TMI?

Reading another Summer book--probably the last I'll finish by Labor Day (have one more to go, so I came close). Cognitive Surplus by Clay Shirky is interesting--in a techie, social networking, wikinomics sorta way.

Premise is that because of the ability of the Internet to facilitate communication and participation there is a surplus of cognitive resources. People will make time to participate, given the right circumstances and often choose to produce and share, rather than just observe (as is the case with media like TV, books and other print media.

On the other hand--several million people following the tweets of a celebrity may not elevate the status of humankind in the greater scheme of things.

There are institutions and organizations that don't necessarily want participation by stakeholders--I suspect more than commonly thought. Complications arise and the status quo can be threatened--never palatable for individuals who've invested decades in climbing a ladder to leadership. Job number one is to get to the top and job number two is to stay there as long as possible--much easier if the ladder stays put.

Shirky goes into considerable detail in discussing the development of the printing press and how that changed the intellectual landscape of humans in remarkable ways. There are some parallels between that episode of rapid change and the Internet's ability to provide a forum for nearly everyone.

The average quality of the information available declined in both cases. There was MORE information, but quality declined. From some perspectives that may not seem a problem--there is better stuff out there, but there is also an abundance of information of minimal utility. The filter is ultimately the human mind, a device evolved pre printing and pre Internet for purposes considerably different than those facing it today.

This theme carries over into MLS systems. The present MLS systems have much more data that the systems of 25 years ago. The average quality of the data--not the accuracy (that's another topic) has declined considerably. Many of the data fields are very rarely used. It takes longer and longer to input a listing and because the MLS Vendor and the entity receiving the MLS experience no human costs for input, that's just fine with them. How much time is wasted each year by agent inputting data that will rarely if ever be accessed?

With the recent turf wars, the MLS arena will be shaped by mega entities plotting to acquire users, mostly through political means. Groundbreaking technological advances are unlikely until an eventual shakeout occurs. Leaping ahead into a new tech habitat only happens when the resources to support the business side are present. Politics trumps technology when leadership can remain detached from a rank and file focused on a success metric only remotely related to the technology. Houses will sell and agents will make commissions, regardless of technology. Agents will use whatever technology is provided--they'll always complain, but they'll seldom do more to improve their future. That's an ideal landscape upon which to exercise the politics of leadership. The technology vendors, have little motivation to innovate beyond keeping pace with their competitors, because without a politically arranged user base any truly groundbreaking MLS system would fail to launch and survive.

Where's the public in all of this? They're actually in a little better position, in that the public data display sites are supported by traffic and more traffic is determined by user experience, not politics. Unfortunately, most of the data come from the MLS systems one way or another--and the average quality of that data in assisting in the decision making process is declining with time.

the devil is in the doctrine

In 2007 I was working in an office with some elaborate lighting for artwork displayed on the walls. One of the incandescent bulbs burned out, so I offered to replace it, being a handy kinda fellow. At the time, CFLs were becoming available in a variety of sizes, styles etc and because the light was high on a track system I decided to find an appropriate CFL to take advantage of the longer life and lower energy consumption. Getting up on a ladder isn't one of my favorite things, thanks to bad knees and mild acrophobia.

I found a CFL at a local hardware store that seemed OK and clambered up on the ladder--had trouble getting the old bulb out and as I was struggling had an idea.

WHAT if all the houses had CFLs, as if by magic? That would save a huge amount of energy, but there is no magic that could accomplish that swap. How could the most CFLs be placed in the most houses over the shortest time? The prices, even in 2007 were very affordable--subsidized by a local utility company. Price wasn't the answer. What do all, or at least most, houses have in common? When they're sold, there are real estate agents involved in the process. The cost of the CFLs is negligible, even for a big house--what if the real estate agents made a commitment to replace all the bulbs in the house with CFLs? The listing agents could do it before the house came on the market or the buyer's agents could do it before the move in. In the heyday of the bubble era, over 600,000 houses sold every year--closer to 350,000 now. That is a lot of CFLs. Over a million houses sold since 2007. What a possibility for energy savings AND lower utility bills!

