October Events in Central Vermont

Central Vermont is one of America's most beautiful locations in the fall, at least for a couple of weeks. In these weeks cities like Montpelier, Barre, Waterbury, and Northfield are bursting with activities and events. If you're looking for something to do this month check out our list of events here! There is fund to be had for all ages! 


October 4th - 18th

Northfield - PTNO Annual Snack Drive -


October 11th 


Waterbury Adventure Challenge:


October 15th 


Waterbury - Yoga and Meditation Mini- Retreat For Absolute Beginners 4 PM - 8 PM -


Waterbury -  Foliage Van Ride - 1 PM - 3PM -


October 16th 


Yoga and Meditation Mini- Retreat For Absolute Beginners 10 AM - 4 PM -


October 17th 


Barre - Fall Family Fun Day - 3 PM - 5 PM -[%7B%22surface%22%3A%22group%22%7D]%7D


Waterbury - Ben & Jerry’s Annual Pumpkin Give Away - 9:00 AM - 10:30 AM - 


Waterbury - Yoga and Meditation Mini- Retreat For Absolute Beginners 10:00 AM - 2:00 PM


October 21st


Montpelier - Travelers Circle Storytelling Night & Potluck


October 22nd


Moonlight Madness - Downtown Montpelier


October 23rd


Northfield - Halloween Storytime - 11 AM  - 11:45 AM[%7B%22surface%22%3A%22group%22%7D]%7D


Montpelier - Capital City Farmers Market - 9 AM - 1 PM


Montpelier - Capital City Concerts -Borromeo Quartet-Music of Healing and Thanksgiving - 7:30 PM




Barre - Raise the Roof Oktoberfest Pub Crawl - Noon


October 24th


Barre- Fall Festival 4:30 PM


October 25th 


October 26th 




October 27th


Montpelier - Poetry & Horror with Rachel Hinton 6:30 PM




October 28th




October 29th




October 30th 


Northfield - 1st Annual Pet Costume Contest - 12 PM - 3 PM -


Montpelier - Capital City Farmers Market - 9 AM - 1 PM


Montpelier - New Play Explores Women's Suffrage 7:30 PM




October 31st


Montpelier Fall Festival




Waterbury - Halloween Board Game Event - 3:30 PM - RSVP Required


Waterbury - Halloween Party At The Ice Center - 3:30 PM



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    2021 Quarter 3 Market Report

    Download Your Copy of the  2021 Q3 Central Vermont Market Report!

    Get the facts about the number of home sales, median sale prices, and more for Barre, Montpelier, U32, Waterbury, Northfield, and Williamstown.

    See how multi family real estate is performing, and what buyers are doing to get offers accepted in this competitive market. On the lighter side...what exactly is a "smell through"?

    Valuable for buyers, sellers, and people who are just interested in following the market. Get your free download here!



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      Who Pays For Closing Costs in Vermont


      I suppose technically, the question of who pays the closing costs in Vermont is negotiable. But in reality, there are some closing costs that the buyers pay and some that the sellers pay. We've put together the below for buyers and sellers in Vermont but you could apply some of this information anywhere.

      Seller's Closing Costs

      The seller side has pretty straightforward closing costs.

      • Attorney fee
      • Real estate brokerage fee
      • Wire transfer fee (if wiring funds after the closing)
      • Final water and sewer bill

      Attorney Fee

      The seller's attorney will write the deed, fill out the property transfer tax paperwork, and more. 

      Real Estate Brokerage Fee

      Worth every penny. Pricing, pre-inspection, negotiation, contract writing, problem-solving. If your transaction went smoothly, that's because the real estate professional made it look that way. If it was a challenging transaction, imagine how hard it would have been otherwise?

      Wire Transfer Fee

      Most, if not all, financial charge wiring fees. This closing costs responsibility lies solely on the seller.

      Final Water and Sewer Bill

      Wait. Why is the seller paying the water bill? The seller is paying the water bill from the end of the last statement to the closing. You're giving the buyer the amount that you're responsible for. The buyer will pay the whole amount when the next bill comes out. You've just paid your share in advance.


