Selling a home . . . Clean is not enough!

Inexpensive makeovers can increase resale value

In cities across America, a growing number of "stagers" prepare homes or condos for sale. They say it's not enough to clean the house. To get top dollar, you have to do more.Though it would be nice to replace the kitchen appliances and modernize a bathroom, some steps are less expensive and very attractive to prospective buyers. New linens, pillows, and shams for the master bedroom can help. Regrouting a bathroom is wise. One designer bought a brightly colored shower curtain and rug to draw the eye away from older fixtures.Strive for a model home style. Refrigerator magnets have to go. The goal is to show potential buyers a dwelling that is both tasteful and impersonal enough to allow them to "mentally move in," say designers writing in Business Week. Stagers rearrange furniture to point the eye to a home's strongest features such as an architectural flourish or a beautiful view. They relegate contents of counter tops, closets, and bookshelves to storage. They dress up rooms with area rugs and framed prints. They may install new light fixtures, and they paint walls in neutral tones that won't clash with a buyer's furniture. Preparing for a home sale* View it from across the street: Trim bushes, wash windows, paint the front door, add a new door knocker or mailbox.* See the view from doorways: Check what buyers see before entering a room. Check the view after any change * Declutter: Remove most photos and knickknacks. Clear kitchen and bathroom counter tops. Organize cabinets and closets. Remove bulky or excess furniture.* Let them see light: Take down heavy or layered drapes and raise blinds. Clean fixtures or buy new ones. Keep the lights on when showing the house.

Becoming a serious Buyer

ASK the Expert


Q My husband and I have been casually looking for houses for sometime. Now we are very serious about buying. How can we narrow down our choices?
A There are so many wonderful properties on the market right now, I am glad you are thinking in this direction. The fact is you just have to create a mental filter.
First, decide what features of the house you must have. This is sometimes different than deciding on location or neighborhood. What features of the house itself do you require? To take an obvious example if you have two children and you need three bedrooms, it really doesn't matter how much you like the neighborhood if the house isn't right. On the other hand if you would like a spa bathroom, but you find a three bedroom house in the right neighborhood at the right price, will the lack of a spa be a deal killer? If so, then a spa bathroom is something you require.
That brings us to the next filter. What would you like to have in a house but could live without? These items can constitute a tie breaker. For example, if you want a 2-acre lot and you would like to have a large fenced area for your dog, then if you are deciding between two acceptable houses, the one with the fence might cinch the deal.
Finally, you come to a list of 'absolutely nots.' This is the most important list to the real estate agent, who will then have an idea of where not to look. Be sure your list of absolute negatives are accurate.
If you build your mental filter before you begin to look, then you probably won't have to look too long at too many houses. But if, after searching, you still haven't found something, you might take time to reexamine your priorities.
When you do find a house that meets your priorities and makes you heart beat fast, take it! Don't wait to see if there is another dream house around the corner. When you see your dream, snag it!

Ask the Expert: Buyer assurance

Q I have a potential buyer for my house but the buyer wants some guarantees on the appliances. How can I give him peace of mind without exposing myself to all sorts of claims after the sale of the house?
A You need home warranty insurance
Considering what a home warranty plan costs, and the many things it covers, it can be a very good investment for a seller.
For the buyer, it offers peace of mind for their purchase. After all, a buyer might be feeling the pinch right after he buys a house and is in no mood to replace the refrigerator or work on the air conditioning system. Buyers can often come back to the seller and ask that the seller make good on his promise that the air conditioning or refrigerator are in working order. A major appliance that suddenly quits after the sale isn't a very happy prospect for the well-meaning seller or the cash-strapped buyer.
That's why buyers can easily (and relatively cheaply) show their sincerity with the purchase of a home warranty. Plans cost between $250 and $400 for the first year, with an option to renew at a higher cost the second year. The policy will carry a deductible that the new homeowner must pay. Typically, that deductible is from $50 to $150 and will apply to a service call.
Home warranties usually cover built-in appliances such as stoves, dishwashers and garbage disposals, but may also cover a refrigerator or washer. It will cost more for the home warranty if you want to insure a pool, but will probably be worth it.
Because we have a lot of experience with warranty companies, we usually can give our clients good advice on what company to use and what to cover in the policy. In turn we get a lot of cooperation from our warranty companies.

Did you know?

Smiles...we all need more of them

How would you price your home?