That possibility never materialized. Why? It's the good old point of sale doctrine thing espoused by the state and national association trade organizations. The day I had the idea I emailed a local broker prominent in state association leadership--he sounded excited. I also contacted the AE from one of the associations I belong to. She was excited, so excited that the association started a program promoting CFLs within a couple weeks. The president of the local association got on board and soon pallets of CFLs were delivered to the association and made available at a very reasonable price to agents. The agents were also enthusiastic. They took them on listing appointments, installed them in houses, gave them as closing gifts. The program worked very well through 2008. So what was the state association doing during that time. Well, they were thinking about it and I heard that the national association was also thinking about it. Word had spread, because the national association leadership always includes some past state association luminaries. They may have been excited, but in the end nothing happened. I was puzzled for a brief time, but then realized that swapping out the old bulbs was associated with the point of sale and that violated the trade organization doctrine of no point of sale expenses or complications, ever, for any reason---even if they are voluntary. They might give the governmental bodies THE IDEA of making them mandatory.

Is having CFLs and lower energy use and lower utility bills good for the Buyers? Yes. Is it good for the Sellers--there is some cost, but that's minimal and most agents would gladly pay for CFLs during the listing process. It is clearly good for the Sellers to market a home all equipped with CFLs and they save in utility costs during the listing period (that could be a long time). How about the planet? I don't know about the math, but a million houses with CFLs would save the energy in quite a few thousand barrels of oil. None of that happened because the trade organizations put their point of sale doctrine ahead of the interests of the BUYERS, the SELLERS and the PLANET and apparently felt good doing it.

We're all going to be confronting this issue again with home energy ratings. Trade associations don't like them because they typically occur at point of sale and there's a possibility that municipalities may make them mandatory--as is already the case in Austin, Berkeley, other parts of the US and throughout the UK. The interests of the trade organizations will be defended again with lobbying efforts, as they have been in the recently gutted Senate energy bill, which won't move this year anyhow, thanks to Republican obstructionism.

Agents have a fiduciary duty in most states to conduct themselves in ways consistent with the best interests of their clients. The trade associations have no fiduciary duty and defend their doctrines, even though they aren't always in the best interests of the clients their members are representing. In terms of logic, that's a very curious approach to take, particularly when the planet is in peril, as is the quality of life enjoyed by future generations of homeowners.

Although, the conservative right maintains that human activities have nothing to do with climate change--- if there really is such a thing as climate change. Could it be that the trade organizations lean just a bit to the right?

The PUBLIC has the power to change the stage by merely asking the question "what's a home energy report and should I get one to satisfy my interest in the energy efficiency of this house that I may be living in for decades?" Sellers should ask too. Would having a home energy report to offer Buyers help sell my home?

Agents will squirm at first, having been exposed to the aroma of trade organization Kool Aid

The alternative will soon be mandatory home energy reports at time of sale-- produced to satisfy municipal code. The trade organizations will fight and spend huge amounts of money and energy opposing required home energy reports, but I feel they'll loose the battle in the end and further erode their credibility with the public and the members who represent them.

Agents need to ask--what have BUYERS, SELLERS and THE PLANET done for me lately? Then ask, what have the trade organizations done for me lately? Make lists, then pick your path!

demographic delight

Here's a quick post re a small item in the state associations magazine for August. California brokerages by size analysis is surprising, at least to me. 58.7 percent of brokerages are individuals--ie firm has one agent--the Broker. That's unexpected, although I are one, at least in one business. 16.5 percent are 2 agent firms with 7.2 percent having 3 agents and 3.9 percent 4 agents. Add those up and you get 86.2 percent of brokerages have 4 or fewer agents, leaving 13.8 percent with five or more.

In a former life I ran two offices owned by a small corporation and affiliated with a national franchise. Did it for 18 years. It just seems that a bigger percentage of the offices had 5 or more agents back in the "old days". Wonder how many of the one agent offices are actually full time in real estate? May be populated with some semi retired agents who keep broker license active, but don't do much business except for old clients.

What the study doesn't address, and I know the numbers are available, is what percentage of the state directors and more importantly the state association leadership are from firms with 5 or more agents. Wanna bet the percentage is just a little bit higher than 13.8 percent?

