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Good Reasons for Lowering Your Price

Tuesday, March 2nd, 2010

Housing prices are, as economists say, “sticky downward.” While stock prices can plunge dramatically in a single day,

Good Reasons to Drop your Price

Good Reasons to Drop your Price

housing prices sometimes take years before they fall enough to restore the balance between supply and demand.

Don’t blame buyers for this. They always adjust quite readily to the new reality of lower housing prices. Sellers, though, are slow to come around. And so we must wait while they gradually whittle their prices down to the new levels. Here are some reasons you should consider cutting yours right away:

1. It’s often best to get out of a weak or falling market as early as possible.

In 2007 the median price of a home in the Berkshires fell from $210,000 to $188,750—a little over -10%. In 2009 so far the median selling price has dropped by -7.28% to $175,000.  Smart sellers were quick to lower their prices so they could get out early.

2.  There’s a risk that prices could fall much lower.

A fair percentage of homeowners may be “underwater” in that they owe more than their properties are now worth; some may even be facing foreclosure in the near future. Foreclosures depress property values, since the homes are often sold at bargain prices.

3. Statistics that are showing only modest declines in median sales prices may be misleading.

Some sellers (including developers/”flippers”) have been offering generous incentives and credits to sell their homes. So while the statistics are showing modest drops in sales prices, the amounts sellers are actually netting have been dropping by somewhat more.

Median sales prices can also be misleading if certain kinds of homes are selling better than others. It’s even possible for the median sales price in an area to rise at the same time that individual home prices are falling dramatically.

Here’s an extreme example of how this could happen: Suppose that there are just two kinds of properties in the town of Homesville: luxury homes and starter homes. In 2007, 20 luxury homes were sold for $800,000 each and 30 starter homes were sold for $400,000 each. In 2009, 15 luxury homes were sold for $600,000 each and 10 starter homes were sold for $300,000 each. Even though the prices of all homes in Homesville dropped by 25% between 2007 and 2009, the median sales price rose from $400,000 to $600,000.

4. It’s a great time to buy.

Your house may have dropped by 15%, but so has your replacement house. If you’re selling in order to trade up, this market may be working in your favor.

5. The amount you’re “bleeding” each month may be larger than you think.

Say you have a vacant $500,000 home with a $400,000 mortgage and monthly payments of $2,400 a month. You may think it’s only costing you $2,400 a month to wait for a buyer. Not so. You’re also missing out on an opportunity to earn interest on your $100,000 of equity. If the interest rate is 6%, you’re losing an additional $500 a month. Of course this analysis doesn’t even take in to account costs of upkeep, utilities, taxes, insurance etc.

6.  Some real estate agents themselves are out of touch with the market

Some inexperienced or even unethical real estate agents suggest unrealistic prices to sellers to either get the listing in the first place or out of lack of due diligence or experience. Those listed properties then languish on the market. Sooner or later, those listings expire and the seller moves to another agency or the listing agent is recommending a series of price reductions. Time has been lost and so has the opportunity to sell during the initial rush when a property is first placed on the market. In either case, its an expensive mistake.

7. The asking prices of neighboring properties may be giving you an inflated sense of your home’s worth.

In a falling market, many sellers (and agents too) have unrealistic expectations of what their homes are worth. Just because a neighbor with an similar home is asking $600,000 doesn’t mean that your house is worth $600,000. The ultimate selling price for the neighbor’s house might end up being only $500,000 and if you price your home according to the neighbor’s asking price you could well have missed an entire selling season not to mention the added carrying costs and inconvenience of a long delay in your plans.

Berkshires’ Williamstown emphasizes Livability

Tuesday, March 2nd, 2010
Williamstown in the Berkshires is renowned for Livabilty

Williamstown in the Berkshires is renowned for Livabilty

Putting an Accent on Livability This Berkshires Community Is Much More Than a College TownBy KATHLEEN MITCHELL  
Peter Fohlin says Williamstown offers plenty of arts and recreation options without the traffic and bustle of a large city.  
 