How to price the home of your heart
Okay, so you love that house. But just how much is your love worth? That's the question that faces every home buyer during any economic season. Sometimes the answer is easy. In hot markets, the answer can be short and sweet: If you have to ask, you can't afford it. Not too long ago, in the sizzling markets of California, if you even took the time to ask, the property was already gone.Enter the cooler markets. Today, most markets have a good supply of houses and buyers can take a little time to look for the right house at the right price and make a reasonable offer. Still, how you set the bid for your dream house matters.Real estate agents make it their business to know what houses sell in neighborhoods and for how much. That's why asking a real estate agent for a neighborhood market assessment can be such a crucial step in setting your bid price.Agents will compare the sellers asking price to other homes in the area. Typically in volatile markets, agents will look at selling prices for homes in an area during a two to four month period. In stable markets, they might use a 12-month standard.Added to actual sale prices, you can consult Websites such as Zillow or Trullia for a general idea of pricing. Zillow, which does not list houses in every market, gives estimated values for individual properties. Trullia gives estimated home values for neighborhoods. The problem is that no computerized estimate can tell you about the charm of a home –— or how motivated a seller is.You can also consider the home's tax assessment. But this is very often nothing like the whole story since low assessments are rarely challenged.Even knowing what the seller paid for a home doesn't tell you much about current property values. It might, however, tell you something about how much equity and emotional attachment the seller has to a home.Sometimes hiring an appraiser can give home buyers a little comfort since buyers can insist that the house appraise for the asking price. Nonetheless, even in cool markets, an insultingly low bid on a great house will probably not get you into your dream home since, whether there is a buyer or not, a charming home is still valuable and is worth holding for the right buyer. Best case: Do your research and trust your real estate expert's analysis.

Real estate funds recommended

If you'd like to invest in real estate, but don't want the hassle of managing it, try a real estate mutual fund. Money managers with Expansion Funds America in Phoenix say investors should have real estate positions beyond what's in their homes.
Property prices don't move up and down with stock market prices, and they provide diversification. Money managers recommend that you put no more than 25 to 35 percent of their portfolios into Real Estate Investment Trusts (REITs), or real estate mutual funds.
They also recommend gold, which can be held as bullion in gold-mining stocks and gold mutual funds. They recommend a 10 percent maximum for most portfolios.

How to make an offer in Today's real estate market

How to make an offer to purchase real estate in today's market
You've found a house you like, but want to offer a little less than the asking price. What is the best way to do it?
How an offer is made has a lot to do with the outcome:
* Sellers are more comfortable with an offer if they know the buyer is qualified and eager to close.
* A buyer's agent can help. When the agent presents the offer in person, the seller can ask questions that could lead to a favorable decision.
* A real estate agent essentially does the same. Though a real estate agent is working for the seller, the sale is still a primary goal.
* Always present your offer to the seller in person through an agent (don't use a fax)
* Some sellers don't want personal contact with buyers. If you use a buyer's agent, be sure the offer is presented in person to the listing real estate agent.
* When a real estate agent requests that offers be presented in a sealed envelope, ask the real estate agent to prepare a summary to accompany the offer. The summary should tell something about you and highlight positive aspects of your offer, such as an early closing date.
* However your offer is presented, your chances of acceptance are improved by including a copy of a preapproval letter from a mortgage company.
* When multiple offers are involved, some buyers write a letter to the seller to personalize their offer. It won't help if you aren't qualified or if the offer is too low.

New Frankin Downtown Park may be completed soon

Financial concerns hasten downtown Franklin park construction
THE TENNESSEAN • January 27, 2009

FRANKLIN — Work on Bicentennial Park, a city project that's had more discussion than progress since its groundbreaking a decade ago, could finally speed up this year, courtesy of scaled-back options for its construction.
City Parks Director Lisa Clayton is recommending aldermen pursue the use of state greenway money to establish a trail system on the land, which sits along the Harpeth River and North Margin Street, and use city crews to grade and replant grass on the 20-plus acres. Much of the land is in the river's floodplain and includes the site of a former boot factory.