There are some among state association leadership who are from small firms, but not very many. The state association leadership is dominated by members from large brokerages from large associations. Not surprisingly, the profitability of those larger brokerages is very high on the priority list for education, government affairs and the development of the ever expanding array of state association business ventures, run by various subsidiaries (allegedly controlled by state directors--but not really in practical terms).

So what's that mean for the offices with less than 5 agents? Not much--you get the same stuff everyone else gets who is member of the state association. Much of the education and materials are fine for any sized office, but not all. It's a matter of being aware and asking yourself--does this idea, educational offering or product fit a large office's needs particularly well? There's a reason!

For example, transaction management applications are seldom used by very small offices. They are popular in larger offices with transaction coordinators who actually use the application. The state association has invested heavily in its product--that still has little market penetration. Nonetheless, the larger brokerages believe they'll enjoy a reduction in risk/liability with files approaching perfection and electronically archived. Economically, the transaction management product doesn't make the best of sense, but it's popular with the power part of the demographic, so it stays, regardless of use.

In an odd twist the higher profile of the state association may be a partial reason for more smaller brokerages. 25 years ago the state association was not a big part of the real estate scene. If you wanted to really learn the ropes, you went to work for a large office who had experienced managers/brokers who could guide your learning process through their experience and knowledge. Larger offices were training grounds. Now, the state association has no much information readily available the role of the larger offices has shifted.

Does the state association offer all the information needed to become a quality real estate agent? Not entirely. 
The complex skills needed involve nuances well beyond the vision of the state association and even the franchises because Buyers and Sellers have interests that may not be well described by profitability metrics.

  

houses and cars

Heard a radio spot promoting fuel efficient offerings from one of the big three automakers--that's hardly a reasonable label anymore. At any rate, some pretty remarkable mileage ratings are coming out--even for fast, sporty cars--new Mustang V6 gets over 30 mpg on highway.

As a listened, I wondered again why cars (and refrigerators, water heaters, etc, etc) are moving in a more energy efficient direction and houses are trailing behind. It's true, that houses built today are much more energy efficient that those built 20 or 30 years ago. Are they as energy efficient as they could be or anywhere close? Is the public generally well informed about the factors that determine how energy efficient a house is so that they can make informed decisions about size, location, landscaping and the major systems of the house?Nope.

Even with new houses, it difficult to know much about energy use before you buy--they meet current Title 24 requirements, but how much energy will a particular 2200 sqft new house use, as opposed to another new house that's 2300 sqft on the other side of town? What if one of the houses exceeds Title 24 standards? It's not like comparing refrigerators or automobiles. With older homes, decisions are more difficult than ever, because it's not just about current energy use, it's also about how to improve energy efficiency in the most cost effective manner.

What if there were a home energy rating system that would generate a report of the existing home and it's systems detailing present performance that ALSO included recommendations for future upgrades, repairs and maintenance to increase energy efficiency and decrease monthly houses expenses? Sound pretty cool? Those reports are available and have been for some time. They are not widely used for several reasons, none of them very convincing.

Cost is a factor---home energy reports can cost $300-$500+ depending on size of house etc. In our example above, the Buyer would need a home energy rating on BOTH houses--if either Seller would even let the Buyer order a rating before being under contract. Why wouldn't they? If the Seller has knowledge of such a report (and hasn't seen it), but doesn't disclose the existence to another Buyer, is that a problem for the Seller? It's not his or her report, but the contents is likely to represent a  material fact to a Buyer. If the Buyer knows about a report being done, the next question is "lemme see it!" Complicated, but lets look at it another way. A Buyer is making a purchase that may be in the $500K-$700K range, even now. The $400, plus or minus, cost  for a home energy report doesn't represent a huge expense considering the difference in energy use might total that much in the first few months of what could be decades of occupancy. Does that make sense, given the amount of real estate commissions on houses in that price range, seller profits (not always much these days) and Buyer satisfaction with the process and results (the later may not be a large factor). Well, it makes sense to the real estate trade organizations, who block so much as a vague suggestion of point of sale requirements for reports or work. Broker profitability, liability and the Seller's private property rights to unload the consequences of their ownership to a new Buyer with as much impunity as possible, come FIRST AND FOREMOST. The interests of the Buyer (who doesn't have private property right just yet), the health of the planet and plain common sense aren't high on the list. of priorities.

