Realtor Home Inspection Tips

I can't count how many home inspections I've attended since 2001.  Following each one, even after discussing what to expect during the inspection, my clients will still look somewhat dumbfounded and confused on how to sift through the big and small stuff.  What's critical and what's simply FYI notes and comments?  

Prep Yourself Ahead of Time...Your House Won't Be Perfect!

1. Always something:  It seems that most properties have something to address, even new construction homes usually require one or two things following completion, so don't be alarmed. Ask questions and don't be afraid to ask the inspector if you are purchasing a money pit.

2. Peeling paint: This is important for FHA financed buyers and Investors alike,but for      different reasons. 

◦ Lead was added to paints and stains prior to 1978, so somewhere beneath layers of paint or stain, you'll likely find lead.

◦ FHA appraisals are tough when dealing with peeling paint, particularly if the property was built prior to 1978...and lead is the issue. 

◦ Investors, you need to be concerned because dealing with non-owner occupied property and peeling paint means you have to follow strict EPA repainting and disposal rules when it's time to paint.

  

3. Concrete: In Orlando, most properties are sheathed in stucco, and if you notice, you'll typically find hairline cracks...this is normal. Cracks need to be sealed and painted to prevent water penetration.  Larger cracks will most likely prompt the inspector to comment or voice concern. The same is true for garage floors and concrete slab foundations; they will both crack over time.  Years ago, an inspector friend, who was not trying to be flippant, said this. "concrete does two things:"

◦ get's hard

◦ cracks

4. Mold: I have horrible allergies, so the minute I walk into a house, if mold is present somewhere, my body quickly reacts. It's best to rely on an inspector to assess this instead of a Realtor with mold allergies, but if mold is found or suspected, be sure to ask your inspector some ideas on what it will cost to repair.  Remember, mildew on shower tiles is not the same as black mold covering the attic or an entire wall.

5. Electrical & Plumbing: These are both well documented on the inspection report, such as a broken fixures, switches, faucets, etc.  You will want to listen to the inspector regarding the electrical panels and plumbing lines, specifically Federal Pacific Electric & polybutylene.

6. Chinese Drywall, Yep, believe it or not, this is a concern.  The most common years are 2004-2007 in Orlando.  Unless the seller is prepared to deal with this massive expense, I advise my clients to move on if Chinese Drywall is discovered…

7. HVAC System: Air handlers are known for getting clogged condensation discharge lines, and when the lines back up, you get water damage and mold.  This is somewhat common, so don't freak if you see this.  I advise my clients to ask the seller to hire (at their expense) a licensed HVAC tech to repair and tune up the system and repair the damage.
 

8. Roofs:  Some homeowner insurance companies are requiring roof replacement prior to covering the property even if the roof appears to have several years of life remaining.  You don't want to be surprised by this at closing...ask your inspector, Realtor and seller how old the roof is.

9. Drainage & Gutters: Most people think gutters, in Florida, aren't important since we don't have basements.  Whether you have a slab or full basement, the purpose of gutters is rainwater management.  Having daily rainfall, which is common during the summer months in Orlando, terminating at the foundation of the house will weaken the footing.  Drainage away from the foundation is equally important for the very same reason.

10. Termites and WDO: Wood Destroying Organisms and termites are real issues in Orlando, even with block construction homes you need to keep a watchful eye.  Many homeowners have something called a Termite Bond, which is essentially an insurance policy against termites.  Always hire a WDO inspector when buying a house in Orlando!!

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Lipstick On A Pig...? Don't Be Fooled!

It's amazing how a fresh coat of paint, granite, stainless appliances, new tile, etc., neutralizes our instincts to question the general condition of a property.

Don't let that happen.