      Buyer's Closing Costs

      Things get way more exciting and confusing when it comes to closing costs on the buyer's side. Get a load of some of these:

      • Appraisal fee
      • Credit report
      • Flood certification (even if the house is at the top of a mountain)
      • Insurance tracking fee
      • Various tax services
      • Legal--settlement fee
      • Legal--title search and examination
      • Vermont transfer tax
      • Prepaid homeowners insurance
      • Mortgage insurance premium
      • Prepaid interest on the loan
      • Prepaid property taxes
      • Document recording fees
      • Title insurance (owner's policy)
      • Title insurance (lender's policy)
      • Prorated fuel
      • Prorated property taxes

      Some of these depend on the loan or the lender. Others depend on the purchase price. As a super rough rule of thumb, we usually tell buyers to expect to pay 5%-6% of the purchase price in closing costs for highly leveraged loans (0%-5% down, 3%-4% for loans with higher down payments, and 2%-3% for cash. These are very rough estimates.

      Appraisal Fee

      It's tough to pin down the cost of an appraisal. Sometimes they cost $400 and sometimes they cost $1000. There are a lot of variables, including the size of the property, the complexity of the problem, and supply and demand of appraisers. 

      You get to pay for the appraisal, but you don't get to pick your appraiser. The lender will do that for you. Also, depending on how cynical you are, you can either consider that the appraiser works for you to make sure you don't unwillingly overpay for a property or that they work for the bank to make sure the bank isn't under-collateralized.

      Credit Report

      You knew the lender was going to "run credit," and they did. You get to pay for that.

      Flood Certification

      It's only $20 or so, and I can see you rolling your eyes. But yes, there's going to be a flood certification to make sure that your house, at the top of a mountain, is not in the flood zone. Truthfully, this is a good thing. No one wants people to be in a flood zone accidentally.

      Insurance Tracking Fee

      Beats me. The last one I saw was $93. Are you reassured that your insurance has been tracked? You should be!

      Various Tax Services

      Again, no idea. Recently I saw $88 for "tax service." So there you go.

      Legal (Settlement Fee)

      You're going to have someone organize all the paperwork, go through it all, show you where to sign, disburse funds, etc. It's actually really fun to watch an attorney go through all that. They turn a three-inch stack of papers into homeownership.

      Legal (title search and examination)--Your attorney will go through the land records to make sure there's nothing mucky in them. What's mucky? Dozens of things. From undischarged mortgages and mechanics liens to unpermitted improvements and open certificates of occupancy. You might even find a land lease from UVM in the land records. 

      The title search will bring those up and then work to clear them out so that it's not mucky when you buy the property. 

      Title insurance (Owner's Policy)

      You can buy title insurance (you should). That's a one-time premium, and it protects you as long as you own the property. If something comes up that wasn't discovered in the title search; your title insurance will work to quiet the issue or pay to make it disappear. 

      Title insurance (Lender's Policy)

      Title Insurance for the lender's policy is pretty much the same as above, but you HAVE to buy it if you have a mortgage.

      Vermont Property Transfer Tax

      This is more or less a sales tax on the purchase of real estate. As of this writing, for a primary residence, it's.05% on the first $100,000 ($500) and then 1.45% on anything past that. For non-primary residences, it's just 1.45% of the purchase price.

      Prepaid Homeowners Insurance

      This is another one that varies wildly. Sometimes you'll be required to have one month paid in advance, sometimes three months, sometimes 12 months. Pay now or pay later, right?

      Mortgage Insurance Premium

      If you have less than 20% equity in the property, you have to have private mortgage insurance (PMI). Not a whole lot you can do about that. But as you make payments and reduce your principal amount and as your house is either improved or the market in general lifts prices, you might be able to get to that 20% threshold way sooner than you think. 


      Prepaid Mortgage Interest

      If you have a 30-year mortgage, that's 360 payments. Your first payment covers the period from when you purchase to the end of the month. You pay that in advance at closing. Payments 2-360 are all paid in arrears. It just means that you have a partial month's of interest that you owe at the closing. At Green Light Real Estate, we help loads of buyers get out of paying PMI earlier.


      Prepaid Property Taxes

      Different lenders and different loans have varying requirements on this too. You might have to pre-fund your escrow with a couple of months or more of property taxes. You're just paying in advance, which can be comforting.

      Document Recording Fees

      At present, every page that gets recorded in the town clerk's office costs $10 per page. So, a three-page warranty deed costs $30. A 20-page mortgage deed costs $200.

      Prorated Fuel

      You get to reimburse the seller for any fuel that's left at the property. Oil, propane, firewood, pellets. Am I missing anything?

      Prorated Property Taxes

      The buyer is responsible for the property as of the day of the closing. If the seller paid any property taxes in advance, the buyer would reimburse the seller for those prepaid taxes. Fair is fair.