What the real estate industry perpetually ignores is that the government will step in to impose regulations where private enterprise fails to perform in a reasonable way. Wall Street got regulations, the auto makers got regulations, appliances manufacturers got regulations. If organized real estate fails to take the major role they could take in increasing the energy efficiency in new and existing housing stock, there WILL be regulation. As is usually the case with government regulation, it will not be overly effective for any of the stakeholders. Regulation never goes away, it just gets more restrictive. Nonetheless, the trade organizations are convinced they have enough political clout to lobby for a world where real estate sales transactions are carved out from any effort to address excessive energy use by houses.

Fortunately, the trade organizations have little direct control over the public or the agents, who have a fiduciary duty to represent the best interests of their clients. How is it in the best interests of Buyers to purchase a home with no information about the energy efficiency or potential future upgrades? The Buyers and the Buyers agents

What's different with automobiles? Well, federal fuel efficiency standards and gas guzzler taxes played a big role, but as it turns out, the public evidently became interested in fuel efficiency, largely because of advertising by the auto makers. There's now a certain mystique about Hybrids--they're good for the planet and the pocket book and they offer prestige to the owners. Lots of people paid extra for Hybrids and there are more and more models all the time, although real estate agents still seem to prefer large SUVs. There are even hybrid SUVs now too. The automakers wouldn't be advertising fuel efficiency if it didn't resonate with prospective purchasers. They perform thorough advertising studies and analyze metrics in the process of spending millions on advertising campaigns that both sell cars and educate the public.

Have the housing and real estate industries extended similar efforts in extolling the virtues of energy efficient homes? Not really. Houses, unlike cars, have a potential lifespan of 40-60 years, or more. SO, if they're energy hogs, they can devour a lot of energy for decades. Improving energy efficiency may be as easy as replacing system components at or near the end of their life anyhow. Even doing deferred maintenance can make a big difference. What's the incentive? At present, reduced utility costs, potential rebates and tax savings, plus the good karma of helping the planet. Not many people are swept away with an urge to go green with their houses. BUT if they consider selling the house, things take on a new perspective, or at least they should.

Next post will look at the sale of houses and their energy efficiency from the perspective of the major stakeholders in the process.

brass bands?

Well, it's been a week since the merger of the New Statewide whatever (that isn't) and Mr. Mega regional was signed. Aside from a vendor alley post and some cutting comments thereto the silence has been deafening. No brass bands, so fireworks displays or nuthin.

Of course the process is a long way from over and may actually get more complicated with choices to be made about vendor (there are two possibilities now) and the remaining details of data sharing to be addressed. The data sharing part may not be that simple--the amount of customization performed during the early adopter phase of the old statewide MLS (that wasn't) precluded data sharing, even within the small population of small MLSs. That locality specific content will probably be scrubbed. Then there's the existing Mr Mega regional vendor--one of the key national firms that is unlikely to do much to accommodate the new addition in terms of data structure.

What about the MLSs that are using the New statewide application now? Will they continue to do so? Or will they opt for a proven industry leader application? Will they really have a choice--like, what if everyone migrates to the leading vendor? That's why there is dissolution language for the New statewide application. Of course if it is the latest and greatest, like all the Kool Aid Krowd has been insisting for going on two years, there should be no troubles. Maybe Mr. Mega regional members will want to give it a spin? Don't hold your breath.

In a perhaps related issue, I went to the state associations green page again yesterday--still locked in a time warp--dated 2008 (when there was a president passionate about green and a short lived task force). Someone should maybe update the page every quarter or so?

Aside from boasting about removing provisions of the energy bill still hung up in congress, the state association is too busy with free enterprise to dip more than a toe into the shrinking pool representing the planet's environmental health. The economy and a stalwart conviction that private property rights and the profitability of the real estate industry take precedence over everything else has further widened the gap between the real estate industry and the public.