 
In 2007, Money magazine named Williamstown as a contender for one of the best 100 places to live in the U.S., an honor that speaks to how much this Northern Berkshires community has going for it.The town earns high marks because it is home to Williams College, which has consistently been ranked as the top small liberal-arts college in the country, but also home to the prestigious Sterling and Francine Clark Art Institute, which sits a short distance from downtown and attracts tourists from around the world, and also the Tony Award-winning Williamstown Theatre Festival, which runs every July and August.“This is one of the easiest towns in Massachusetts to live in,” said Town Manager Peter Fohlin. “We don’t have choking traffic, there’s lots of outdoor recreation space, and we have a great variety of restaurants and entertainment. The college provides a great deal of opportunity for people to take part in cultural events, music, and drama, and we are centrally located — just a few hours from Boston, New York and Montreal. Where else would you want to live?”Williams College is the predominant physical presence downtown, and its buildings line both sides of the main street. But they are punctuated by shops, businesses, and eateries, and the college and the town share a peaceful and mutually beneficial coexistence.In this, the latest installment of its Community Profile series, BusinessWest takes a close look at what makes Williamstown such a desirable place to live, and also at two exciting new multi-million-dollar projects which will provide new office space, luxury condominiums, and a rebirth of the town’s noteworthy Purple Pub.Town and GownOriginally called West Hoosac, the area was incorporated in 1765 as Williamstown after Ephraim Williams, who was killed in the French and Indian War, bequeathed a significant sum to the town on the condition that it was named after him.

He started a free school that opened in 1791 and was named Williams College in 1793. Today, that early learning institution plays a vital role in the town’s economic and geographic profile.

“We don’t have tracts of land suitable for large-scale industry,” Fohlin explained. “The industrial space we have is intensely developed, and the downtown is occupied largely by Williams College. Its academic and athletic facilities are all downtown, with retail and commercial businesses sprinkled along the campus. So there is no identifiable boundary between the campus and the community. You don’t cross a line on campus or off campus.”

Even the college offices are housed in rented spaces in commercial buildings on Spring Street, which is where the hub and bustle of the town is found. “There is nothing on Main Street. It runs through the center of town, and the town’s businesses and campus buildings are all on the veins of side streets with a fair number of residences sprinkled in,” Fohlin said.

As a result, the downtown area is very compact and an attractive draw for people who want to be park their cars and walk wherever they need to go. “It’s easy to find a place to own or rent where you can walk to restaurants, the movie theater, a golf course, or the college’s cultural and sporting events,” said Fohlin.

Since townsfolk and college students intermingle, the town and college have established and maintain an excellent working relationship. “We have a peaceful and amicable relationship with the students,” he continued.

There are seven crosswalks on Main Street, and Fohlin says officials monitor the status of the town/gown relationship by the number of hand waves exchanged between students and drivers at the crosswalks. “I sent a letter to the college about how polite the students are this year,” he said.

The college, the community’s largest employer, works hand-in-hand with town officials and has consistently provided support to the community. “In 2002, they donated $1.5 million toward the construction of a new elementary school,” Fohlin said. “They have endowed a staff position at the high school in language arts and continuously donate computers and furniture to the school. We have a continued collaboration over sidewalk maintenance and the roads where the college and the town intersect, and we try to identify mutually beneficial projects, because the dividing line between the town and college is imperceptible.”

As a result, the two entities work out a cost-sharing agreement for infrastructure projects. Last year the town increased the size of its municipal parking lot by 50%. The project cost $400,000, and the college managed it and paid for it. “Their students use the parking and they are part of our community,” said Fohlin.

Even the Town Hall history is associated with the college. It once operated as a fraternity house and Fohlin said every year former students who once lived in it come back to walk its halls.

Going Up

There isn’t much room in the town for new development. So growth comes from the redevelopment of existing properties. At present, there are only two projects that fall into that category. Both are former restaurants, with one located on Route 2 and the other on Route 7. However, it’s unlikely they will open again as eateries.

“The restaurant market in Williamstown is pretty much shaken out,” Fohlin explained. “We have pub-style, Greek, Italian, Mexican, American steaks, chops, and fish. There’s a lot of diversity, and most of them have been in business from 10 to 50 years. We are right-sized in the restaurant business.”

The town doesn’t have any fast-food restaurants or big-box stores, but Fohlin said there is no need for them, as they can be found in nearby North Adams. “Wal-Mart just built a Superstore there and has other stores in Pittsfield and in Bennington, Vt.,” he said.

