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Discussion in 'The Mainboard' started by Swim Cantore, May 4, 2015.
Anywhere with those illite rich soils it's an issue. Still dealing with that in OKC.
Cabinetry should be stained and finished, not painted
Lots of cabinetry is spray painted and not stained
God damnit fuck home appraisers, had one come by the other day for a refi, All houses in my neighborhood going for $155/sqft. for older houses. Says ours is only worth $145/sqft. Despite being newer.....
His appraisal based on similar houses is not from the same town or neighborhood
This is probably the same guy who doesn't understand why a smart oven would be cool
This is what I wanted to wake up to and Now I'm fucking livid.
You can appeal right?
Thanks fellas, I have faith
I literally just woke up so not in the mindset of figuring this out yet.
Spoiler: Mesh Wifi Ratings
Spoiler: Buying Guide
Choosing the Best Wireless Router
Last updated: March 03, 2021
With so many of us forced to work and learn remotely over the past year because of the pandemic, the importance of having a good router has become crystal clear. Apps such as Zoom, Slack, and Google Classroom have taken on new importance, while apps like Netflix, Disney+, and Xbox Live are keeping us entertained while stuck indoors.
But what makes a good router in the first place, and how do you know which one is right for you? Results from Consumer Reports’ testing can help you decide.
What Is a Router?
A router connects to the modem provided by your internet service provider (ISP) or the modem you already own, and wirelessly provides access to the internet via WiFi to devices in your home like your laptop, smart speaker, smartphone, and tablet. Wired connections are typically faster than WiFi, but they aren’t as convenient—unless you don’t mind stringing dozens of feet of Ethernet cable from the router in your living room to your bedroom Roku.
If you don’t want to be tied down, a reliable wireless router is a critical piece of your home’s infrastructure, making it all the more important to find the right one for your needs.
Your ISP may already provide you with a wireless router as part of your internet package. The router can be a standalone device that plugs into your modem or may be combined with the modem itself into a single device.
But if your existing router is too slow, or its wireless range is too short to reach important places in your home, you may want a new one. Especially now, when you may need reliable WiFi practically every waking hour of the day.
Check Our Wireless Router Ratings for More
MORE ON WIRELESS ROUTERS
Why It's Time to Buy a WiFi 6 Router
November 24, 2020
How to Upgrade Your WiFi Network in 2021
February 6, 2021
Best Wireless Routers of 2021
March 18, 2021
Types of Wireless Routers
There are two types of wireless routers in our ratings: traditional single-unit wireless routers and a newer type of router called a mesh router.
You’re probably familiar with the first type, which you simply plug into your modem to create a WiFi network. Depending on several factors, including the size of your home and the building materials used, a single-unit wireless router may or may not be sufficient to spread WiFi into every nook and cranny.
That’s where mesh routers come in. These are composed of multiple units (you’ll usually find three in a pack) that you place strategically around your home, where you need a good internet connection the most. One unit connects directly to your modem, then communicates wirelessly with the other two, creating a large “mesh” network to spread WiFi around your home more effectively.
Regardless of which router type you choose, getting a good WiFi connection can be as much art as it is science. Materials like drywall and plaster will interfere with your router’s performance; even uninsulated doors and floors can cause signal degradation. But the biggest offenders are aluminum studs (found in office buildings and some modern apartments), insulated walls and floors, glass, and solid brick and stone. The more floors, walls, and windows of any kind in the way, the worse for the signal.
Read more on getting a stronger WiFi signal throughout your house.
As of early 2021 the tech world is starting to transition away from the WiFi standard known as WiFi 5 toward WiFi 6, which is faster and boasts better support for more devices connected at the same time. You can still use older, WiFi 5-certified devices like smartphones and laptops with WiFi 6 routers, but you won’t receive the full advantages of WiFi 6 unless the device you’re using is certified for the new standard. For more on WiFi 6 be sure to read this article.
Internet service providers typically offer several tiers of service, and you can always upgrade your service if you find yourself needing more speed for apps like video calls or gaming. A connection speed of around 200 megabits per second should be able to handle a family’s worth of these sorts of tasks.
Frequent Houseguests or Airbnb Visitors?
