Dear George: "I am a first time homebuyer. I closed on my condo in Atlanta, GA on Jan.31, 2002. I keep hearing about how the Homestead Exemption can help me save money on my property taxes. Can you help me understand what this exemption is about? What must I do to obtain it?" - New Owner

Dear New Owner: See the "Property Tax Guide For The Georgia Taxpayer". Generally, you must own a home that is your legal residence as of January 01 for the current tax year, in order to receive the exemption. Certain Georgia counties offer a greater amount than the statewide homestead exemption. The tax guide seems to be very thorough. It should provide answers to all your questions. If you used a real estate agent for your purchase, ask the agent. Or, you can contact the Georgia Department of Revenue, Property Tax Division at (404) 968-0707.

Dear George: "If the broker's commission is partially refunded to me when I sell my house, is it income or is it a reduction in selling expense?" - Seller

Dear Seller: Read IRS Publication 523, "Selling Your Home." It is available at http://www.irs.gov/. In the Forms and Publications Finder box, enter "Publication 523." Then press, "Go." According to that publication, "Selling expenses include commissions, advertising fees, legal fees and loan charges paid by the seller..." Based upon that, a partial refund of the Listing Broker's commission would be a reduction in the selling expense. Also, especially if your state has an income tax, there may be state tax issues that apply. You should consult a tax professional for comprehensive advice.

Dear George: "I want to remodel my 23 year old house in Southern California. I am considering putting in new counters in my kitchen. Also on my list for the kitchen are new appliances and windows. I might also wish to enlarge the master bath area so I can install a whirlpool bath. I'd like to know which of these home improvements would return the greatest percentage of their original cost when I resell." - Dreaming

Dear Dreaming: According to Remodeling Magazine, its "Cost vs. Value Report" is "...the industry's only detailed account of investment returns on popular projects..." This annual report details the costs by the type of project. It also covers costs by regions of the country. Another site you might find helpful is http://www.improvenet.com. Both sites provide planning ideas. Both also provide assistance in locating local contractors.

Dear George: "I am not pleased with the Realtor® I was using to represent me as a buyer. He was snide. I don't believe he had my best interests at heart during the negotiations on an offer I presented. I withdrew my offer. Then I informed him how I felt. I also told him that I did not wish to be represented by him or any of his associates. He told me that was fine with him. Then he said that I would still owe him his commission if I ended up buying the property on which he submitted the offer. Can he be correct? Is it not possible to change your Realtor®, even if you can't stand him?" - Discouraged

Dear Discouraged: It is possible. However, it can be very complicated if you have signed a Buyer Representation Agreement. Fortunately, you are located in a state that has an active "Ombudsman" program. It is a free service to consumers from the Texas Association of REALTORS® ("T.A.R."). Call them at 1-800-873-9155. Ask to speak with someone regarding T.A.R.'s Ombudsman Program. This program is designed to handle situations such as yours. That is, when a consumer has a problem with a particular Realtor® Member of T.A.R. (all local REALTORS® in Texas are also T.A.R. Members), a specially trained volunteer Realtor® called an "Ombudsman" will communicate with you. The Ombudsman will listen to your side. Then the Ombudsman will contact the Realtor® Member with whom you are having the problem to listen to his or her side. The purpose is not to settle the dispute, but to make sure that you, as the consumer, are fully aware of all the options available to you. It also assures that the Realtor® Member understands that you, as a consumer, know all the options available to you. I'm told this program has met with great success.

Published: May 10, 2002

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George C. Stephens, CRB is the Broker of deRaat Stephens, Inc. dba ERA Stephens Properties and the Director of Compliance for eRealty, Inc. Stephens served as 1998 Chairman of the 13,000+ member Houston Association of REALTORS® and is the Vice Chairman of HAR’s wholly owned subsidiary, e-Har, Inc. He is the 2001 Secretary/Treasurer of the 50,000+ member Texas Association of REALTORS® and TAR’s 2002 Chairman-Elect. Stephens holds a Texas Real Estate Broker license as well as a Texas Mortgage Broker License.