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Selling Your Home to the Millennial Homebuyer

Categories: Home Owner Tips | Posted: May 18, 2017

There’s a new generation of homebuyers out there, and they are distinctly different than those who came before them.

Millennials—a total of about 80 million people born between 1980 and 2000—constitute about 35 percent of today’s homebuyers, according to a 2016 National Association of Realtors study. Although many of them have school loan and credit card debt, they’re also living with their parents longer (a lot longer) to save money. It’s a market segment you can’t ignore, but you also can’t overlook the fact that they have strong preferences in their home choices. If you want to successfully sell to this generation, you need to learn how to appeal to the Millennial homebuyer. Here are some home staging tips.

They live lightly. Millennials aren’t clutterbugs. They aren’t likely to be weighed down by possessions, as they prefer to feel unencumbered, to pick up and go on a whim. They like simplicity in their surroundings. When you’re preparing to sell your home, be sure to remove all the extra décor and furnishings. What you might think of as “cozy” or “charming”, they might perceive as “mom’s house”.

DIY doesn’t cut it. This is a generation that has been accustomed to instant gratification. They want a home to be move-in ready. That means updated and clean. They want stainless steel appliances and granite countertops. Carpets are passé to this group; they prefer the natural look of wood flooring, so even manufactured wood, laminate, or wood-like tile is a plus.

Open spaces are preferred. This generation of homebuyer is looking for something more modern than their parents’ home. They want an open floor plan that is conducive to the frequent entertaining they anticipate. They prefer multi-purpose space to defined areas (like dining rooms). Show them how to use a space as a media room (with Internet connectivity, please) and you’ll get their attention.

Go for the green. Millennials are more committed to eco-friendly living than any other generation. They want energy efficiency in the construction (insulation, windows), systems (HVAC), appliances, and fixtures (toilets, showers, LED lighting). Be sure to point out any repurposed or recycled materials used in the home (cork or bamboo flooring, recycled glass surfaces).

Every year, more Millennials will prepare to buy a home. Are you ready to sell to them?

Take your spring cleaning outside: Exterior maintenance checklist

Categories: Home Owner Tips | Posted: May 4, 2017

Spring cleaning is not just an indoor sport. The outside of your home needs some sprucing up this time of year, too.

Follow this exterior maintenance checklist and take your spring cleaning outside.

  1. Wash the walls. You might be surprised at how much dirt has built on your home’s exterior walls. Use a pressure washer to clean it, but be careful if you have vinyl siding or damaged shingles. The best way to clean vinyl siding is with soapy water and a long-handled brush.
  2. Inspect the roof. Snow and ice might have caused damage to your home’s roof. Check for cracked, loose, or missing shingles, and replace any that you find. Also, look for water stains on your ceilings. Melting snow might have left marks where you have roof leaks.
  3. Clean the windows and screens. No one enjoys washing windows, but you’ll enjoy the results of a better view. The best window cleaning solution is a mixture of equal parts of white vinegar and water. And don’t waste paper towels. Use crumpled newspaper, which doesn’t leave lint behind.

Scrub your screens with warm, soapy water and a soft brush. Small holes can be repaired by pressing the mesh back in place and applying a few coats of clear nail polish to hold them there.

  1. Clear out the gutters. Twice a year (spring and fall), you should remove all the debris from your gutters and flush out the gutters and downspouts with a hose. Build-up can lead to water damage to your home. Inspect your gutters for cracks and make sure they’re firmly attached.
  2. Refresh your patio, porch, and deck. Get ready for outdoor entertaining by pressure washing your outdoor living space surfaces. Reseal the decking. Check the steps and railings to be sure everything is firmly in place.

The upside of this side of spring cleaning is that you can enjoy the outdoors while you’re working through your exterior maintenance checklist!

2017 design trends for outdoor living spaces

Categories: New Homes | Posted: April 20, 2017

For months, you’ve been looking outside, yearning for the days when you could relax, play, and entertain out there. With all this time to think about it, have you considered ways to improve or upgrade your outdoor living spaces?

New products have been introduced and we’re seeing a variety of 2017 design trends for outdoor living spaces. See if any of these decorating ideas sparks your desire to make some changes.