      Vermont Prebate

      Oh, here we go. You really should talk with a Green Light Real Estate professional to go through the prebate calculation. In a nutshell, the buyer will reimburse the seller for any unused portion of the seller's prebate for the tax year. And, the buyer is going to get the seller's lower quarterly tax bill for the rest of the tax year. It's kind of like paying in advance for property taxes. But again, there's more to it. Talk to someone at Green Light, and we'll explain it.

      Whether you're selling a house in Vermont, buying a house or both, the process can sometimes be pretty complicated and confusing. That's why our agents at Green Light Real Estate are ready to help you! Give us a call at 802-225-6425 or email us at


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        Top 5 Vermont Towns to Live in

        Surrounded by beautiful mountains, diverse weather and quaint small towns, Vermont makes a great place to raise a family. 

        Not only is Vermont one of the safest states in the US, but the cost of living is way lower than nearby cities such as Boston. 

        There are also numerous thrilling and unique places to visit or live in Vermont. So, choosing the best city to visit in Vermont is easier said than done. As a renowned Vermont real estate company, here are the top 5 Vermont towns to live in.

        1. Montpelier, VT

        No matter where you’re from, Montpelier, VT is one of the cutest small towns to call home away from home. 

        Although it’s one of the least populated in Vermont, Montpelier has no shortage of fun; and it’s a great place for those looking for tranquility. 

        Besides, Montpelier is ranked the 6th best median home value in the US while being the 3rd best city with a high employment rate. If you believe this city is the right place for you, we have exceptional and affordable real estate & homes for sale.  Contact us today!

        2. Barre, VT

        If you think you can’t live in Montpelier because of its small population, then you might want to consider Barre, VT. In Washington County, Vermont, Barre, VT is the most populated city. This city is home to Barre Opera House, Studio Place Arts, and Vermont Granite Museum for art and culture lovers. As a matter of fact, this city never sleeps. 

        If you think Barre is the right location for your second or first home, don’t hesitate to contact us. Our agents would love to help you buy a home in the Granite Center of the World.

        3. Northfield, VT

        Located in a valley within the Green Mountains, Northfield, VT, is the 3rd best Vermont town to live in. Unlike other cities in the region, this town has an affordable cost of living. While the median home value is $193,103, its median income is $72,480.

        Besides, it is home to Norwich University, which is the city’s largest employer. We recommend this city for educationalists who want to buy investment property in Vermont and for those looking to settle in after graduating. 

        4. Stowe, VT

        This is one of the best cities in Vermont for outdoor and adventure lovers. There are numerous points of interest in Stowe and people come from all over the US to ski and get cozied up by the fire.

        Stowe, VT is home to Trapp Family Lodge, where you can enjoy thrilling and exciting moments with your loved ones. Besides, the Stoweflake Mountain Resort and Spa, as well as Vermont Ski and Snowboard Museum, are also fun-filled locations in the city for those looking to ski or relax.

        For realtors or investors already in the Vermont real estate market, you can check out the Stowe Land Trust, which has more than 30 properties and over 3,500 acres available to the public. We also have some great listings available on our website that we’re sure you’ll love.

        Because Stowe offers great year-round activities for everyone in the family, owning a second home in Store, VT is a great investment. Due to its close vicinity to New York and Massachusetts, it makes for a great weekend getaway. 

        5. Woodstock

        Our list of the top 5 Vermont towns to live in is incomplete without this little city. If you're looking for a place with charm, great food (some of the best cheese and maple syrup) and even a national park, look no further.

        Without any doubt, this is a perfect place for families, not to mention that it has some of the highest ratings for public schools, sitting in at 9/10. It is ranked the best city with median home value in the state. Likewise, it is the 4th best town with a high employment rate.

        Besides having the top schools in the state for your kids, Woodstock, VT also has the 2nd lowest crime rate -- making it the perfect place to raise a family. Imagine all the great things you can think about, if you didn’t have to constantly worry about your children’s safety?

        If you’re looking to own a vacation home or buy your first home in Vermont, Woodstock offers a pleasant and happy life.

        If you’re reading this, chances are you’re considering living in Vermont. You could ask any Vermonter and they will always say that their side of New England is best; and although that might be true, those living in these top five towns are truly the winners.

        Having reviewed the top cities in Vermont to live in, we are sure you have picked your preferred first or second home Vermont.

        Regardless of which town you end up deciding on, because of the low crime rate, good standard of living, low employment rate, and amazing outdoor activities, moving to Vermont or owning a second home in Vermont is always a good idea and an investment you won't regret.




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          Northfield Home Goes From 0 Offers to 3 in Only a Few Weeks!