The town has a single-screen movie theater, and although it’s small, it’s located on Spring Street. “People can walk to Spring Street, eat there, go the movies, and even cross between crosswalks without any problems. There is also a marvelous coexistence between vehicles and pedestrians,” Fohlin said.

A major redevelopment project on Spring Street, which Fohlin calls “exciting,” is expected to be completed in January. “The former Hopkins Furniture Store is being rebuilt as an environmentally friendly LEED-certified building,” he said. “There will be retail shops on the first floor, including Nature’s Plaza, an outerware and outdoor activity store which is moving from Bennington, Vt.

The $4 million project was initiated by Mark Paresky, a major Spring Street landlord, who gutted the building and rebuilt it. The LEED gold status he is seeking requires high-efficiency heating and cooling mechanisms and materials, insulation, and the use of recycled and regional products wherever possible.

The first floor will also house a resurrection of the town’s famous Purple Pub, which burned down about two years ago.

“It was a town institution frequented by generations of college students,” Fohlin said. “Everyone is looking forward to it coming back. It’s a great social gathering place. Williamstown without the Purple Pub is like a flagpole without a flag. It’s not Williamstown if the Purple Pub is not open.” The restaurant will be housed in the new back addition to the building and will feature folding doors that will open onto a small patio for outdoor dining in good weather.

The 63,000-square-foot structure’s second, third, and fourth floors will be professional office space and will include a ‘penthouse’ office on top of the original building with an open deck above the third floor. “The building will house the first new Class A office space built in northern Berkshire County in the last 30 years,” Fohlin said.

Another project that is generating excitement is the conversion of the former General Cable Mills into a mixed-income residential community. The mills’ history of making wire and cable dates back to just after the Civil War, and their renovation will be a dramatic addition to the town.

The mills run along the Green River on Water Street. The first phase of the project involves the rehabilitation of the three existing mill buildings into 61 luxury condominiums. Fohlin said 12 of the units will be reserved for people who make 80% percent of the median income or less and will be priced according to their incomes, while the other 49 will range in price from $300,000 to $700,000. Occupancy of the first phase is planned for the fall of 2010.

The second phase will be the construction of 21 new riverfront townhouses and duplexes, while the final phase of the project will be the development of a 30,000-square-foot parcel on the southern end of the property, which is zoned for business. The use of that area has not yet been determined.

General Cable Company manufactured wire and cable in the buildings until the early 1990s. Before being closed for redevelopment, it served as incubator space for small technology and investment companies.

“General Cable mills sit right on the edge of the downtown area,” Fohlin said. “It would have been a disaster to have an abandoned mill there. To add housing stock where people can walk to restaurants, movies, and the golf course is a pretty cool thing, and adding 61 units when the economy is in such difficult shape is something to feel good about.”

Williamstown is known as ‘Town Beautiful,’ and its bucolic landscape is part of its attraction. “The town is surrounded by mountains on all sides. One of the most spectacular sites is when it snows in the winter at the high elevations. It’s like someone took a paintbrush and put a white line around the town. It’s like we are living in a bowl,” Fohlin said. “Above 1,300 feet, there are no buildings, which reduces the area that can be built. Water, sewer, and natural gas are all limited to the greater downtown area.”

Although many people love living downtown, the town offers a variety of residential options. People who want more privacy live in south Williamstown. The majority of that area contains farmland and converted farmland, with homes that range in price from about $1 million to $10 million.

On the other end of the spectrum, there are two mobile-home communities, which Fohlin is proud of, as they make it possible for people of all income levels to enjoy the town. One community has about 100 homes, while the other houses about 40 units.

New construction is also ongoing. “We have a steady homebuilding business here, especially for second homes,” Fohlin said. “We have 11 new homes under construction right now. This is a highly desirable community because of the quality of our public schools and municipal services. It attracts people who move here and causes parents to bring their children here under school choice.”

The Big Picture

Fohlin said that, in addition to being a college town, Williamstown is known for its culture. “The Sterling and Francine Clark Art Institute is world-famous. It was built here in the 1950s by the Clark family as a safe depository for their art collection in the event of a nuclear war with Russia,” Fohlin said. “After they passed away, it was turned into a public institution of world renown. People from all over the world come here to see the Clark art collection.”