This change would dramatically reduce costs for a park that in 2007 had a $29 million construction budget approved by aldermen. Since the groundbreaking for the park in 1999, architect's plans called for creating space for outdoor concerts, installing jets of water as well as "story panel" murals depicting the area's history.
But financial worries and a change of leadership at City Hall have curtailed those ideas. Mayor John Schroer sees the park's future as being a simple, passive park where families can picnic.
"Hopefully, by this summer, if we can get it all done, it will be grassy and open and people will be able to use it," Schroer said.
Clayton wants aldermen's approval to pursue building a trail system on the east side of the park on the site of a former junkyard. The trail would progress toward Hillsboro Road.
The city could access $730,000 in state greenway grant money by providing matching grant funds of $151,000 to the project, according to city records. City parks crews could also replant grass on the site using topsoil from park work going on at the Harlinsdale Farm park project.
Meanwhile, city attorneys are planning to condemn six tracts of land along Fourth Avenue where the Third Avenue extension will be built. Part of that land will be used in the park's final plan.

Spring is the best time to sell, be ready for a buyer

Staying close to home
A Pew Research Center survey shows that family ties are one of the most important factors in decisions about whether to move out of state.
People move for economic opportunity and they stay put to be near their families. But when you balance the two, family wins out over money in the decision about where to live. Of those who didn't move, 74 percent cited family as the reason.
At 69 percent, the desire to remain in the town where they grew up was the second most important reason for not moving.
Except for college or military service, 56 percent of Americans have not lived outside their birth state and 37 percent have stayed in their hometown, mainly because they want to be near family.
About 27 percent of Americans have lived in two or three states and 15 percent have lived in four or more. Government data for 2008 show graphic mobility to be at its lowest point since 1948.

Credit Score: 8 steps to improve yours in less than a year

First-time home buyers, especially young people, may have never seen their credit score or even considered their credit worthiness, but when they want to buy a home, that changes.
These days, a credit score of 700 is usually considered a good starting point for a home loan. However, FHA loans may be more lenient.
But the most important thing is to start immediately to establish, build or improve your credit.
Here is our One-Year plan for better credit that works for everyone, not just first-time homebuyers:
1 Go to annualcreditreport.com and look over your free annual report from each of the three credit reporting agencies. Look for errors. Then immediately take steps to correct them.
2 Pay your bills on time. You must never be late even once. One of the most common comments bill collectors hear from young borrowers is: I have the money, I just forgot to pay the bill. Stop forgetting. You must establish an ironclad history of paying your bills on time.
3 Work on getting your credit balances below 50 percent of your maximum credit limit. That raises your score. If your balances are below 30 percent, it raises your score again.
4 If you don't have a credit card, look into establishing a secured card. With a secured card, you send the card company a deposit and then they send you a credit card. You can only use the card for the amount on deposit. But when you get the card, you should use it. Buy something, and then make your payments perfectly.
5 Don't apply for a store account every time the clerk says you can save 10 percent. Each time you fill out an application, the company hits your credit report. Inquiries like these count against your credit. Don't make applications for credit unless you actually need it.
6 If you have unused credit accounts, don't close them if you are planning to apply for a mortgage. That can actually make your score drop.
7 During your credit improvement year, don't buy a car. Lenders don't want to see buyers committed to several large credit accounts. Never finance a car before you try to take a mortgage.
8 Plan to open three new credit accounts during your credit improvement year, even if they are secured accounts. Be sure to space your new accounts by three months. Use each account and pay each off COMPLETELY every month. This is the kind of credit management that improves your credit score AND teaches you how to manage credit.

Four reasons why you should stop renting

If you have not bought a house for three years, the United States government is about to hand you $7,500. There is one catch. You have to invest in the American Dream and buy a house. Luckily, if that is what you want to do anyway, you appear to have hit a miniature jackpot. Last year's Housing and Economic Recovery Act offered new homeowners a $7,500 tax credit if they bought a home before June 30. According to that plan the $7,500 tax credit would be repaid over 15 years with annual payments of $500 added from the borrower's income tax bill. The credit is an excellent deal, since it offers home buyers what amounts to an interest free loan. But the Congress and President Barack Obama have vowed to sweeten that deal by extending the credit and delaying repayment. For first time homeowners, this promises to be a one-time bonanza during the best time in history to buy a home. Here are just some of the reasons why the cost of housing will probably never be more economical. 1 Inventory of new homes is tightening. That means there are fewer new homes for buyers to buy. It's basic economics: When the supply goes down, the price goes up. 2 Congress is moving to close off the dribble of foreclosures on pre-owned homes. Again, with fewer houses going on the market via foreclosure, the supply of homes will go down and price increases will soon follow. 3 Interest rates are fantastic right now. The best borrowers can now get 30-year mortgages at rates under 5 percent. 4 Obama's promised new stimulus packages will likely extend and sweeten deals for homeowner. The fact is that now might be the best time in your life to buy a home.