          There's a lot to consider when selling a home; and It takes a great Realtor to really understand the seller’s goals and Mattie Dube did just that!

          Continue reading for a (real story) of the process Amanda went through while selling her house in Northfield, VT -- and learn more of how Mattie helped her in that process. 

          "Amanda had already moved on to a new home with her partner and was ready to wrap up this chapter of her life. She contacted me to help her sell her Northfield home, where she had lived for many years. Her Northfield home had a lot of sentimental value, but she knew it was time to let it go to someone new.

              When speaking with Amanda it was important to learn what her goals were with this sale and how she wanted to go about it. Not all transactions are about making the most money or doing the most work to get the house perfect for selling. Amanda was ready to move on and wanted to make enough money to pay off her remaining commitments while requiring the least amount of intervention on her end. She is a busy professional and no longer lived in the home so it was my job to get the house sold without adding too much to her plate.

              To do this, I met Amanda at her home for a pre-listing appointment. We did a walk through and Amanda told me what she loved about her time in the home, what she thought would be desirable to future buyers and I helped to give her advice about quick, easy and low-cost fixes that would make the property present better to potential buyers.

              The house was vacant but needed a little bit of love to really shine. After a few showings with no offers, I recommended that the seller paint the interior all white during her spare time on weekends while the home was listed. It was quick, painless, super affordable and made all the difference!

              100 Parsons Lane ended up having 20 showings and  3 offers (2 cash!). When we were analyzing the offers, I worked with the seller to make sure that she was getting what she wanted out of this transaction. The highest amount of money is not always the most desirable offer. The negotiation reflected the needs of my seller - make enough money to pay off her remaining bills, sell it quickly and take the offer that is most likely to close. Together we made the decision to take an offer that was cash, did not have any contingencies, and we closed in an easy peasy ten days.

                     The home was sold to a contractor/inspector who had plans to bring it back to its former glory and restore the home for his son. The buyer got the project he was looking for and Amanda was able to pass her home on to someone who would breathe new life into it.

                      As a Realtor it felt great to know that this transaction was smooth, low-stress and satisfying for all parties involved. Everyone worked together to deal with any hiccups and we got the deal done in record time. That’s what a successful transaction means to me." - Mattie Dube 


          7 Ways to Increase Income From Multi Family Property | Green Light Real Estate


          7 Ways to Increase Income From Multi Family Property


          When it comes down to it, you own multifamily property so that you can make money. You want to make a profit each month with cash flow. You want to increase the value of the property so you can either sell for a profit, or refinance and pull equity out for other projects.


          You’re a nice person. But you’re not investing out of the goodness of your heart. Profit matters.


          The best way to improve the monthly cash flow is to increase income, decrease expenses, or both. Here are seven ways that you can increase your building’s income, increase your tenants’ happiness, and increase your building’s value. It’s a win-win-win!


          #1: Market Rent

          Are you charging market rent? That doesn’t mean “average rent”. If your property is below average, then you’re not going to get average rent. But you should charge enough so that you’re getting paid what the unit is worth. (If you missed the earlier Barre Multi Family Report about average rents, just email and we’ll send it to you.)


          If you haven’t increased rent in a couple years, consider doing so now. Have your expenses gone down? Not likely. I’m willing to bet your property taxes and water/sewer bills haven’t gone down.  How about at least passing along the increases that you’ve been eating. There’s probably room for higher increases than that, but at least it’s something.


          #2: Small Improvements Go A Long Way

          Can you do some improvements that make the place more desirable? You don’t have to do an entire apartment renovation to justify increasing rents. How about installing new countertops and new appliances? (Especially if the old ones were nearing the end of their lives anyway.) Or,  installing a new toilet, sheet vinyl, and a vanity in the bathroom. 


          Call or email Green Light Real Estate 802-225-6425,


          #3: Storage! Storage! Storage!

          Lots of apartments lack storage. Can you find or make storage in your units? Even enough for tire storage, holiday decorations, and moving boxes can make a big difference in quality of life for a tenant. And you can charge for it. We recommend making storage safe, secure, and simple. Remember that you might have to pay to have it emptied if the tenant “forgets” when they move out. So, consider adding something to the security deposit to cover for that possibility.


          #4: Laundry

          Everyone needs to wash their clothes. What if you added laundry hookups in the units? I’m not saying you even have to provide the machines, although that’s nice. Just having the hookups gives tenants a nice option. Or, if your building lends itself to a common laundry, coin-op might be the answer.


