Here is the law in the State of Michigan Sec. 2014. - A person is subject to the penalties set forth in article 6 who commits 1 of the following: (a) Uses the term "architect", "professional engineer", "land surveyor", "professional surveyor", or a similar term in connection with the person's name unless the person is licensed in the appropriate practice under this article. (b) Presents or attempts to use as the person's own the license or seal of another. (c) Attempts to use an expired, suspended, or revoked license. (d) Uses the words "architecture", "professional engineering", "land surveying", "professional surveying", or a similar term in a firm name without authorization by the appropriate board. (e) Submits to a public official of this state or a political subdivision of this state for approval, a permit or a plan for filing as a public record, a specification, a report, or a land survey that does not bear 1 or more seals of a licensee as required by this article. This subdivision does not apply to a public work costing less than $15,000.00 or a residential building containing not more than 3,500 square feet of calculated floor area. As used in this subdivision, "calculated floor area" means that term as defined in section 2012(2)(a). What this means is that an unlicensed designer (who is not a member of an architectural firm) cannot design a house with more than 3,500 s.f of habitable area (gross area but doesn't include bathrooms, halls or storage rooms). That person also cannot use the term "architect" or any similar term ("architectural" is obviously similar) before of after their name. That person also cannot use the term "architecture" or any similar term ("architectural" is obviously similar) as part of their company name. The use of the terms "architect designer" to describe herself and "Architectural and Interior Design Services" to describe her company is clearly prohibited in the State of Michigan (as it is in the 8 states where I have practiced). I don't see how this person can give you much of an argument about letting you have the model. Just play dumb and tell her you are going to ask the State Board of Registration if an "architectural designer" can refuse to let a client have a model. I think she will bring the model over within the hour with some flowers and perhaps a ham. If she doesn't, file a complaint and let justice prevail. Here is a link that might be useful: complaint form

ur realtor has done a great job and in two months we have had a lot of lookers but no offers. I really don't think it is over priced but she is talking about lowering the price. Our competition is new construction and some have gone to that. The two things people don't like so much are the smaller 3 bedrooms and a smallish entry which we cannot change.It would bring a new set of lookers. Almost all of the lookers we have had were from her realty co...tho not all from her office. So if we were to go with another large co. does it stand to reason there would be another whole set of lookers? I've said it before and I'll say it again. I love this site because it gives me a window into the minds of sellers. Mar-cia, WOW! You have read on here the nightmare stories that sellers have with their agents. For the most part, the people that post here are unhappy with them. Their pictures, their advertising, the lack of activity, they arent doing enough etc. YOU have an agent who you are happy with, she does alot, she advertises, she gets people to look at your house, you yourself said she has done a great job but you want to change realtors because she hasnt brought an offer? NO ONE, can make someone buy your house. All she can do is market it to the right audience. It sounds as if she's getting them there and they are choosing new construction. That in itself means your price is too high. If they can get new construction the way they want it, the colors they want, the cabinets they want, the room sizes they want, for the same price as yours, they are going to go for it. Your buyer pool has just been limited to someone who wants something "newer" but can't wait for new construction. The next "new" agent that you sign with will most likely want to lower the price too because it didnt sell. If you are in the MLS system, you are already reaching the other offices. Just my opinion, but your house looks on the cold side to me. I would warm it up with some warmer neutral tones and reduce the price like your realtor advises. The longer you are on the market, the lower the price goes. You could reduce now and sell for higher than if you sat at your price for another 2 months.

josephene_gw- how long before you move? If it's more than 60 days, the agents may not be sending listings now, because many of them will be under contract before you are ready. Are you going to be buying sight unseen, or making a trip down there to look at homes/put in offer? I have out of state buyers quite often. I will initially talk to them on the phone to find out about what they want, their lifestyle, what is important to them, and their price range. I will usually encourage them to get preapproved, so they know what amount of pmt they qualify for/what dn pmt/loan type eligibility (VA? First time buyer?). I prefer a pmt over a loan amount, because if they aren't from here, they may not know that property taxes are really high (can easily be 500-1000 mo), and if they got qualified not knowing that, there could be issues with their debt to income ratio when it goes to underwriting. Then I will send them about 10 listings that meet their criteria, so they can get a feel for what is available, and I try to get their feedback so I can get a better idea of what they like. I won't send more listings until about a week or so before they are coming here (assuming they aren't buying sight unseen), so I am only sending available homes. I have them go through the list, and send me back a list of what they want to see. So if you are having a hard time getting responses... 1) Call them. Don't email. You'll have an easier time if you can develop rapport with the agent, and see how well they listen, answer questions, etc. 2) get preapproved- Agents don't want to spend hrs sending people listings that haven't even determined what amount they qualify for. (MAKE SURE YOU GET A PAYMENT AMOUNT that you are approved for, not just a loan amount. Taxes can vary in different parts of the country and screw up your debt to income) 3) ask for them to send you some listings to get an idea of what is available. 4) Try to get listings about a week before visiting to view homes, then go thru list and send list back of what you want to see.

Stair risers that take a beating are usually above short treads. A 10" tread with a 3/4" nosing shouldn't be a problem for children's shoes. If you have young children, you should definitely add a carpet runner to the stairs for noise as well as safety. Adding a veneer would be a big mistake IMO. The difficulty is the joint at the stringer if one side is open ... but you haven't shown us the stair design so we don't know if that is even an issue. Designing by pieces without looking at the whole always produces disappointing results. This is the result of both you and the builder thinking about general features instead of the details. The most important issue here is the nature of the stringers and that has not been addressed either by the contract or by this discussion. A well designed stair with painted risers, etc, should cost far more than a builder designed all-oak stair. (No offense to builders intended) This problem should be thought of as an opportunity to get a better stairway at no additional expense. Here is a stair with oak treads and a mahogany handrail with painted risers, balustrades and stringers. The cost was probably over $50,000 but no one added it up. I'm not suggesting this stair for your house but to show you that there is no reason to think of an all-oak stair as an "upgrade" to one with painted trim.