Franklin named as destination city

Associated Press • January 13, 2009

The National Trust for Historic Preservation has named Franklin to its 2009 list of America's Dozen Distinctive Destinations.
The preservation also says Franklin "offers a rare blend of small-town southern hospitality and big-city amenities."
It highlights Franklin's downtown historic district, Civil War battlefields and family friendly festivals that attract more than 200,000 visitors annually.The organization's president Richard Moe says the city "has fostered a strong preservation ethic."The list of 10 cities also includes Athens, Ga.; Buffalo, N.Y.; and Santa Barbara, Calif.

Unique points revealed in recent survey by National Association of Realtors

Nashville market welcomes young, first-time buyers

The Tennessean

Current landscapes are changing.
Be it political, economical or social, major changes are occurring all across our nation that affect how we live, work and play. And as we all have seen, that change is also affecting the real estate market. But it's not all necessarily discouraging.
The Greater Nashville Association of Realtors, in cooperation with the National Association of Realtors, recently conducted a survey of people who had bought a home between June 2007 and June 2008 that revealed many specific changes and trends in the national and Nashville-area real estate markets.
From who is buying to how they are searching, there were many unique points revealed.
One of the most interesting facts the study uncovered is that homebuyers in our region, especially first-time buyers, are younger than what is typical nationally.
Additionally, the median household income of homebuyers in Nashville was $70,900 while nationally the median income was $74,900.
It is encouraging that the Greater Nashville area is ahead of the national trend on both fronts: younger people have greater access to buying a home in our area than elsewhere in the nation, and a smaller annual income is required to buy a home.
Thirty-six percent of homebuyers in the Nashville area were also first-time home buyers. This is an exciting statistic — our area is geared for growth!
In Greater Nashville, 90 percent of homebuyers used the Internet to search for their homes. That compares with 87 percent nationally. It's no longer good enough to put a "for sale" sign in your yard and have an open house if you're going to reach today's potential homebuyers. A balanced mix of many available advertising methods — from print to online — is necessary to gain exposure among potential buyers.
In our still-challenging real estate market, it's more important than ever that you consult an expert to make sure you're gaining the greatest exposure for your house, or alternatively taking full advantage of all the benefits and other incentives available to home buyers. And that's what agents are here for.
Just as we all must constantly learn and adapt with change, realty agents are constantly learning to stay on top of the latest trends and adapting to respond to the real estate market to make sure you are able to succeed regardless of your buying or selling goals.
With the new year, many of us often choose to make big changes. Some, like quitting a bad habit or starting positive ones, are not always easy. But buying or selling a home shouldn't be that way. Call a realty agent and enjoy the benefits of working with an expert in today's changing landscape.

A New York style deli comes to the heart Williamson County

Deli brings flavor of Big Apple to Cool Springs
The Tennessean
Even in slower economic times, Cool Springs seems to be a veritable garden where new businesses and eateries spring from the ground. Among the recent growth in the restaurant segment is New York Deli on Carothers Parkway.
Opened six months ago in a strip center, it's not much from the outside. But inside, the restaurant is spotless and filled with aromas of grilled meats and veggies
New York posters and photos adorn the walls, but the best view is of the open kitchen, where cooks produce subs and gyros to order.
Running the cash register is New York native Lucy Isaac, whose family was in the restaurant business, with sub shops in New York, New Jersey, North Carolina and South Carolina.
"I grew up in this business, so it's not new to me, though this is my first restaurant of my own," says Isaac, who is married to a physician who practices in Nashville.
Isaac and her family live in Brentwood; her children attend Woodland Middle School.
The reader board above the cafeteria-esque line lists options in categories of cold subs, hot subs, Greek style gyros, pitas and plates, salad platters, kids' meals and desserts.
Of course New York cheesecake is one of the optional sweet treats.
The sub shop serves Boar's Head meats and cheeses. Greek salads and tabouli are made from scratch by Isaac every day.
"They're family recipes," she says.
One of the big sellers at the restaurant is the Philly steak and cheese, according to the owner. Another is the gyro. Lamb and beef are roasted on site for the Greek dishes.
New York Deli offers carryout and catering; carryout accounts for about 30 percent of all business, according to Isaac.
The prices are a far cry from what you'd find in the Big Apple, with 8-inch subs going for $6.75 and 16-inch versions for $12.95. The 8-inch is ample for most appetites.
The hot subs are just the thing for these cold, gray winter days, and a slice of cheesecake suits, of course, any time of year, as does a fresh Greek salad — add feta, black olives and a few jalapeños for an even richer experience. French fries are cooked to order and come out fresh and hot.
This little deli avoids the rush of New York, but it does offer up New York style deli foods, right here in Cool Springs.