          Call or email Green Light Real Estate 802-225-6425,


          #5: Arf. Purrr.

          Furry friends are more and more popular. There’s an age old debate about allowing pets in rentals. The pros are that you can have more tenants to choose from, and therefore might be able to pick a better tenant. You can also charge a pet premium, and hold an additional deposit. 


          Cons are that pets can cause damage, disturb other tenants, and could cause insurance or liability issues.


          #6: Delivery Amenities

          Do your tenants shop online?  Do they have packages delivered to their homes? Could you install a secure home delivery mailbox system for the tenants? It would give your tenants peace of mind, and also, perhaps prevent tension between tenants. You and I know that our tenants would never accidentally take a package that belongs to their neighbors. The neighbors, however, might not always think that.


          #7: Covered Parking

          Some buildings have the space and the exterior layout to allow for garages or more simple carports.  Check with zoning, and then run the numbers. What would it cost to add covered parking? What rent premium could you charge? Up to you whether the return is worth the investment of time and money.


          Call or email Green Light Real Estate 802-225-6425,


          There you go. Seven solid, actionable ways that you can increase income in your multifamily rentals. Pick one or two, and see what the results are. 


          Is it time to stop being a landlord, or to divest some of your holdings? 


          Call or email Green Light Real Estate for a free comprehensive property valuation. We always have buyers that are qualified to buy. Our buyer list has people who buy:

          --Turn key, mint condition prime properties

          --Buildings with some deferred maintenance, and are a little dated

          --Properties that are in rough shape

          --Buildings with all ranges of tenants, from dream tenants to nightmare tenants

          May 2021 Real Estate Market Report

          So, How's the Market?


          On the Market (Active)

          Sold in April

          Median Sale Price

          Barre City




          Barre Town
















          Which means there's really only a month or so of inventory in most markets. Many properties are going under contract quickly. This really is a strong sellers' market.

          More About April

          Drilling down a little deeper, let's look at properties that listed for sale in April. What happened to them? Did they go under contract? Are they hanging around on the market?



          Listed in April

          On the Market (Active)

          Barre City



          Barre Town












          (Single family homes as of 5/3/2021)

          By far, the properties that listed for sale in April have gone under contract. There are always some that linger. Sometimes they're overpriced. Sometimes they're unique properties that appeal to a more narrow band of buyers. Barre City and Barre Town in particular have been smoking hot. 75% of April's Barre Town listings went into contract in April. Wow.


          New Service Offered

          Do you want to know if there's an actual, real live person out there who wants to buy your house? I mean, someone with a name and an address. Someone who's preapproved (or is a cash buyer). Someone who has made an offer on another house that's very similar to yours. A real buyer.

          You can. We have a detailed and honest list of just such buyers.  Check out and get the full list of what buyers are looking for. Then, if you or someone you know is thinking of selling, just let us know, and we can match buyer and seller. Which is what we're very good at.

          Buyers who a clear on what they want to buy, and are ready, willing, and able--you can get on this list! Then we can start actively looking for the exact property that you want, instead of just hoping and waiting that it'll come on the market on its own. And don't worry, we're not putting names out there. 

          Call or email Green Light Real Estate  802-225-6425 or to get on this list and to give you an advantage in your home search. 

          Here's an example:


          Barre Town

          3-4 bedrooms

          Nothing fancy

          Good “starter home”



          Quote of the Month

          "Why can't we just offer the asking price?

          Well, we can. But we're seeing a LOT of multi bid situations, and in those cases, the asking price is really just the starting point for negotiation. The truth is that if you're the only offer, then a great way to get the property is to offer the asking price. 

          Free tip! There are times when we won't know if there's more than one offer. That's when you are overwhelmed with joy that you're working with a Green Light Real Estate buyer specialist. If we can't find out for a fact that there's more than one offer, we can usually piece it together. There are clues, if you know what to look for. And we know what to look for.

          At the risk of being crass, buying a house today is a bit like nature. To get an "offer" accepted in nature, animals use bright feathers, loud calls, big antlers, loud calls, and flashing abdomens. In real estate, successful offers have flexibility, limits on contingencies, easier terms, and higher probability of closing, as well as a strong price.

          --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Green Up With Green Light

          Thanks to everyone across the state who helped clean up our roadways, waterways, and more on Saturday May 1!

          We had dozens of people statewide who took and shared photos with #GreenUpVT21, and Green Light Real Estate is donating over $500 to Green Up Vermont.

          As of this writing, the totals for trash and recycling collected and disposed of isn't published. So, let's just say a lot. There were several stretches of road where there was a bright green trash bag every 200 feet or so.