If so, use the guest network, which is available with all the routers we tested. It’s a second network that provides online access without you having to give guests your regular security password, which would give them access to your primary network.
How Much Security Do You Need?
You should secure your router with a password with the latest available encryption standard, which is probably WPA2 or WPA3, depending on the age of your router. You’ll normally need to enter the password just once into each wireless device you use; afterward, the device will remember it. Read here for more on router security best practices.
Wireless Router Ratings by Consumer Reports
Features to Consider
LAN (local area network) ports are used to connect a computer to the router using an Ethernet cable. Many internet-connected smart home devices, such as Philips Hue and Samsung SmartThings products, require a LAN port-connected hub to function. If you need more LAN ports than the router has, you can expand the number available by adding an Ethernet switch, which is sort of like a power strip that adds open Ethernet ports.
USB ports on a router are used for connecting to a flash drive, an external hard drive, or a USB printer if the router has a built-in print server.
Quality of Service (QoS)
Also called media prioritization or traffic control. If you’re the type who likes to play with your computer settings, you might appreciate the flexibility this feature offers. You can optimize the router’s performance depending on what you’re doing at a given time. For example, you can change the settings to work best for streaming videos, making Skype calls, playing games, or streaming music. It will give those applications more of the bandwidth—so, for example, your Netflix movie doesn’t pause and rebuffer because someone in your house is downloading a large file.
Accompanying almost every new router are apps meant to simplify the task of setting up and making adjustments to your WiFi network. The apps make it easier than before to monitor which devices are connected to your network and adjust which devices get priority. These apps can also alert you when an update is available for your router.
Wireless Router Ratings
I'm licensed as a CG appraiser if you want me to look at it feel free to send a DM.
Knowing nothing about the subject and playing devil's advocate, if the property is newer construction with atypical design relative to those found in say a historical neighborhood there could be a case made to make an adjustment for design obsolescence. Could possibly explain why the appraiser pulled comps outside the neighborhood as well.
Our lender told us today that due to changes in the jumbo market with self-employment we now need to pay off 50k of auto loans.
We’re set to close in ideally in 2.5-weeks.
he can, but good luck getting an appraiser to admit they did their job wrong.
I had two of my own properties that I’ve tried to appeal and submitted 5 comps showing why I was right, and zero response from the appraiser. I’ve had customers appeal and they ghost them too.
hell, last summer one of my customers had to have an exterior only appraisal and the fucker went to the wrong house. Did he correct it? Of course not. We had to foot the bill for a different appraiser to go out to the correct house.
fucking bane of my existence.
Wait. How much in auto loans do you have?
50k between two vehicles. We have to pay off both of them.
Let’s keep this focused on my lender’s huge fuck up though.
What a frustrating time to be looking for a house. We’ve lost multiple bids to people waiving the appraisal. We’ve now started saying if it appraises short of our offer we will pay $10k to the seller on top of appraisal price. And the prices are getting crazy. Our last offer went in at $80k over ask
It's awful. At least in DFW, our realtor said that appraisals on purchases are keeping pace with the market 90% of the time. Refinancings have had less luck.
Engineering triad. Good, fast, cheap...pick two.
House went up on market and the Zillow description says the sellers are only allowing offers for like three days. What a stupid market.
we had to do the same thing in Oregon. Our first two offers we were outbid at 15k over (10k appraisal gap) and 50k over (15k appraisal gap).
We finally got an offer accepted on a house that we put an offer in before it hit the market and we toured it for 5% over asking and 20k appraisal gap. Thank god we actually wanted it.
seen a lot of that here
"accepting offers until 12pm on (date 4 days away), no negotiations will take place make it best and final"
we've owned our place for a month and another unit in the building just closed that comps ours to 10% more than we paid
so that's nice
That's almost all the homes here in Southwest Ohio. They get listed with description saying best offers by this date, normally about three days. And most of them are off the market even before that.
If some houses are going for this much above asking why aren’t the agents just making the list price much higher to start?
Asking prices are inflated as well. Doesn't matter.
The buyers accepted our counter to their counter to our counter. The prey is about to become the hunter imo
Wife wants to replace the flooring in basically the entire house.
Considering just moving instead.