Presentations for Goose Creek development to start

Firms vie for Goose Creek project
The Tennesseean

FRANKLIN – Aldermen will hear presentations Tuesday from three engineering firms vying to be selected to oversee construction of the city’s Goose Creek sewer plant.
Late last year, Mayor John Schroer and city aldermen asked to have the top three design firms make their pitches for the project directly to them.
When completed, the plant will serve thousands of homes and businesses in the Goose Creek area. Officials have discussed making the new plant a "zero discharge" sewer facilitiy. Costs for the project have not been set.
The competing firms are Barge Waggoner Summer & Cannon, Inc., Gresham Smith and Partners, and Camp Dresser & McKee, Inc.
Presentations will begin at 2 p.m. in the City Hall boardroom. Each firm will be allowed 90 minutes for their presentations and to answer questions from aldermen.

Local Home Values Increase Despite Poor Market

NASHVILLE, Tenn. - The Metro property assessor is about to send out the 2009 property values, and he said it will be a double-digit increase over the last assessment.

The plunging housing market of 2008 will not affect home value reassessment in Davidson County -- the prices are still going up.
Assessor George Rooker Jr. said the last property tax assessment was in 2005, and this property tax assessment tries to figure out what your house is worth on Jan. 1, 2009.
"We believe that the average homeowner will probably see an increase in value of somewhere between 10 and 15 percent," said Rooker.
Rooker said the assessments compared to sales prices are good, and even sinking 2008 is 12 percent above 2005.
"It's a 4-year-old equation, and it's easy to let current circumstances allow us to forget that we had some very, very good years," he said.
But Metro councilman and veteran real estate agent Mike Craddock doesn't see it. He sees houses just not selling anywhere near their assessed value.
"I think they'll go nuts, because I don't see how on earth the assessments can go up," said Craddock.
Craddock said the average home in Nashville in January of 2008 sold for $221,000. One year later, the average home is selling for $196,437 -- down 11.2 percent in one year and still dropping.
Even Rooker realizes there could be trouble, especially with the average home losing value at 1 percent per month.
"People will probably be frustrated when they receive their appraisal," said Rooker.
The office is bracing for appeals. There were a lot of appeals in 2005 because of the rising market.
Your property value will be mailed to you sometime in March. The property tax rate won't be finalized until the summer.

Real Deal: Nashville area still looks ahead with optimism
The Tennessean-January, 7 2009

The title of a book I saw recently caught my eye.
It was Don't Look Back — We're Not Going That Way. There really is some value in reminding ourselves to look forward as we get ready to start 2009.
Looking ahead means that we need to have something to look forward to, and there is the real challenge. Lots of people and organizations seem to be just waiting for something to happen, not really looking forward to anything. They seem to have bought into the negative outlook fostered by media reports, and that is paralyzing their futures.
Others realize that making choices and setting goals gives them an entirely different view of life, no matter their current circumstances. They tend to be more positive and energized because they have purpose.
That outlook is true of the Greater Nashville area. We have a much more optimistic outlook, even with difficult economic circumstances, than many other cities. Why? Because we know we have a strong and vibrant future.
First, from an economic perspective, we are fortunate to have motivated leaders at area chambers of commerce and in the economic development departments of state and local government. Their strategic, focused and energetic efforts are keeping us ahead of other cities and on the right track as a region.
Second, from a leadership perspective, we have elected officials committed to wrestling with — and solving — issues such as education. The better job the government does, the more attractive the region.
Third, from a community perspective, we have much to look forward to, like NFL playoff games, exciting professional hockey, exceptional music of all kinds at world-class venues and much more. And, the world is seeing what we have to offer through extensive media coverage of presidential debates, sports, music and much more.
Finally, from an educational perspective, we have some of the best colleges and universities in the country that are creating our future leaders. Many of them graduate and move on to pursue their careers in other cities, but many, like me, stay in Nashville.
How does this all relate to real estate? It simply makes a strong case that there is no better place to be than here. People want to be here. They want to pursue their dreams here. And that means that the real estate market here, though not immune to national trends, will recover and grow sooner than other locations.
The Greater Nashville Association of Realtors is choosing to look forward to 2009 and will continue doing its part to help make this region even more attractive in the days ahead.