           Speaking of Social

          For the latest information about the real estate market in Central Vermont, you've really got to connect with us socially. Like, follow, comment Green Light Real Estate on Facebook and Instagram.

          That's where we put information about new listings, recent sales, contests, giveaways, helpful tips, trends, and even some funny stories. 






          Green Up Day 2021 Contest Rules


          Contest Rules 




           1. Eligibility 

            Green Up Day 2021 (the "Contest") is open to legal residents of Vermont who are at least eighteen (18) years old at the time of entry. Employees of Green Light Real Estate and other companies associated with the promotion of the Contest, and their respective parents, subsidiaries, affiliates and advertising and promotion agencies as well as the immediate family (spouse, parents, siblings, and children) and household members of each such employee are not eligible. The Contest is subject to federal, state, and local laws and regulations. 


           2. Sponsor 

            The Contest is sponsored by Green Light Real Estate, located at 17 State St #101,, Montpelier, Vermont 05602. 


           3. Agreement to Official Rules 

          Participation in the Contest constitutes entrant's full and unconditional agreement to and acceptance of these Official Rules and the decisions of the Sponsor, which are final and binding. Award of a donation is contingent upon being compliant with these Official Rules and fulfilling all other requirements set forth herein. 


           4. Contest Period 

            The Contest begins on April 23, 2021 at 12:00 Eastern and ends on May 03, 2021 at 01:01am Eastern (the "Contest Period"). Entries that are submitted before or after the Contest Period will be disqualified. Submissions will be accepted for the duration of the Contest using any of the following methods: 




           5. How to Enter 

            Online: This method of entry will be tagging a post on Instagram or Facebook using the hashtag #greenupvt21 and following the directions provided to fill out the entry information, and submit. 


            Limit one (1) entry per person, per email address, and per household for the duration of the Contest Period, regardless of method of entry. Entries received from any person, e-mail address, or household in excess of the stated limitation will be void. All entries become the property of Sponsor and will not be acknowledged or returned. 


           6. Prize Drawing 

          On or about May 03, 2021, the Sponsor will tally the eligible entries received 


          7. General Conditions 

            In the event that the operation, security, or administration of the Contest is impaired in any way for any reason, including, but not limited to fraud, virus, bug, worm, unauthorized human intervention or other technical problem, or in the event the Contest is unable to run as planned for any other reason, as determined by Sponsor in its sole discretion, the Sponsor may, in its sole discretion, either (a) suspend the Contest to address the impairment and then resume the Contest in a manner that best conforms to the spirit of these Official Rules or (b) terminate the Contest and, in the event of termination, award the prize at random from among the eligible, non-suspect entries received up to the time of the impairment. The Sponsor reserves the right in its sole discretion to disqualify any individual it finds to be tampering with the entry process or the operation of the Contest or to be acting in violation of these Official Rules or in an unsportsmanlike or disruptive manner. Any attempt by any person to damage the website or undermine the legitimate operation of the Contest may be a violation of criminal and civil law, and, should such an attempt be made, the Sponsor reserves the right to seek damages (including attorney's fees) and any other remedies from any such person to the fullest extent permitted by law. Failure by the Sponsor to enforce any provision of these Official Rules shall not constitute a waiver of that provision. 


          9. Release and Limitations of Liability 

            By participating in the Contest, entrants agree to release and hold harmless the Sponsor, and each of their respective parents, subsidiaries, affiliates, advertising and promotion agencies, other companies associated with the Contest, and each of their respective officers, directors, employees, shareholders, representatives, and agents (the Released Parties) from and against any claim or cause of action arising out of participation in the Contest or receipt or use of the prize (including any travel or activity related thereto), including, but not limited to: (a) any technical errors associated with the Contest, including lost, interrupted or unavailable Internet Service Provider (ISP), network, server, wireless service provider, or other connections, availability or accessibility or miscommunications or failed computer, satellite, telephone, cellular tower or cable transmissions, lines, or technical failure or jumbled, scrambled, delayed, or misdirected transmissions or computer hardware or software malfunctions, failures or difficulties; (b) unauthorized human intervention in the Contest; (c) mechanical, network, electronic, computer, human, printing or typographical errors; (d) application downloads, (e) any other errors or problems in connection with the Contest, including, without limitation, errors that may occur in the administration of the Contest, the announcement of the winner, the cancellation or postponement of the event and/or the flyover, if applicable, the incorrect downloading of the application, the processing of entries application downloads or in any Contest-related materials; or (f) injury, death, losses or damages of any kind, to persons or property which may be caused, directly or indirectly, in whole or in part, from entrants participation in the Contest or acceptance, receipt or misuse of the prize (including any travel or activity related thereto). Entrant further agrees that in any cause of action, the Released Parties liability will be limited to the cost of entering and participating in the Contest, and in no event shall the entrant be entitled to receive attorney's fees. Released Parties are also not responsible for any incorrect or inaccurate information, whether caused by site users, tampering, hacking, or by any equipment or programming associated with or utilized in the Contest. Entrant waives the right to claim any damages whatsoever, including, but not limited to, punitive, consequential, direct, or indirect damages. 