There's a void there poised for some enterprising brokerage--saw an interesting website from a European firm that laid out an impressive vision of what the world of real estate brokerages might become. As I've said before, the real estate trade organizations and their governmental lobbying efforts (if any) are notably different in other parts of the world. In the US, how are the benefits of our very sophisticated organizational model distributed to the public and those actually in the business of representing the public in buying and selling real estate? That's a question not often asked. The system sure works well for the state and national trade associations though!

less is more?

Here's an interesting question. Houses account for between 20-30% (OR MORE) of the energy use in the US (buildings in general account for over HALF). The range is pretty broad for houses because climate has a huge influence, i.e. North Dakota winters and Arizona summers, as opposed to the central left coast where heating and air pretty much aren't really needed. Given that striking share of energy use, is the real estate brokerage industry doing all it can to reduce energy consumption in those houses (and other structures)? Absolutely not, and the industry is proud of it, at least to read the press releases from the state and national trade organizations.

Every time a piece of legislation even hints at any requirement for retrofits or home energy ratings at point of sale, the trade organizations go wacko, then crow like big birds when the recipients of their PAC monies either vote the whole package down or excise the offensive provisions. If you buy a car or a range or a fridge, or water heater or a light bulb you see an energy rating on it. Houses? No way!

Few people know how much energy their house uses--aside from the utility bills. More importantly, EVEN IF THEY WANTED TO REDUCE ENERGY CONSUMPTION, they wouldn't know where to begin. In fact, some popular upgrades don't actually make sense in terns of pay back time and energy saved when embodied energy of the retrofit/upgrade is factored in.

There are standardized energy rating protocols available to test houses, but they are seldom used in the US, particularly in this coastal area. Many buyers don't even know they exist. Why? Among the many reasons, the real estate industry likes smooth transactions without delays or contentious negotiations or increased Seller expenses at time of sale. Just fast forward to close of escrow and the commission check disbursement part of the process. Buyers can handle the utility bills and if they want to know how much of an energy hog their recent purchase is, they can figure it out after the money changes hands. The trade organizations chalk it up to "private property rights". That's along the lines of apply pie and mom---who's gonna say they want fewer rights or to have the (shudder) government step into the picture and mandate another report or disclosure.

The core of the problem stems from, you guessed it--POLITICS. The trade organizations are aligned with the portion of the political spectrum toward the right. In recent years that right has become ultra conservative. Few of the key political figures even support the idea that human activities are a significant factor in climate change. Some don't even believe in climate change at all. The real estate industry leaders are in a tough position. A substantial percentage of the public (remember them???) believe that climate change is real, is attributable in large part to human activities and that there is an urgency in affecting change in energy use to mitigate what may well be a dire future for today's children and later generations. The real estate trade organizations don't come out and say climate change is a liberal hoax, but you won't see any content painting a bleak future. Being green is represented as good for the environment because a healthy environment enhances property values due to improved aesthetics and it's good for people because it saves them money (which can be used to buy more expensive houses). There's no urgency from the perspective of industry leadership because there's no perceived nexus between energy inefficient houses and climate change. Without urgency it's very difficult to justify doing anything that will adversely impact the health and profitability of the real estate industry. What does planet earth have to say about this philosophy? That doesn't matter. The ultra conservative political faction believes their deity will take care of the climate. The real estate industry leaders believe in the bottom line of gross closed commissions. The planet is just a stage for the pageant of human life to unfold according to the laws of economics and religion (there are some fuzzy boundaries there). The planet is seen as a passive player in the cast.

It's true, the trade organizations have made modest efforts to raise awareness regarding matters green among their members, but there's considerable inertia present anchored by a longstanding political tradition against point of sale.  It's as though, all that energy stuff should be the responsibility of someone else, certainly not the real estate industry! Point of sale is off limits, everything can be done with incentives--just don't ask where they are or how well they work. In fact organized real estate seldom informs Buyers of the incentives that are in place.

Ironically, we already have some quasi point of sale events--pest inspections, septic inspections-perc tests (in areas without sewers), title reports, home inspections, well reports, not to mentions a big heap of statutory disclosures and locally required retrofits.

Have all these complications horribly hindered real estate sales or slashed profitability in the industry? Not really. They do involved extra work, but that work benefits Buyers and Buyers make the real estate business happen--Sellers and agents are nothing without Buyers.