When looking at properties, I suggest the following to my clients:

1. Take notes. After looking at 6, 7 or 8 homes in a given day, they all start blending together and it becomes difficult to remember critical details.
2. Question Remodeling Decisions.  Why did the flipper replace cabinets but not the old electrical panel or roof? 
3. Value of Remodeling.  Always have your agent do a Market Analysis to determine if the asking price is justified.  If the flipper bought the house 4 months earlier for $100,000 and is now asking $199,900, are the upgrades and remodeling worth it?
4. Over Improvement.  Beware purchasing the most expensive house on the block.  If you are looking at a tract house surrounded by other tract houses, even with all of the "Bells and Whistles", the price should be within the prevailing range of neighboring properties.
5. Inspections!  If you ignore the 4 others steps, please remember to get a General Inspection and WDO (wood destroying organism) Inspection.  

Not Married-No Will-Now What?

Client Died Last Friday, Partner Left In Limbo!!!!

 

 

I write this post with a heavy heart.  I learned this morning that one of my clients died on Friday...I heard this from his partner. 

 

The partner never held ownership interest in the property, he just lived there for many years and contributed to the care, maintenance and house payments without securing a place on the title or deed. 

 

Now his partner is gone, and he has no idea if there is a Will or any other legal documentation protecting his interests.

 

I say this to all of my LGBT brothers and sisters...please, please, please, whether you are single or coupled, have your legal paperwork in place! If you are coupled and don't have anything protecting each other from tragedies, you are playing with fire. 

 

Life happens.  Life happens all of the time.  Partners die all the time, and if it happens to be your partner and if your partners family learn you have not been named anywhere as an heir, what do you think happens next? We live in Florida. We do not have the right to marry as of this date 12/17/14. Wills are not romantic and it's really not a fun conversation to have, but you must have it and act.

 

If you have no legal documentation, Wills, etc., contact an attorney!  If you don't know an attorney, my partner and I use Mary Meeks, who is a well known LGBT attorney in Orlando.  I get nothing from plugging Mary Meeks, she's just a damn good attorney.

 



Back Yard Before and After in Lake Nona, Orlando, Florida

Back Yard Before and After 

Don't be afraid to try your hand at remodeling and design, especially with real estate!  Express yourself, show off your ideas, be creative...chances are you'll be rewarded with immediate equity.

In an earlier article I showed my kitchen, before and after, on an inexpensive budget.  The same frugile budgeting took place on the planning and design for the back yard space.  Below is BEFORE we undertook our yard transformation.

Fortunately, both of us are very handy and familiar with power tools, so we immediately saved thousands of dollars on labor costs by building, and designing, the wood pergola ourselves.  Here is the AFTER picture showing the same space.

The tumbled stone wall and kitchen was designed by us, but we hired someone to do the work since neither of us have the skill to do quality paver and stone work.  The wood table was designed and built by us, too...all lumber was special order solid cedar from Southern Pines Lumber, rough cut, and absolutely beautiful.  The stain is a 3 step process with a product called Sikkens.  Below is a picture of me working on the finishing details.

The yard needed many loads of crushed concrete to elevate the lot from the somewhat steep drop in grade.  The posts are 8 x 8 solid cedar buried in two feet of concrete and rebar.

Including the patio furniture, wood, pavers, grill, fridge, paver labor, trees and all other supplies, we spent a small chunk of money on this back yard transformation, even when doing most work ourselves.   A recent appraisal estimated this outdoor living room, kitchen and dining room space at $34,000...and it only cost us 1/3 that amount.

I am always happy to help clients, or anyone, on how to transform bank owned/REO's properties on a tight budget!

Gay Orlando Realestate 

How To Buy A Brand New House with No Savings or Down Payment in Orlando, Fl

How To Buy A House With No Savings or Down Payment

Outside the immediate city and suburbs of Orlando, Florida, there is a type of financing called USDA, which is zero down.  Most builders still want an earnest money deposit (good faith deposit) of $1,000, but that is credited back at closing.

Areas of Apopka, Haines City, Clermont, Wedgefield, Kissimmee, Groveland, Clermont, St. Cloud, Deltona & Davenport, etc., have new home builders accepting this financing.   Enter address to see if a specific area is eligible.