The museum is in the beginning stages of a $25 million expansion project. Pritzker Prize-winning architect Tadao Ando and landscape architects Reed Hilderbrand Associates will design a campus plan that enhances the institute’s setting, expands the facilities for its public and academic programs, and reconfigures its galleries to broaden the ways in which visitors experience works of art.

Tourists frequent the town in every season. “In the summer we host the Williamstown Theater Festival and the Williamstown Film Festival. Conferences are also held at Williams College by the Massachusetts Teacher’s Assoc. and smaller organizations,” Fohlin said.

The Williams Inn, a dozen or so motels, and a half-dozen bed and breakfasts house the tourists, who frequent Williamstown in the fall for the foliage and in the winter for the nearby ski resorts.

“The college is our economic flywheel, and tourism is on top of that wheel. It’s what makes our economy go,” Fohlin explained, adding many people visit the town in tour buses.

Tourists also visit the town to enjoy canoeing on the Hoosic River and the Rural Land Foundation’s network of hiking trails.

Fohlin sees the town as a great place to visit and an even better place to take up residence. “Everyone has to live somewhere, and anybody who can should live in Williamstown. It’s a great town,” Fohlin said. “I’ve always said Massachusetts gets better the farther west you go. And if you can’t find what you want in Williamstown, you don’t have to travel far to find it.”

Just a few of the reasons why this college town receives high grades for its livability and should continue to do so in years to come.

Pending Home Sales Down from Surge but Higher than a Year Ago

Tuesday, March 2nd, 2010

Berkshire homeowners, buyers and sellers are very much aware of the trend in home sales described in the article below.  Berkshire home sales have trended downward for months and 2010 seems to indicate that this downward trend in Berkshire County is leveling off.  Here at Harsch we evaluate all trends related to Berkshire home buyers and home sellers for the best pricing and marketing strategy.  Located in Williamstown for over 35 years we are one of the oldest Berkshire Real Estate service agencies in this region.  House and Keys in Female Hands

Washington, January 05, 2010

Contract activity for pending home sales fell after a surge of activity in preceding months to beat the original deadline for the first-time home buyer tax credit but remains comfortably above a year ago, according to the National Association of Realtors®.

The Pending Home Sales Index,* a forward-looking indicator based on contracts signed in November, fell 16.0 percent to 96.0 from an upwardly revised 114.3 in October, but is 15.5 percent higher than November 2008 when it was 83.1.

Lawrence Yun, NAR chief economist, said a drop was expected. “It will be at least early spring before we see notable gains in sales activity as home buyers respond to the recently extended and expanded tax credit,” he said. “The fact that pending home sales are comfortably above year-ago levels shows the market has gained sufficient momentum on its own. We expect another surge in the spring as more home buyers take advantage of affordable housing conditions before the tax credit expires.”

Buyers who have a contract in place to purchase a primary residence by April 30, 2010, have until June 30, 2010, to finalize the transaction to qualify for the tax credit of up to $8,000 for first-time buyers and $6,500 for repeat buyers.

The PHSI in the Northeast dropped 25.7 percent to 74.4 in November but is 14.7 percent above a year ago. In the Midwest the index fell 25.7 percent to 82.0 but is 9.2 percent higher than November 2008. Pending home sales in the South fell 15.0 percent to an index of 97.8, but are 14.7 percent higher than a year ago. In the West the index declined 2.7 percent to 124.6 but is 21.4 percent above November 2008.

Yun projects an additional 900,000 first-time buyers will qualify for the extended tax credit in addition to about 2 million who have already purchased; 1.5 million repeat buyers also are expected to benefit from the credit.

“Many trade-up buyers, who have historically timed their purchase based on school-year considerations, will have to accelerate their buying plans if they need the tax credit to make a trade,” Yun said. Repeat buyers do not have to sell their existing home to qualify for the credit, but they must occupy the home they buy as their primary residence.

Yun added that mortgage interest rates cannot remain at rock-bottom levels for a sustained period and will likely inch higher in 2010. But the tax credit impact in the first half of the year and expected job growth impact in the second half will support home buying activity and absorb enough inventory to bring a rough balance between buyers and sellers. Home prices are expected to stabilize or even modestly rise as a result in 2010.

The National Association of Realtors®, “The Voice for Real Estate,” is America’s largest trade association, representing 1.2 million members involved in all aspects of the residential and commercial real estate industries.