The trade organizations remain biased in favor or Sellers and listing agents--take a look at most contracts. In the long run Buyers interests will win out--follow the money--it all comes from the Buyers.

The Buyers can make home energy rating a part of most transactions--just by asking. If they use the magic words "material fact", they'll get a home energy rating report pronto.

Here are two scenarios to consider.



Scenario Two. Sellers of similar 50's house have also owned it about 30 years. They added insulation, weather seals, energy efficient appliances, double pane windows, attic fan and even did water efficient landscaping.

Sellers in Scenario One are not required to disclose just what an energy hog their vintage house is. State and National Trade organizations like it that way. Smoother transaction, no glitches and house doesn't suffer any up front reduction in value by being labeled as inefficient. The Sellers in scenario two aren't required to have an energy rating report either, BUT THEY SHOULD, to show one of the outstanding attributes of their property. Prospective Buyers can SEE what the house looks like and what the neighborhood's characteristics are, but they can't easily determine energy use. Thinks about buying a car--it looks good, but what mileage does it get and how is it in crash tests? Easy to determine! Houses? Not so much. Do ya think some industry spends lots of money lobbying congress?

Where energy use is concerned real estate agents are still functioning as salespersons performing a very circumscribed set of tasks associated with turning sides--ie selling houses. For many, the possibility that their planet is under attack from an excessive lifestyle of profligate carbon loading is a mildly interesting bit of trivia.

Do many real estate firms aggressively practice energy efficiency and green practices in their own offices? Very few. How much encouragement do the trade organizations provide to create energy efficient offices? Very little.

The positive spin on this major trend is that there are many consumers of real estate services who sincerely care about the planet and the quality of life future generations will enjoy (or suffer through). That creates opportunities for firms to differentiate themselves on the basis of green practices, both in the sales arena and in office operations.

The trade organization are practically mega franchises these days, providing a wide array of products and services that may raise the bar of professionalism (and make a tidy return for the organizations), but offer no local differentiation. Going green is one way to distinguish agents and firms this sea of sameness.

merged!

Learned from a press release dated today that the merger is signed--as of last week. So the story continues with the continuing saga of the statewide MLS (that isn't) and still has no name. Anyone heard of branding?

A little over a year since the Fresno fiasco. The tech world has spun around a few times and the vendor has done a phoenix bird (I lived in Scottsdale for 30 years, adjacent to Phoenix---those birds are important--done a few phoenix moves myself over the years--LOL).

What will the MLS arena look like this time next year? Interesting question, but I suspect it won't look a great deal different---- and if it does it won't be due to a statewide MLS that isn't.

Technology will win in the end and it will win with the consumers driving the process. Buyers will eventually get what they want, regardless of the machinations of the real estate industry and trade organizations. Buyers are smarter and more tenacious than the real estate community by a wide margin. They are interested in buying the RIGHT HOUSE EVERY TIME, whereas the industry just wants them to buy a house. Buyers have far more at stake than a commission and they will increase their influence on the industry in the near future. Those within the industry and among the related information services that assist in that process will prosper. Those who continue to pursue control for the sake of sustaining the existing industry structure and it's trade institutions will see that control slip away. Business follows buyers and so do agents.

magazine review

State association magazine arrived--NOTHING green from the state association. National Association had an ad for their green designation and a home warranty company has released a new brochure with green tips for the public. No green stuff mentioned for the upcoming EXPO. Lots of social media/high tech ways to make more money (that's a stretch) and the usual legal paranoia seminars.

Oh, and a very carefully crafted piece allegedly written by the president regarding the statewide MLS (that isn't) and the merger. Oddly, the syntax does not sound like the president's work--probably because there was considerable editing performed in a cover your assets kinda way.

Still no word on the merger progress. BEEN over two months now. They may need to play brinkmanship with the urgency strategy again. It works so well and the directors are so fired up on Kool Aide they never perceive they're being worked.  If the state association was getting everything it wanted, the merger would be approved and there would be great proclamations of brilliance. That is not happening.  The other half of the merger has less at stake and is probably dictating additional terms. They are, after all, getting involved with an entity, the state association, who has great wealth, huge potential power, but a less than stellar track record for tech decisions or tech partners (including the present vendor--whomever that really is). Delicate matter indeed, with over 20 associations involved in the politics.