          10. Disputes 

            Except where prohibited, each entrant agrees that any and all disputes, claims and causes of action arising out of, or connected with, the Contest or any prize awarded shall be resolved individually, without resort to any form of class action, and exclusively by the appropriate court located in Vermont. All issues and questions concerning the construction, validity, interpretation and enforceability of these Official Rules, entrants rights and obligations, or the rights and obligations of the Sponsor in connection with the Contest, shall be governed by, and construed in accordance with, the laws of Vermont, without giving effect to any choice of law or conflict of law rules, which would cause the application of the laws of any jurisdiction other than Vermont. 


          11. Privacy 

            Information collected from entrants is subject to sponsor's privacy policy. 



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            Green Up Day News!

            Green Up Day is Saturday 5/1. Now's a great time to start planning for it. 

            I don't have to tell anyone what's great about Green Up Day. Is it fun picking up trash? Actually, kind of. But more importantly, it just gets rid of it. If everyone picks up just a little bit, it makes a humongous difference. I feel like there's a kindergarten clean up song in there somewhere.


            This year, Green Light Real Estate is making a donation for every Green Up Day pic that's shared with the social post #GreenUpVT21 or posted to our facebook page. And, if you don't want to be all social, you can also email a pic to  The lawyers say that rules apply, so make sure to read the previous post about the rules. 


            I spoke with Dana Casullo at ABC 22 and Fox 44 ( about Green Up Day, about why it's important, and about how we're working to support it. Here's a link to the story that recently aired., Green Up Day.


            There's some great information available to help you start planning. Go to Green Up Vermont's website to find out details about Green Up efforts in your town. You can find out where to pick up bags, how to dispose of them, routes, and more. There's even an app that's super helpful for planning what stretches of roadways are being covered. 


            I could go on and on about what's so great about Green Up Day. Maybe I will.

            1. Next time you're out of Vermont, take a look around the roadways. See all that litter? That's what Vermont would look like without Green Up Day. #GreenUpVT21


            2. Folks are folks, and I think that Vermonters are just as likely to litter as people in other states. Meaning, that in general, I really think it happens on accident. A receipt blows out the car window. Some recycling blows out of the bin when you're driving to the transfer station. So, actually, I think this is a chance to practice empathy.

            ABC 22 and Fox 44 Story

            3. Let's think about where this all comes from. Last year, on about a half mile stretch of one of the few paved roads in Middlesex, we picked up over 20 coffee cups. It got to be a joke. But what's not funny was thinking about...why? Why is there so much litter/recycling in the first place? Our family got to the question of how people view the waste stream in the first place. Single use containers get thrown away or recycled. And we just saw more than 20 of them on one stretch of road. Instead of cleaning up afterward, maybe efforts could be made to avoid using those in the first place. #GreenUpVT21


            4. There's rich irony in the fact that kids will get outside and pick up someone else's recycling and litter from the cold mud, in a ditch on a Saturday morning, but they won't put their clothes in their hamper.

            Green Up Vermont Website


            5. It's good for business. We're spokespeople for living in this area. The nicer it looks, and the deeper the sense of community, the better for business, and the better for all of us.


            6. Seriously, if people just donate a teensy bit of time, BIG things happen. One person in an hour can make it so that thousands of people don't have to look at litter every single day over the course of years and years. Just get it done, and it's done.


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              Top Five Inspection Issues

              Every house is unique, and there's no such thing as a "passed inspection" as deemed by inspector.

              But we've been in enough (hundreds and hundreds) inspections, and worked through the post-inspection negotiations to come up with some guidelines. Here are the most common items that get called out at an inspection. Which means these are also great things for sellers to tackle early in the process.


              Sellers: This is exactly the kind of advance knowledge and planning that will help reduce the stress of selling a house, even in this market. Call or email Green Light Real Estate for more info and a detailed selling plan.