Berkshire Real Estate Predictions for 2010

Friday, January 15th, 2010

The new year promises some changes to the Berkshire real estate market, as well as the market as a whole. So what road will the real estate market take in 2010?

Here are some of our 2010 Berkshire real estate predictions:

  1. There will be a greater diversity of buyer types.  This ranges from seniors with little or no interest in high technology to the middle range of empty nesters who have a mixed level of technological interest and expect instant response to their text messaged inquiries.
  2. Top Realtors® will need to be on the leading edge of technological advances–such as Facebook, Twitter, and mobile applications–in order to provide accurate, meaningful, and advanced services and results to their clients.
  3. Part time practitioners will struggle to keep up; full time professionals will continue to expand their market share. For clients seeking superior results, the full time professional will be the preferred and necessary option although “friends” and “relatives” of part timers will always account for some business, sometimes to their client’s disadvantage however.
  4. That being said, requirements by law and the costs to remain in the business will steadily increase which in some cases will cut out the weaker and less dedicated licensees
  5. The stock market will advance, real estate values will stabilize and consumer confidence will improve modestly. Job growth will be slow and as such will continue to be a dampening weight on any potential rebound.
  6. Downsizing, rightsizing, and greening will be significant trends and have an impact on value
  7. There will be more single and alternative household formations as compared to traditional families.
  8. Condominium sales will remain relatively strong for the obvious advantages to today’s busy lifestyles and shrinking family sizes. There is a substantial oversupply of condo conversions of former apartments and these will not fare so well.
  9. Along with the aging of the baby boomer population, more growth in the sunbelt and even overseas as Americans discover attractive and less expensive foreign alternatives such as Central America.
  10. No new housing price bubbles in sight. Baby boomers selling one of their two homes, relocations out of the area,  job losses, shrinking populations in the Berkshires: these trends as well as the losses suffered by speculators and get rich quick flippers, will all help to keep prices at moderate levels.
  11. First time and repeat buyer tax incentive programs will attract qualified buyers and motivate them to take action before these programs expire thus helping to stimulate the market in important but still modest ways.
  12. Many sellers accept diminished expectations and in some cases where they purchased during the boom, even losses.

What are your real estate predictions for 2010? We’d love to hear them.

Alternative to the College Housing Dilemma

Thursday, December 24th, 2009

Stability, fixed expense, equity building, an excellent learning experience…. and a college education?  Does it sound too good to be true? Buying a home for your college student to live in while s/he attends college is one potential investment option that could benefit everyone.

The student benefits from the stability of knowing they will not have to search out a different apartment each year before returning to college.  The cost will remain stable as fixed mortgage rates lock in the monthly cost.  A location close to the college reduces transportation expenses.

Where better to try this innovative strategy than with our beautiful Berkshires real estate? We have four colleges in the Berkshire, and they include:

Affordable home in Williamstown MA

Affordable home in Williamstown MA

Your college student owning a home has its benefits:

  • No storing furniture over the summer break
  • Security deposits will not be required each semester.
  • Students can choose share the expenses of home ownership by taking in another student and splitting the monthly home costs.
  • Students learn about the process of investing in real estate along with the responsibilities that go along with property ownership.
  • The student can build up home equity that can be cashed out at the end of the four-year college period or held for longer-term appreciation.
  • If a parent has more than one child attending college, the home can be used for as long as the family needs student housing or until the last child graduates from college.
  • Depending upon the size of the home (2-3 bedrooms) the student can supplement his/her income by allowing for rental roommates
  • Pets, which are not permitted in typical campus housing, can accompany your student to college and be a great comfort during lonely semesters away from home.

If you decide to have your student on the mortgage and deed you, can help the student establish credit prior to graduation?  Talk to your accountant and attorney to determine which method of ownership will work best for you and your student.  Some parents will choose to buy owner occupied property and others will choose to buy rental property for tax benefits.  There are many ways of holding title including creating a limited liability company.

Choosing your Massachusetts condominium or a single-family home for your student requires several choices.  If you choose a condominium, your student will have the advantage of no lawn care, snow shoveling or exterior maintenance.  The disadvantages of a condominiums include a Homeowner’s association fee that may be too high and loud stereos may bother neighbors.