Outdoor kitchens are growing. The grill just isn’t enough for the person who likes to cook and entertain outdoors. The outdoor kitchen now incorporates a refrigerator, sink, warming drawer, smoker, beer tap, wine chiller, and maybe even a pizza oven or cooktop. Homeowners are installing cabinets that can withstand the weather, to complete this fun and functional space.

Outdoor fireplaces and fire pats sparked a frenzy. At the end of the day, relax in front of a crackling fire and indulge in gourmet s’mores. From simple to sophisticated, the scope of your fire feature can reflect any style. Create a hearth on your patio or build a fire pit that can be rustic, sleek, or anywhere in between.

Furnish it in style. With the passion for more stylish outdoor living spaces, you have more choices in outdoor furniture that’s durable, comfortable, and attractive. This year, expect to see natural materials—like wicker and rattan—in more vibrant colors than the traditional white. Accent pieces—like ottomans, side tables, and outdoor rugs—are showing up in every style imaginable. No matter what color palette you choose, you can find cushions and pillows to match.

Exterior lighting choices are broader and brighter. With new technology, you can add light outdoors, where you need. Solar lights can stick in the ground, hang from a tree, sit on a table, or be strung around, across, or above your spaces. Lanterns, lamps, and chandeliers allow you to create the style of indoor living outside the walls of your home. LED bulbs are also lighting the way for homeowners who want more light with less energy use.

Low maintenance is a high priority. Homeowner don’t want to spend long hours keeping their outdoor spaces looking good and staying safe. Stain-resistant concrete paving provides an easy-care surface that has become the preference over wood flooring outdoors—and the wide range of colors and patterns gives you the look you want.

Reduce lawn care by converting lawn to garden and planting perennials and sprawling ground cover. Some homeowners are also trending toward the use of synthetic grass and artificial turf, which have grown to appear far more realistic than the plastic grass you might recall.

With all the time you’ll be spending outdoors in the months ahead, isn’t it worth sprucing up your outdoor living space?

What’s in your dream kitchen?

Categories: Uncategorized | Posted: April 6, 2017

Kitchens have evolved from the functional space of earlier generations to more creative and aesthetic areas. Thanks to today’s technology, storage options, and design details, the kitchen is grown exponentially in its functionality. With so many choices for flooring, countertops, cabinetry styles and materials, sinks, plumbing and lighting fixtures, there’s no end to what you can do with your kitchen design.

So, what’s in your dream kitchen?

From the food preparation perspective, plenty of counter space is essential. Whether those counters are made of natural stone, stainless steel, wood, or a combination, today’s homeowners want elbow room.

Under the counter, the dream kitchen should have drawers—deep ones, partitioned ones, and heated ones. Pulling out a drawer is preferred over opening a cabinet door. In fact, many of those cabinet doors are hiding pull-out drawers. In this dream world, there would be double drawers and divided drawers, so everything from a wooden spoon to a pot lid would be easily within reach, without the hassle of shuffling things around.

A top-notch kitchen would feature cabinetry that provided storage for everything, and in the color and style that blends with the rest of your home. A pull-out pantry cabinet, for example, would store canned goods and spices. Glass doors on upper cabinets would allow lighted displays of your nicest pieces.

With more and more foodies, kitchens need all the culinary wizardry. Today’s dream kitchen would include a commercial gas stove—possibly in a retro color—or a steam-assist oven or double oven, a third-rack dishwasher, fully appointed coffee bar, and a four-door refrigerator. In addition to the pull-down faucet, there would be a pot filler faucet by the stove to make it easy to fill large pots with water without leaving your cooking area. The must-have center island would include a second sink for prep work.

The lighting would combine style with function, to provide both ambience and task lighting, like under-cabinet lights.

Finally, this wonderful kitchen must include a restful place to sit and enjoy the sound of silence when everyone in your household is somewhere other than your kitchen. Whether you have an island with a breakfast bar or a sun-filled nook with perhaps a window bench, you could sit and take in the pleasure of this dream kitchen.

Mortgages 101: It’s not as scary as you think

Categories: Home Owner Tips | Posted: March 23, 2017

Financing a home can seem intimidating to the first-time homebuyer. If you’ve never applied for a mortgage before, don’t be afraid of the process. When you break it down and understand what is involved, you will be prepared to sail through the process!

Check your credit report.

