Hi, I’m Ron Swanson with Farmers Insurance. Thanks for joining us today. I’m here with Richard Luebeck, Owner/Broker of Red Lion Realty in the Katy area. I thought it would be great for you and I just to have a general discussion about things that families and individuals go through when they buy real estate. Some of the givens some of the conceptions and some of the misconceptions and things that they don’t think about until it’s too late or until the very end of purchasing a home. Insurance is a huge part of what we do. The age of the roof. The wiring, plumbing, there’s a lot of moving parts and variables to these transactions and different areas are also insured differently, and that’s something that Ron could probably go a little bit deeper into. What you’re going to need, to know the age of the roof, if it has aluminum wiring, that has galvanized pipe, because that is going to change rates and you will see that in certain areas of Houston, Katy area. Yeah, and that’s a good point I think individuals when they start looking into, or families they started looking at homes, they look at the home and it’s just a has that curb appeal, it has that home feel and it just fits them, and the emotional road and who wouldn’t want that, but I just, I see more times than not, as individuals get into making these decisions or major decisions. Something’s due to your point, get overlooked and how that can impact them not only at the closing which we really don’t do the closing that’s something that your firm handles. And we see how it impacts them in closing, as a variable expense, the title insurance and some things but then as variable expenses that are ongoing, the very things that you talked, about the age of the roof, or the, the type of piping and wiring, that’s in the house, or maybe the age of separate structures that are on the property maybe it’s a shed or it’s an additional garage that’s been added on. And how does this impact Clients as individuals and as they look at okay what’s it going to cost me to purchase this home, what’s it going to cost me to insure this home. And then what are those ongoing expenses that can impact me either positively or negatively over the life of me being in that house? Right, if the roof’s been replaced, it’s going to be lower. Doesn’t have galvanized pipe, it’s going to be lower. If it has copper wiring, it’s going to be lower. And a lot of that stuff can be fact found when you do the inspection, and that needs to be conveyed to your insurance agent, as soon as you get that information so they can do a correct assessment of what the insurance policies truly cost you. You also need to know if you’re in a flood area. 100 year 500 year, Zone X? If you’re in a high wind area? And then there’s different neighborhoods that are have different ratings. They can be across the street from one another in your insurance agent with the property address can assess that. So, we can run property evaluations and look at the overall consumer report for the client to help them better understand what the situation is that they’re moving into for the purchase of that home. Something that you brought up that I think we see impact clients greatly is things that not only will it impact, maybe the cost of insurance as an example, but also is it going, how is it going to impact their costs of maintaining that home for the period of time. And so the age of the roof, as an example, the age of the roof can impact the home insurance value or the, not the home insurance value, but the premium, that the client pays by as much as 10%, a year. That’s a lot when it comes to a monthly payment with your mortgage. Also the type of plumbing that’s in the house can also impact the price. I think just understanding where that home is in terms of its location, to your point, is that is at home vulnerable to flooding? Is it in a flood area, is that area known for flooding or is it on high ground, you need to look at those things, you need to estimate what those costs are going to be, or have a better understanding of what those costs are going to be up front. Look at the whole picture. Don’t make the decision based on the curb appeal, as Ron was stating earlier. Once you look at the whole picture and all the financials involved, that stops things from breaking out. You know, people hear all the time, when the house didn’t close because of such and such. And this is one of those variables that causes houses, not to close. Absolutely. Well, those are things that we want our clients to call us and call you in advance about before you make that emotional decision. Pick up the phone and call me. Or call Richard and let’s learn about what some of those hidden exposures, how they can impact. 99% of the problems that I address in real estate goes back to one word, communication. If we communicate, we can overcome those hurdles out there. Right. Thanks for being here, Richard. Thanks Ron.