A single-family residence might be easier to sell once your student has graduated.  However the student will be responsible for external maintenance tasks such as mowing, watering the lawn and snow shoveling.  Some neighborhoods may be less friendly to a group of students living there.  This is less likely to be a problem if the home purchased is close to the college and other homes are either owned or rented by students.

Disposing of the property once your student is ready to move on can be accomplished by converting your investment to a rental property or selling the residence on the open market or even exchanging it for a piece of real estate in another location.

The potential financial and educational benefits of buying a home for your college student to live in while away at college include:

  • Possible appreciation in value
  • Tax benefits
  • Build up of equity over the time your student attends college, which can be used to finance a home when your student moves on to his/her first job.

Talk to your accountant, your attorney and your student about this investment option and then contact Harsch Associates or a top flight Realtor ® in your market area to begin your search for that perfect home away from home for your college bound child.

Can Your Kitchen Pass the Food Safety Test?

Friday, March 13th, 2009

Can Your Kitchen Pass the Food Safety Test?

What comes to mind when you think of a clean kitchen? Shiny waxed floors? Gleaming stainless steel sinks? Spotless counters and neatly arranged cupboards?

They can help, but a truly “clean” kitchen–that is, one that ensures safe food–relies on more than just looks. It also depends on safe food practices.

In the home, food safety concerns revolve around three main functions: food storage, food handling, and cooking. To see how well you’re doing in each, take this quiz, and then read on to learn how you can make the meals and snacks from your kitchen the safest possible.

Quiz

Choose the answer that best describes the practice in your household, whether or not you are the primary food handler.

1. The temperature of the refrigerator in my home is:
a. 50 degrees Fahrenheit (10 degrees Celsius)
b. 41 F (5 C)
c. I don’t know; I’ve never measured it.
 

2. The last time we had leftover cooked stew or other food with meat, chicken or fish, the food was:
a. cooled to room temperature, then put in the refrigerator
b. put in the refrigerator immediately after the food was served
c. left at room temperature overnight or longer
 

3. The last time the kitchen sink drain, disposal and connecting pipe in my home were sanitized was:
a. last night
b. several weeks ago
c. can’t remember
 

4. If a cutting board is used in my home to cut raw meat, poultry or fish and it is going to be used to chop another food, the board is:
a. reused as is
b. wiped with a damp cloth
c. washed with soap and hot water
d. washed with soap and hot water and then sanitized
 

5. The last time we had hamburgers in my home, I ate mine:
a. rare
b. medium
c. well-done
 

6. The last time there was cookie dough in my home, the dough was:
a. made with raw eggs, and I sampled some of it
b. store-bought, and I sampled some of it
c. not sampled until baked
 

7. I clean my kitchen counters and other surfaces that come in contact with food with:
a. water
b. hot water and soap
c. hot water and soap, then bleach solution
d. hot water and soap, then commercial sanitizing agent
 

8. When dishes are washed in my home, they are:
a. cleaned by an automatic dishwasher and then air-dried
b. left to soak in the sink for several hours and then washed with soap in the same water
c. washed right away with hot water and soap in the sink and then air-dried
d. washed right away with hot water and soap in the sink and immediately towel-dried
 

9. The last time I handled raw meat, poultry or fish, I cleaned my hands afterwards by:
a. wiping them on a towel
b. rinsing them under hot, cold or warm tap water
c. washing with soap and warm water
 

10. Meat, poultry and fish products are defrosted in my home by:
a. setting them on the counter
b. placing them in the refrigerator
c. microwaving
 

11. When I buy fresh seafood, I:
a. buy only fish that’s refrigerated or well iced
b. take it home immediately and put it in the refrigerator
c. sometimes buy it straight out of a local fisher’s creel
 

12. I realize people, including myself, should be especially careful about not eating raw seafood, if they have:
a. diabetes
b. HIV infection
c. cancer
d. liver disease
——————————————————————————–

Answers

1. Refrigerators should stay at 41 F (5 C) or less, so if you chose answer B, give yourself two points. If you didn’t, you’re not alone. Many people overlook the importance of maintaining an appropriate refrigerator temperature.

The refrigerator temperature in many households is above 50 degrees (10 C). Measure the temperature with a thermometer and, if needed, adjust the refrigerator’s temperature control dial. A temperature of 41 F (5 C) or less is important because it slows the growth of most bacteria. The temperature won’t kill the bacteria, but it will keep them from multiplying, and the fewer there are, the less likely you are to get sick from them. Freezing at zero F (minus 18 C) or less stops bacterial growth (although it won’t kill all bacteria already present).