              1. GFCI Outlets

              You know, those annoying outlets that have a test/reset button, and they click off at inconvenient times. Well, turns out those are safety features. Inspectors look for ground fault circuit interrupter outlets in the kitchen, bathrooms, laundry, unfinished basement, and exterior. So, look around. If you don't have them, get an electrician, or if you're handy, start installing them yourself. 

              You can also use GFCI breakers in the circuit panel. Before you head to Barre Electric or pick up the phone, double check the panel itself to see if those circuits are already GFCI protected.


              2. Handrails and Rail Systems

              There are more places that need handrails than you might think. And there are more rules about them than you probably want to know about.

              Basically, anytime you have more than two steps, you're going to want a handrail. Your handrail should be "graspable", which means you can't be a cheapo and just use extra lumber you've got lying around. It's safe to use "breadloaf" style handrails. Look at porch steps, including the back porch, as well as stairs to different levels in your house. You may not want a basement handrail, but the inspector's going to call it out.

              Along the same lines, deck rails and balusters should follow certain guidelines. They should be spaced such that they're not more than four inches apart, and they should be a certain height. This goes for interior and exterior railing systems. 


              3. Peeling Paint

              Anywhere you've got cracked, peeling, or deteriorated paint, plan on touching it up. Common areas that come up are windows and window trim, fascia, soffits (the horizontal and vertical faces around the roof), porches, porch floors, garages, and even fences.

              Remember that if your house was build before 1978 there's probably lead paint under all the newer paint layers, and you should use lead-safe practices. In a nutshell, scrape, prime, and paint anywhere your paint is falling apart. I can see you rolling your eyes. But really, if you think about it for a second, that paint's been bugging you anyway.

              Email Green Light Real Estate with questions about selling or buying your house. Let the experts "Green Light" your house.

              4. Furnace and Boiler Service

              We all know that boilers and furnaces are supposed to be cleaned every year. But at a sale, it's actually, going to get done. We see it happen all the time where a buyer asks for a seller to have the heating service serviced after the building inspection.  The negotiations go either way.

              One argument is that servicing the boiler/furnace is just regular maintenance that a homeowner should do, and the seller should do it. Another argument is that it's part of the inspection process, and the buyer should pay for it. How about this for a solution: Sellers--get your systems serviced before every heating season because that's regular safety and maintenance. That takes care of 80% of any negotiation on this item.


              5. Oil Tank Inspection

              Every three years an oil tank needs to be inspected by a fuel company or other qualified professional. If it doesn't pass, the fuel company won't put oil in it. Which is a bummer when you want a house to be heated. They'll leave a statement showing that who inspected, when it was inspected, and the results. Tape that right to the oil tank so it's there for the whole world to see.

              If the tank hasn't been inspected, pick up the phone and get it inspected. Sometimes it takes weeks for a technician to be able to do the inspection. 

              Oil tanks aren't cheap. If you have to replace one, plan on it costing $2000 or more. Side note--if your furnace/boiler is pretty old, and if you don't have a metal chimney liner, replacing the whole system with one that burns propane might be something to consider. A tank and a liner could easily run $4000, and a new boiler/furnace might not be too much more than that.


              6. Bonus! Water Supply Hoses

              At your washing machine, replace the rubber supply hoses with braided metal supply hoses. You can buy those at Aubuchon, and they're actually very easy to replace.  Those rubber hoses aren't designed to constantly have pressurized water in them. And, unless you're the one person in Vermont who turns off the valves when not doing laundry, you're constantly pressurizing the hoses.


              7. Double Bonus!  Steel Lally Columns

              We see them all the time. Those steel screw jack columns in the basement. Well, those are technically supposed to be temporary. Inspectors are going to call them out. They really want to see those columns be concrete filled metal columns (without rust at the bottom, achem), and on a proper base,  or pressure treated lumber on a proper base. "Proper base" does not mean "the dirt floor".



              One of the kind of sneaky parts is that even if there's no inspection, if there's a loan, an appraiser might look at many of these items, especially 1-5. Low down payment loans such as VA, FHA, VHFA, and Rural Development will specifically task the appraiser to look for these items. And, if found, repairing/replacing these will be required before the loan is issued. There are no requirements for which party has to pay for repairs.


              But gee, wouldn't it be nice if, since we know what's going to come up anyway, that sellers knock some of the list down, and that buyers understand they're going to have to put some money into the house before purchase too?


              Email Green Light Real Estate with questions about selling or buying your house. Let the experts "Green Light" your house.




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