First and foremost, review your credit report. Your credit score is a major factor in qualifying you for a mortgage and the amount you can borrow. A score of 720, for example, is excellent, and you can take your pick of lenders to secure the mortgage and terms you want (e.g., interest rate, no points). But even a lower score can be acceptable, depending on the lender and the mortgage program.

In addition to your credit score, review the entries on your credit report. It’s not unusual to find mistakes, which can be corrected with a letter to the credit reporting company (Equifax, Transunion, and Experian are the top three) or the business that reported the debt.

Late payments can also cause a problem when you’re seeking a mortgage. Try contacting those businesses to see what can be done to remove those “black marks”.

Collect your financial information.

You’ll need to prove your income, which requires two recent paycheck stubs and the last two years of income tax returns. You’ll also be asked for the past two months’ bank statements, so the lender can see how much is in your account as well as how you manage your funds. When you’re preparing to apply for a mortgage, spend a few months in advance ensuring you have reasonable cash flow without overdrafts.

If you receive any other income (e.g., alimony, commissions, investments), have the paperwork that documents it.

Research your loan options.

Mortgages come in all shapes and sizes—adjustable or fixed rate, 15 or 30 years. There are programs to assist first-time homebuyers. Veterans may qualify for a VA mortgage, a low-interest mortgage that requires no down payment. An FHA mortgage is a government-insured loan that requires a smaller down payment and accepts people with a less-than-stellar credit score.

Pre-qualify before you start your new home search.

Armed with the financial documents, you can contact lenders to be pre-approved for a mortgage. Your pre-approval letter will be submitted with your purchase and sale offer, showing the seller that you can actually purchase the home.

Builders usually have a preferred lender. There are many advantages to working with this lender if you are buying a new home or building one. In order to earn the “preferred” status from the homebuilder, the lender has proven himself as a resourceful professional who is committed to helping the buyer.

Don’t fear the mortgage process. It’s the pathway to homeownership!

Builder Partnerships Names American Classic Homes Winners of Customer Satisfaction Achievement Award for a Third Year in a Row

Categories: American Classic News, Home Builder Awards, New Homes, Recognition of Home Builders, Seattle | Posted: March 21, 2017

Denver, Co. – American Classic Homes, a New Home builder based in Mercer Island, Washington was awarded Highest Distinction in Customer Satisfaction in the Builder Partnerships Achievement Award for Customer Satisfaction for the third year in a row.

“In these days of increasing demand for homes, builders must be focused on customer satisfaction, and the best builders are,” says Monica Wheaton, CEO of Builder Partnerships. “The Builder Partnerships Achievement Award for Customer Satisfaction recognizes those companies that have high standards, company culture, and processes in place to deliver what is most important to home buyers—quality construction and a great buying experience. American Classic Homes certainly fits that bill.”

To assure a high integrity process, Builder Partnerships put together a team of industry experts, including Chuck Shinn of Builder Partnerships, Littleton, Colorado; Charlie Scott of Woodland, O’Brien and Scott, St. Paul, Minnesota; and Carol Smith of Home Address, Colorado Springs, Colorado to be part of the Evaluation Committee for the award. To be considered for this recognition, applicants needed to have at least 88% of its home buyers say they were willing to refer the company to friends or family. Once clearing that hurdle, the company’s customer service and referral rate were further evaluated in an in-depth review of its processes and documentation. Builders scoring at least 100 points on their evaluation scores earned Highest Distinction.

American Classic Homes has built a strong culture focused on customer satisfaction that permeates the company. In addition, it has worked hard to build processes that encourage suppliers and trade contractors to support that effort, and the final beneficiary is the home buyer.

The Builder Partnerships Achievement Award differentiates itself from other recognitions in two key areas. First, it is an independent and cost-effective customer satisfaction measurement that is available to all builders, not just those in certain markets or of a certain size.

Second, the award does not rank one builder against another but recognizes all builders who achieve a benchmark of customer satisfaction, which gives home buyers a truer measure of a company’s quality.

