅ I will visit one new location this year.✈️

✅ I will re-visit one of my favorite places.

✅ I will plan a “sister” trip and a girl’s trip

8. Declutter and organization

✅ I will clear out the clutter and donate items as needed.

✅ I will get and stay organized. 

9. Be the reason someone smiles today ☺️

✅ Offer at least one compliment a day. 

✅ I will serve and help whenever possible

10. Be grateful

✅ I will write one thing I’m grateful for every day. 

I will check back at months 3, 6, 9 and 12. Yikes! 

Hold me to this!

2020 vision boards

Joy for Kids – Toy Drive Benefiting the Children of Fallen Heroes

Thank you for joining us! Below you will find a copy of all the guides we offered during the toy drive

Home Buyers

Home Sellers

Other Documents

COMING SOON! 324 Delz St, Houston TX 77018



Location, 🔥 Location 🔥 Location!! Property is located in an up and coming area minutes from downtown, the Galleria and, the Energy Corridor. Adorable 3 bedrooms, 2 bath home with a HUGE backyard. Enjoy the large fenced backyard with shade trees, just perfect for family BBQs. Ready For Move In! Laminate and tile floor throughout. Open floor plan. Ceiling fans throughout the home. Kitchen includes a refrigerator. Never flooded.

New construction within close proximity makes it attractive for future appreciation or new development. There is plenty of space for a single family home, or several single family homes. Buy and hold for future appreciation.