Hendersonville reflects on 2008

2008 marked by growth, goodbyes

Two thousand eight will be remembered for Obama, banks and Batman, but for Hendersonville the year could just as easily be remembered for a retail growth spurt, gas shortages and as the year we said goodbye to two of the city’s most distinguished residents.
Here are the top ten Hendersonville stories in 2008, in no particular order, as chosen by Sumner County Publications staff:

‘Streets’ opens with much fanfare
Consumers craving convenience and a way to keep tax dollars local flocked to the much-anticipated Streets of Indian Lake when the more than 182,307 square feet of new retail space opened its doors in March. The first phase of the retail component of the massive 400-acre Indian Lake Village includes high-end retail and specialty stores, restaurants, a Barnes and Noble Bookstore, and a new 16-screen Regal Cinemas movie theater.The original developers of the property, Continental Real Estate Properties, recently sold The Streets of Indian Lake to the Illinois-based Inland Real Estate Acquisitions, Inc. for a reported $60 million. What effect the nation’s recession will have on the new development remains to be seen. One retailer – a high-end clothier - has already closed its doors since the March opening. The new development brought with it more than a few traffic headaches for motorists; and city officials were put in the hot seat as to why the city hadn’t planned better to handle the influx.
Complete story

Franklin Theatre will be restored! Pledge Goal Achieved

Update: All money pledged for Franklin Theatre restoration

FRANKLIN -- The Heritage Foundation of Franklin and Williamson County has matched a $1.5 million challenge grant from the Martin Foundation for the restoration of the Franklin Theatre, the nonprofit preservation organization announced in a press conference today.
The former movie theater on Main Street closed in January 2007. The project restores the 1937 theater as a public performance, movie and meeting venue.

The matching of the challenge grant is part of the $6.5 million goal for the purchase and restoration of the theater.
If all goes as planned, the facility will open in spring 2010, said Heritage Foundation President David Garrett.
The Foundation was able to raise the $1.54 million in about 60 days.

History of Centennial Park

A photo history of Centennial Park

Nissan's Corporate arrival tops in 2008

THE TENNESSEAN • December 31, 2008
FRANKLIN — The iconic red logo over Interstate 65 says it all: Nissan has a home in Franklin.
Back in 2005, the global automaker announced plans to uproot from its longtime home in suburban Los Angeles and move to Franklin.
The move stunned rivals and was heralded by state and local leaders as a sign that once sleepy, history-laden Franklin was ready for the national stage.
The opening in July of the gleaming S-shaped Nissan Americas Building — and the attendant pomp and circumstance — put Nissan at the top of the biggest stories in Franklin and the state in 2008.
The $100 million project is a showpiece of modern, environmentally friendly architecture and proof for state and local leaders that Franklin can attract Fortune 500 brands.
But Nissan wasn't alone. Here's a look at the top stories in Franklin that drew the most attention this year.
New city projects launched
Plans for a new City Hall moved forward this year, and construction continued on the Columbia Avenue police headquarters as well.
Initial public meetings have been held about the designs of a new City Hall, which would be funded through a possible public-private partnership that could eventually reshape downtown with new homes, shops, a restaurant and a hotel.
Meantime, crews continue work on the city's new police headquarters, which has a $26 million construction cost along Columbia Avenue, while the project's total cost is a little more than $36 million.
Finally, crews broke ground — after 16 years of waiting — on $4.3 million in road improvements for Third and Fifth avenues north that will bring new sidewalks as well as underground utilities improvements.
City Hall sees shakeups
The year began with longtime city administrator Jay Johnson and assistant deputy administrator Randy Wetmore leaving the city in the wake of the firing of former solid waste director Joe Williams. Williams later sued the city, alleging his former bosses conspired against him.
The year ended with the appointment of Hamilton County, Ohio, official Eric Stuckey as the city's new city administrator while Schroer reorganized the city's internal structure to combine the city's engineering and planning departments into one division.