 


About Builder Partnerships: Builder Partnerships is a member organization focused on providing management training and consulting to help builders improve their performance and profit.  Currently we represent approximately 550 builders in the United States and Canada who have projected about 75,000 homes built collectively this year.  With over 75 manufacturer and service providers associated with our group, Builder Partnerships also manages streamlined, competitive incentive programs and works to strengthen relationships between builders, manufacturers and other service providers in the industry. www.BuilderPartnerships.com

About Woodland, O’Brien & Scott: Woodland, O’Brien & Scott is one of the housing industries original customer satisfaction survey and consulting firms. The Principal Partners of Woodland, O’Brien & Scott have more than 60 years of first hand homebuilding experience and utilize this experience along with proprietary surveys, and software to identify client strengths, weaknesses, provide benchmarking services, and identify client performance improvement opportunities. Learn more about Woodland, O’Brien & Scott at www.woodlandobrien.com or by contacting Charlie Scott at CharlieS@woodlandobrien.com.

About Home Address: For more than 30 years, Carol Smith and Home Address have provided home builders with practical insights and proven techniques that cut to the heart of any service issue. Smith’s methods have helped hundreds of builders develop better service expertise, establish a stronger position in a challenging market and win genuine customer loyalty.

For more information or media inquiries about the Builder Partnerships Achievement Awards, please contact Monica Wheaton, CEO, Builder Partnerships, monica@builderpartnerships.com Phone: 800-456-7865. Web:  www.BuilderPartnerships.com

14 questions to ask your homebuilder

Categories: New Homes | Posted: March 9, 2017

The process of progressing your custom home from vision to move-in should be an exciting experience. Choosing the right homebuilder is the first step toward ensuring your satisfaction. Here are 14 questions to ask your homebuilder before making this important choice.

  1. Will you build on my lot or do I need to purchase property from you? Some homebuilders focus on their own communities, while others will build elsewhere. Certainly, if you already have land in mind, you need a homebuilder who will build on your lot.
  2. Can I provide my own plans or do I need to choose one of yours? Some homebuilders stick with their own home designs because they’re “tried and true”. Others are comfortable working with quality home plans from another source (emphasis on “quality”).
  3. How many homes like the one I’m looking for have you built in this area? When a homebuilder is familiar with the geography, regulations, and challenges of building a home of a particular size and with certain features, you have the peace of mind that he is experienced with successfully navigating each one. That means timely construction without unanticipated overruns.
  4. Are you licensed and insured? Protect yourself by choosing a builder who can provide proof of insurance and a current builder’s license for the state where your home will be built.
  5. Do you offer a financing option? Is there a preferred lender you use? It can be convenient to use a homebuilder’s preferred lender, and they might offer better options than another lender. Before you decide on your homebuilder, determine your choices and whether or not you must use a preferred lender.
  6. What is standard in your homes and what is considered an upgrade? You need to determine what’s included in your price, so you’re comparing apples to apples with all of your homebuilders. Some standard features are options for other builders. Be clear about what you’re getting, particularly for those features that are important to you.
  7. Can I make changes after the construction has begun? It will cost more to make changes, and that price often goes up the farther along your home is in the building process. Discuss how your homebuilder handles changes so you know what to expect.
  8. What type of home warranty do you include? Appliances are covered by the manufacturer’s warranty. The quality of the structure (workmanship, systems, materials) should be covered by the builder’s warranty. The builder will specify the time period, so ask how long they guarantee your home and how repairs are handled during this time.
  9. What energy-efficient features do you include? Today’s appliances, construction materials (windows, doors, insulation), and HVAC systems are geared toward energy efficiency. Ask each builder to explain the extent of their energy efficient commitment.
  10. Can you provide references from your homeowners, and can I tour a few of your homes? With any major purchase, you check reviews of past customers. Don’t be shy about asking for references. A reliable homebuilder will proudly share his successes.
  11. Who will be in charge of building my home? Can I meet this person? The contractor or project manager will become your close friend during the construction of your custom home. Learn that person’s experience and then talk to him before making your decision. Is he easy to work with and accessible? Does he understand and appreciate your concerns? How is communication handled?
  12. Is landscaping included in the price? If so, what exactly do you provide? Know whether you are getting a lawn, shrubs, and/or trees, and specifically which plants are included.
  13. How often can I tour the worksite? It’s your home, and you should be able to visit during construction, but showing up unannounced or too frequently can impede the progress. Determine the best process and schedule for arranging these tours.
  14. What is the estimated time to complete the homebuilding? When can you start? One builder might be able to complete your home in three months but has a backlog and can’t start soon enough to meet your deadline. Ask for realistic start and completion dates, and any factors that will impact them.

Are you ready to right-size your home and your life?