This. Because of Covid, people are fleeing densely populated cities like crazy. New Yorkers who were paying 3.5k a month for a 450 square foot apartment in queens are realizing they can pay half of that for a 4K square foot house on 2 acres in the Georgia suburbs.
LOL - yes, so many people living in NYC (Queens) decide they are going to move to the Georgia suburbs....
I’m being a bit random with the areas I picked, but that’s absolutely the case. My neighborhood has seen property values skyrocket in the last 6 months. My exact same model with zero upgrades just sold for 150k more than what I paid for it 2 years ago to the day. 75% of the buyers are cash buyers from New York.
i get that this was the common claim for a few months but no one really believes it anymore, in the aggregate at least
most people also expect the commercial space death to not be nearly as severe as data is showing lots of the people who went remote don't want to continue it long term and neither do most businesses, a return to 85% of pre-covid numbers still hurts that world but people were predicting like forever remote and complete decimation of office spaces, etc that is falling away as a claim
I actually know several people who used to split time between Atlanta and Manhattan and are all full time working from home now(in the Atlanta suburbs). People are flocking to lakes, beaches, mountains etc.
another data piece about the movements and how they compare to previous years
Location example aside, texas has seen an influx of people who are leaving california and just paying cash at above market prices because they've cashed out. That gets around appriasal issues and kind of screws the people who aren't cash rich.
ETA - a few big companies have moved from CA to TX, so our issue may be unique to here
Santa Cruz County is seeing a huge number of people deciding that living in a shitbox in Silicon Valley or on the Peninsula is more expensive than living by the coast, coming down here and driving up prices. Few locals are selling, so depressed inventory and lots of folks running around waving cash in hand is making for an insane market.* These are tech workers who want to stay somewhat local, but still get the benefits of WFH and lower housing prices (which they're driving up, we'll see where the new equilibrium settles) and cleaner air and cooler vibe
Downside is that even rentals are insane, and housing costs are driving lower-paid workers further down the Hwy1 corridor to Watsonville and Salinas, but they still work in Santa Cruz so they're added to the commute traffic on Hwy1
* As I said before, we just got done refinancing and the appraisal came in $250K higher than even our mortgage broker thought our house was worth
i'm surprised how few residential projects got cancelled here in the city, one got 3 floors lopped off the top is the only one I know where the original developer bailed, but everyone else just kept cranking out buildings all over, restaurants mostly kept opening after the initial closures and huge capital in flows continue
I thought the place we were renting would have lowered rents or had occupancy declines but when we moved out the rent went up 2% on it and they said the building was still effectively full for how they operate
I think it mostly just sped up timelines of already existing shifts
Inspection went well and the view is just incredible. Need to get the lines surveyed though as they seem off. Next up is appraisal.
We’re getting measured this week. I’m dreading it. Only thing we won’t redo is the basement.
We have an outdoor dining table that has three glass partitions. Let’s say they are 2x3 feet each. Looking to get a replacement piece of glass. Is there anywhere anyone would recommend?
Marble Falls glass and mirror
It is the worst time to buy a house and sell a condo around here, and we did both! We closed on our house a couple of months ago and we had 14 competing offers, went 125k above asking and no inspection / mortgage contingency. We lost 2-3 houses by 15-25K and then decided to use an escalation clause for our last offer. There's no inventory in certain towns & price bands. Our realtor listed a house half a mile away from us last weekend, at 1.4 mill, which went 300k over asking, no contingencies.
no, i agree. just NYCers are moving to the NYC suburbs. Probably also true of Atlanta.
i'm sure there are several. it's not the norm to work in NYC and pick up and move to some far off suburb or rural area in another state. that's going to be by far the exception. On the other hand, moving from the philly to the philly burbs is certainly a trend but I think it's also overblown. my guess is it's just accelerating those who were going to do it anyways a few years from now.
Yeah, I think CA to TX is a special case driven by companies moving to Austin
just read this. agree on the last point. if you had a kid in the last year, maybe you wouldn't move to the burbs for a few years or until a second kid. now your timeline may have just moved up due to not being able to take advantage of city amenities and preferring the personal space.
pretty sure Boise and Phoenix are the fastest growing metros and have been for the past few years due to the California outmigration. Can attribute some of Nashville’s explosion to the California exodus as well.
DFW is being overrun with Californians