Irony

Was going a little research on the state association's "tool kit" to assist in defeating point of sale issues of all kinds. That arena is gaining renewed interest in conjunction with home energy rating--more on that later, but back to the tool kit. It seemed familiar--and then I look a the "last updated" tag--ready? Sitting down? 2000. OMG!!

But that's what happens when you're so right--just like the 6 Principles driving the statewide (not really) MLS. No need to change when perfection is achieved. The heck with the changes spinning out of control in the rest of the world--they merely indicate imperfection. OR could it be that in the effort to be an everything to everybody corporate enterprise offering MLS services, education and various technology tools, the state association is falling a bit behind in updating some documents?

The irony in the title is that the Senate is now considering revisiting BUSH energy policy on carbon emissions rolled out during the 2000 campaign and then scuttled shortly after the election. Some sentiment exists for passing a crappy energy bill rather than none at all. To repeat myself--anyone thought to ask planet earth its opinion on the politics? Republicans are unlikely to pass anything--and that will certainly please the state and national trade organizations.

I guess, in a sense, the state organization is keeping current--in a 2000 retro frame of mind. THAT is scary!!

 

quick post on radio ads

Driving to work last week, heard the new radio ad from the national trade association. It infers that, although it's public portal is really very cool, Buyers should contact a local agent to receive the benefit of area specific knowledge and experience in making wise real estate decisions.

This is a nicely produced spot, unlike the state association's very strange offerings for the summer. All the while the state association, guided by the magical 6 Principles seems headed in another direction, suggesting that agents can effectively work anywhere in the state using the data power of the nonexistent statewide MLS to become instant experts.

Can the state association really define the way real estate is bought, sold and owned? Their stance on energy use, point of sale mandates and private property rights has collateral implications reaching far beyond the actual sales transaction.

Normal?

Sorry haven't posted for a while. The middle ear problem improved, then worsened--has felt pretty good for 3 mornings now--cross fingers! My office cat of 8 years died unexpectedly on Aug 1. She was 15, or so, but a dear companion and well loved by all who visited the office or even walked by--Eva enjoyed being petted by passers by. Probably had a stroke--slight behavioral changes last 2-3 days, but eating well and looking good. She's buried in back yard of Los Osos with other cats from last 20 years. Running out of space--small yard. Still getting used to her absence. Oddly, the day she died my two home cats BOTH started sleeping with me--first time in years. Yeti, the Ragdoll, usually sleeps elsewhere.

I went to a coalition meeting on home energy rating last week and attempted to explain the odd position of the state trade association regarding point of sale where energy conservation is involved. I have a post nearly done on that topic--need to add to it after the meeting. There a great big world out there and the state association doesn't actually control much of it--except in the minds of the leadership.

Is the state association a political organization? The faithful would say no, it's all about real estate related issues, but the candidates receiving money from the political action funds vote on a wide array of legislation. For a liberal progressive, like myself, some of the votes and quotes of the wing nuts who receive pac money are astounding. A further example of the growing disconnect between industry leaders, the real estate practitioners and the public they represent. Demographics and politics are only the beginning! Don't hold your breath for a liberal caucus within the state association--LOL.

No further word on the merger--still mergering, I guess. I bet they reach agreement before the October business meetings though! I remain unimpressed with anything I've seen from the new statewide MLS application--display formats, IDX output, etc. It's OK, but could be much better--it is not groundbreaking. I'll say it again--if you're not  focused on being the best when you have the ability to be the best, what are you really focused on? What's the shadow motivation and strategy? The statewide MLS is a vehicle for what?Time will tell--maybe.

Starting to seriously ponder new computer purchase in the Apple world. I was a Mac guy from '85-'98. Tired of unstable PC systems, slow performance and machines that are obsolete in 2-3 years. Complicated decision with Apple product line. Mac Airbook, Mac Book, iPad plus iMac. Need to go see how they feel. I'm a touch typist, so feel is really pretty important. I type a lot--you probably guessed that?

Ok, caught up--sorta. Will get back to posting at a normal pace--promise.