Categories: New Homes | Posted: February 23, 2017

We’re hearing so much talk about “down-sizing” these days. People are finding ways to step back from quantity, and focus on quality. Simplify. Get rid of the excess. Live with less.

But is “down-sizing” really the right term? Maybe “right-sizing” is more accurate. Find the lifestyle that provides a better fit to your current priorities. Ten or twenty years ago, living in a suburb, for example, might have been the right choice, and the commute was worth it because your kids were in a great school district. Now, you might be yearning for a more walkable way of life. Conversely, your “right-size” lifestyle could include a stronger sense of community that comes with living in a non-urban neighborhood.

Are you ready to right-size your home and your life? Here are some clues that it’s time to consider that shift.

Your home feels cluttered.

Are you tired of navigating around the furnishings or spending too much time dusting all the items you’ve collected over the years? Is your closet overflowing with clothes you haven’t worn for a year or more? Has your attic or garage grown into a stash for things you really shouldn’t hold on to?

When the walls start closing in from the clutter, treat yourself to a good purge. Put sentiment aside. You don’t need all your kids’ homework papers and artwork. And just because that chair is comfortable, be honest—it’s an eyesore.

Donate usable items that have outlived their life in your home, but could be valuable to others. As you sort through what’s worth keeping, ask yourself, “Would I miss this?” When you’re truthful with yourself, you’ll discover you’ve been cluttering your life with things that have lost their meaning.

Your home feels larger than it used to.

Have you become tired of traipsing up and down the stairs? Do you have rooms that you’re not using regularly? Has it become more of a chore than a joy to maintain your yard?

It’s almost inevitable for a spacious home that was the right size for your life a few years ago to seem to grow as you reach a point when bigger isn’t better. Do you need extra bedrooms or that extra bathroom that is rarely used? You just might be ready to move to a right-sized home.

You want to lower your expenses.

When you’re in a home that doesn’t fit quite right, you’ll notice that certain household costs don’t feel right either. Your utility bill seems high for your current household. You might not feel that paying a monthly HOA is worthwhile now. Possibly, maintaining things like a pool aren’t delivering an appreciable return on investment. And you’re seeing the expense of costly replacements, like a new roof, furnace, air conditioning system, or other feature that is seeing the end of its life.

You’re more actively browsing home and interior designs.

You find yourself poking around HGTV, Pinterest, and home improvement shows, magazines, and websites for ideas to spark change—interior, exterior, or both. The fact that you’re straying this way shows you’re not satisfied with your home. Maybe you can make cosmetic changes, but ask yourself if that’s enough to fit your lifestyle in the years ahead.

Consider your needs today, not in the past. Determine what your right-size life and home would look like. Then take action to reshape it!

Clutter versus Keepers: How to get (and stay) organized

Categories: Home Owner Tips | Posted: February 8, 2017

When you move into a new home, you usually start by getting organized. When you were packing up your belongings, you probably purged a lot of items, just to lighten your load.

Before long, you see signs that the clutter bug is back. Mail, magazines, and an assortment of papers are scattered on tables, counters, and other surfaces. Your once-tidy closets are in disarray. The kitchen cabinets are so crammed, it’s hard to find the one thing you need, when you need it.

It’s time to channel that new home mindset, the one where you put everything in a logical place and don’t cling to the unnecessary.

Here are some tips to get and stay organized by separated the clutter from the keepers.

Do you need it? Are you keeping things “just in case”? A half-empty bottle of lotion, cleaner, or other item that has been sitting on a shelf somewhere for ages is taking up space. If “just in case” hasn’t used up the remainder by now, throw it out.

Also, remember that “want” and “need” are two distinctly different categories. You need to have a first aid kit on hand. You want to have an overstuffed supply of extras. Distinguish between want and need so that you avoid keeping things where the clutter quotient outweighs its value.

Does it function properly? Do you have something you’ve been holding on to, until you can get around to repairing it? This could be a pair of pants, a small appliance, a piece of furniture, or maybe chipped pottery. If you haven’t fixed it by now, you’ve been living quite nicely without it. Diagnosis: Clutter.