2. Answer B is the best practice; give yourself two points if you picked it.

Hot foods should be refrigerated as soon as possible within two hours after cooking. But don’t keep the food if it’s been standing out for more than two hours. Don’t taste test it, either. Even a small amount of contaminated food can cause illness.

Date leftovers so they can be used within a safe time. Generally, they remain safe when refrigerated for three to five days. If in doubt, throw it out.

3. If answer A best describes your household’s practice, give yourself two points. Give yourself one point if you chose B.

The kitchen sink drain, disposal and connecting pipe are often overlooked, but they should be sanitized periodically by pouring down the sink a solution of 1 teaspoon (5 milliliters) of chlorine bleach in 1 quart (about 1 liter) of water or a solution of commercial kitchen cleaning agent made according to product directions. Food particles get trapped in the drain and disposal and, along with the moistness, create an ideal environment for bacterial growth.

4. If answer D best describes your household’s practice, give yourself two points.

If you picked A, you’re violating an important food safety rule: Never allow raw meat, poultry and fish to come in contact with other foods. Answer B isn’t good, either. Improper washing, such as with a damp cloth, will not remove bacteria. And washing only with soap and water may not do the job, either.

5. Give yourself two points if you picked answer C.

If you don’t have a meat thermometer, there are other ways to determine whether seafood is done:

  • For fish, slip the point of a sharp knife into the flesh and pull aside. The edges should be opaque and the center slightly translucent with flakes beginning to separate. Let the fish stand three to four minutes to finish cooking.
  • For shrimp, lobster and scallops, check color. Shrimp and lobster and scallops, red and the flesh becomes pearly opaque. Scallops turn milky white or opaque and firm.
  • For clams, mussels and oysters, watch for the point at which their shells open. Boil three to five minutes longer. Throw out those that stay closed.
  • When using the microwave, rotate the dish several times to ensure even cooking. Follow recommended standing times. After the standing time is completed, check the seafood in several spots with a meat thermometer to be sure the product has reached the proper temperature.

6. If you answered A, you may be putting yourself at risk for infection with Salmonella enteritidis, a bacterium that can be in shell eggs. Cooking the egg or egg-containing food product to an internal temperature of at least 145 F (63 C) kills the bacteria. So answer C–eating the baked product–will earn you two points.

You’ll get two points for answer B, also. Foods containing raw eggs, such as homemade ice cream, cake batter, mayonnaise, and eggnog, carry a Salmonella risk, but their commercial counterparts don’t. Commercial products are made with pasteurized eggs; that is, eggs that have been heated sufficiently to kill bacteria, and also may contain an acidifying agent that kills the bacteria. Commercial preparations of cookie dough are not a food hazard.

If you want to sample homemade dough or batter or eat other foods with raw-egg-containing products, consider substituting pasteurized eggs for raw eggs. Pasteurized eggs are usually sold in the grocer’s refrigerated dairy case.

Some other tips to ensure egg safety:

  • Buy only refrigerated eggs, and keep them refrigerated until you are ready to cook and serve them.
  • Cook eggs thoroughly until both the yolk and white are firm, not runny, and scramble until there is no visible liquid egg.
  • Cook pasta dishes and stuffings that contain eggs thoroughly.

7. Answers C or D will earn you two points each; answer B, one point. According to FDA’s Guzewich, bleach and commercial kitchen cleaning agents are the best sanitizers–provided they’re diluted according to product directions. They’re the most effective at getting rid of bacteria. Hot water and soap does a good job, too, but may not kill all strains of bacteria. Water may get rid of visible dirt, but not bacteria.

Also, be sure to keep dishcloths and sponges clean because, when wet, these materials harbor bacteria and may promote their growth.

8. Answers A and C are worth two points each. There are potential problems with B and D. When you let dishes sit in water for a long time, it “creates a soup,” FDA’s Buchanan said. “The food left on the dish contributes nutrients for bacteria, so the bacteria will multiply.” When washing dishes by hand, he said, it’s best to wash them all within two hours. Also, it’s best to air-dry them so you don’t handle them while they’re wet.