Additionally, I've been getting closing costs paid and appliance packages included in the transaction for my clients!  (FYI, if you want the best deals buying new construction, always have a Realtor negotiating on your behalf...you'll likely get a much better deal.)

If you don't have 3.5% down for FHA or 3%-5% down payment for Conventional, this is a terrific option.

Take a look at the link below for more information, and if you want to actually talk to a live person about this type of loan, I'd be happy to give you my Orlando contacts.

http://www.rurdev.usda.gov/SupportDocuments/CA-SFH-GRHUnderwritingGuide.pdf 

Gay Orlando Realestate

Is The Death of The Gay Ghetto Imminent?

Long before Stonewall, a few large cities had areas and pockets where gay and lesbians settled, informally, but even then people had to be careful of their actions, movements and associations.  Following Stonewall, the LGBT community discovered their collective power and began to demand equality, not just the right to hang out in a club or bar without being arrested on morals charges, but the right to be seen and live where we wish. In this spirit, the era of the Gayborhood or Gay Ghetto was formed. 

The 1970’s and 1980’s saw this trend spread throughout the country, and soon many places, small and large, had areas where LGBT people settled. Gay men and women flocked to these neighborhoods for safety, opportunity and camaraderie.  These areas were not the gentrified areas of town; far from it, they were usually the forgotten and wayward…dilapidated and run down were the common characteristics.  

The 1990’s and 2000’s found these areas and neighborhoods as transformed, gentrified and sought after. In fact, many of these areas are home to the affluent in their respective cities.

Actually, our history isn’t that different from other minority groups in U.S. history.  Like the others before us, we sought areas to live, out of necessity, community and safety, but after greater acceptance by the majority, the need to stay together began to wane. 

That brings us to today.  Are Gayborhoods still forming, and if so, are they relevant?  Where can LGBT men and women find the ubiquitous Rainbow Flag and HRC symbols? In essence, where do we all live?  

Of course, exceptions are everywhere, particularly in the south and Midwest. If you travel too far from an urban center, it can still be a somewhat unwelcoming, and in some instances, a hostile experience. Fortunately, the wind of change is blowing in our favor, particularly with gay marriage and broader LGBT acceptance and political power.

That said, what’s true for Minneapolis and Orlando might not be the case for Cheyenne or Montgomery or Paducah. The stark reality is this: being openly gay in some parts of this country can still be down right dangerous. 

So, is the Gay Ghetto still relevant?  If you are circumspect or frightened of being who you are within your community, I’d say Yes, it’s still relevant. 

But if you are lucky to live in an area which supports fairness and equality, you might just decide it’s OK to live where ever you wish, without the safety of having LGBT brothers and sisters as neighbors.  Personally, this evolution is a bit sad, but it’s ultimately tremendous progress, isn’t it? 

Time will no doubt tell the story of the Gayborhood and Gay Ghetto, but one thing we do know, they empowered us and saved us from 24/7 misery and discrimination, and for that, I will be forever grateful.

Gay Orlando Realestate

Debunking LGBT Myths About Orlando, FL

Each year, Orlando Gay Day's attracts 170,000+ folks from all over the world, and this year, Orlando Gay Pride hosted 135,000+ during the annual October celebration.

Disney, Universal, I.T., Medical, Hospitality and start ups all thrive in Orlando, and while the community enhances and nurtures creativity, the climate and business environment make living here very comfortable.

The image of "Bubba" or "Good Ole Boy's" riding around our communities bashing LGBT doesn't exist.  That said, I think a two hour drive away from any urban center in the United States is vastly different, in terms of attitudes and beliefs, than what we find living near D.T. USA.  Orlando is no different.

If you are considering purchasing a second home, vacation condo or plan to relocate or retire in a warm climate, I strongly encourage you to consider Orlando.  Politically friendly and safe, affordable real estate prices, no state income tax, fabulous climate and gads of things to do 24/7 365.

Gay Orlando Realestate