How sentimental is it? Quite likely, a large percentage of possessions you’re clinging to have sentimental value. Ask yourself how much sentiment you need. Your child’s first tooth is a keeper. All the ones that followed are not. Your college diploma is a keeper. Your participation certificate from the intramural soccer club is not. You don’t have to be ruthless (well, maybe a little). Just be realistic. Something with true sentimental value is worth having close at hand—displayed on a shelf, hanging on the wall, or among your valuables. If it’s not worth looking at on a regular basis, the sentimental value has depreciated considerably.

Once you’ve gone through the task of purging, organize what remains by storing it in a logical location, in proper containers (not cardboard), and with clear labels, so it’s easy to find when needed.

Before you toss out some of your things, determine if it can be donated to local charities, churches, schools, libraries, senior centers, or other groups.

As a rule of thumb, schedule a purge annually. Make it a part of your spring cleaning routine so you keep the clutter bug out of your home.

10 ways to improve your indoor air quality

Categories: Home Owner Tips | Posted: January 26, 2017

You spend a lot more time inside your home during the cold weather. Did you know you could be breathing in more pollutants inside your home than outside?

Dust mites, pet dander, second-hand smoke, and mold are the obvious culprits, but the problem goes deeper. Household cleaners, air fresheners, carpets, furniture, and even the paint on your walls could be releasing harmful toxins. Other allergens and irritants are being tracked into your home. With the improvements in insulation being installed in today’s homes, you’re living (and breathing) in an airtight environment that is comfortable but could be harmful.

Protect your household by making healthier choices. Here are 10 ways to improve your indoor air quality.

  1. Use a good vacuum with a HEPA filter. Don’t skimp on your choice of vacuum. A lesser quality vacuum will suction up the dust, mites, allergens, and pollutants, but then sends them back into the air via the exhaust. Choose a vacuum that features a HEPA filter, rotating brushes, and strong suction. Be sure to clean the filter regularly, for best results.
  2. Mop after vacuuming. It’s not enough to vacuum. Go over the laminate, wood, and tile floors with a wet mop (no cleaners) after you’ve finished vacuuming, to ensure you’ve removed as much unwanted debris as possible.
  3. Protect your entryways. Prevent dirt, pet dander, chemicals, pesticides, and other traveling pollutants from walking into your house. Place a durable mat at each doorway. Ask people to remove their shoes when entering your home.
  4. Manage the humidity. Moisture is a breeding ground for mold and mites. Keep your humidity to no more than 50% by using a dehumidifier in the months when your home is closed tight, and empty the drip pans as needed.

You can also reduce the humidity by using an exhaust fan in the bathroom and kitchen (particularly when the dishwasher is running). Be careful not to overwater your house plants. Repair leaky pipes and faucets, and vent your clothes dryer to the outside of your home.

  1. Use natural cleaners. Many store-bought cleaners contain harmful chemicals that you’re spraying into the air and wiping onto your home’s surfaces. You don’t need those chemistry experiments to keep your home clean. Some of the best cleaning products are in your pantry: lemon slices, baking soda, white vinegar, tea tree oil, olive oil, salt, and castile soap.
  2. Avoid artificial fragrances. Plug-in air fresheners have been proven to emit volatile organic compounds (VOCs) that are considered toxic. Laundry detergents, air fresheners, dryer sheets, and other consumer products that boast a “fresh scent” are the result of harsh chemicals, such as phthalates. Avoid any products with artificial fragrances. For indoor air that is healthy and smells fresh, use an air diffuser with essential oils.
  3. Read labels. Some of the woods and wood products used in furniture are treated with chemicals, like formaldehyde, and assembled with toxic glues. Look for furniture, electronics, building products (e.g., cabinetry, countertops, lighting, flooring), mattresses, wallcoverings, and windows treatments that carry the GREENGUARD Certification,
  4. Look for low- or no-VOCs. If you’ve ever walked into a room with fresh paint, you know the odor. You might have even experienced a headache from the VOCs in the paint. Choose only low-VOC or Zero VOC paint.
  5. Add plants. Some house plants remove toxins from the air and emit healthy oxygen in return. These detoxifying plants include the areca palm, bamboo palm, gerbera daisy, spider plant, variegated wax plant, and Boston fern. They remove chemicals like formaldehyde, benzene, and toluene from your air, AND they’re safe for pets (cats and dogs).
  6. Open the windows. There’s nothing like airing out your home. Yes, it’s cold outside, but let in some fresh air occasionally—and let the bad air get out.
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