9. The only correct practice is answer C. Give yourself two points if you picked it.

Wash hands with warm water and soap for at least 20 seconds before and after handling food, especially raw meat, poultry and fish. If you have an infection or cut on your hands, wear rubber or plastic gloves. Wash gloved hands just as often as bare hands because the gloves can pick up bacteria. (However, when washing gloved hands, you don’t need to take off your gloves and wash your bare hands, too.)

10. Give yourself two points if you picked B or C. Food safety experts recommend thawing foods in the refrigerator or the microwave oven or putting the package in a water-tight plastic bag submerged in cold water and changing the water every 30 minutes. Gradual defrosting overnight is best because it helps maintain quality.

When microwaving, follow package directions. Leave about 2 inches (about 5 centimeters) between the food and the inside surface of the microwave to allow heat to circulate. Smaller items will defrost more evenly than larger pieces of food. Foods defrosted in the microwave oven should be cooked immediately after thawing.

Do not thaw meat, poultry and fish products on the counter or in the sink without cold water; bacteria can multiply rapidly at room temperature.

Marinate food in the refrigerator, not on the counter. Discard the marinade after use because it contains raw juices, which may harbor bacteria. If you want to use the marinade as a dip or sauce, reserve a portion before adding raw food.

11. A and B are correct. Give yourself two points for either.

When buying fresh seafood, buy only from reputable dealers who keep their products refrigerated or properly iced. Be wary, for example, of vendors selling fish out of their creel (canvas bag) or out of the back of their truck.

Once you buy the seafood, immediately put it on ice, in the refrigerator or in the freezer. Some other tips for choosing safe seafood:

  • Don’t buy cooked seafood, such as shrimp, crabs or smoked fish, if displayed in the same case as raw fish. Cross-contamination can occur. Or, at least, make sure the raw fish is on a level lower than the cooked fish so that the raw fish juices don’t flow onto the cooked items and contaminate them.
  • Don’t buy frozen seafood if the packages are open, torn or crushed on the edges. Avoid packages that are above the frost line in the store’s freezer. If the package cover is transparent, look for signs of frost or ice crystals. This could mean that the fish has either been stored for a long time or thawed and refrozen.
  • Recreational fishers who plan to eat their catch should follow local government advisories about fishing areas and eating fish from certain areas.
  • As with meat and poultry, if seafood will be used within two days after purchase, store it in the coldest part of the refrigerator, usually under the freezer compartment or in a special “meat keeper.” Avoid packing it in tightly with other items; allow air to circulate freely around the package. Otherwise, wrap the food tightly in moisture-proof freezer paper or foil to protect it from air leaks and store in the freezer.
  • Discard shellfish, such as lobsters, crabs, oysters, clams and mussels, if they die during storage or if their shells crack or break. Live shellfish close up whe the shell is tapped.

12. If you are under treatment for any of these diseases, as well as several others, you should avoid raw seafood. Give yourself two points for knowing one or more of the risky conditions.

People with certain diseases and conditions need to be especially careful because their diseases or the medicine they take may put them at risk for serious illness or death from contaminated seafood.

These conditions include:

  • liver disease, either from excessive alcohol use, viral hepatitis, or other causes hemochromatosis, an iron disorder
  • diabetes
  • stomach problems, including previous stomach surgery and low stomach acid (for example, from antacid use)
  • cancer
  • immune disorders, including HIV infection
  • long-term steroid use, as for asthma and arthritis
  • Older adults also may be at increased risk because they more often have these conditions.

People with these diseases or conditions should never eat raw seafood — only seafood that has been thoroughly cooked.

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Rating Your Home’s Food Practices

24 points: Feel confident about the safety of foods served in your home.

12 to 23 points: Reexamine food safety practices in your home. Some key rules are being violated.

11 points or below: Take steps immediately to correct food handling, storage and cooking techniques used in your home. Current practices are putting you and other members of your household in danger of food-borne illness.

Dear Paul,
Selling your home of 29 years can be quite a task! Luckily we had you to help with the sale. I highly recommend your agency. You were forthright, honest, reliable and persistent. Frankly, not all Realtors could stand up to these qualities.
There is no doubt in my mind that if there was a way for the sale of our farm to happen and in the special time frame we needed, that you, Paul, were going to make it happen.

Best regards and many thanks to you and all your staff.

Sincerely,
Virginia Skorupski