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집을 살 때 고려해야 할 사항

<지역적 고려사항>

1. 홍수지역, 강가 등 침수 우려가 있는 집은 피한다.

2. 주변환경이 안 좋은 곳, 좋은 곳을 파악한다

 - 송전선, 철길, 유흥업소, 주류판매업소, 지저분한 이웃은 피한다.

 - 골프장, 호수, 연못, 숲, 개울 등은 좋은 환경을 만들어 플러스 요인이다.

3. 동네에서 주변 건물과 조화되지 않게 월등히 큰 집은 피한다.

4. 묘지, 유적지 주변 등은 피한다.

<건물 구조, 건축관련 고려사항>

5. 벽이나 지하실 바닥에 큰 금이 있거나, 벽이 뒤틀려 있으면 구조적인 문제가 있을 수 있다.

6. 무허가 증축된 건물은 허물어야 하거나 벌금을 맞을 수 있다.

7. 최소한 욕조 하나는 있어야 한다. 어린아이나 노인은 샤워보다 욕조가 편하다.

8. Master Bed Room에는 화장실이 붙어 있어야 한다.

9. 오래된 알루미늄 배선, 60암페어 전기 등은 Upgrade에 많은 비용이 든다.

10. 석면 등 오염물질 사용한 오래된 건물은 피한다.

11. 수도관이 구리가 아닌 플라스틱 배관(KITEC)은 문제

12. 다락에 온수탱크가 있으면 문제

13. 지하에 연료탱크가 묻혀 있거나, LP Gas통을 연료로 사용하면 위험, 오염 가능성

14. 집에서 마약 제조나 대마초를 키운 집은 문제

15. 진입로가 공용으로 사용하는 집은 분쟁 가능성

16. 지하실이나 기초가 주변지대보다 낮은 집은 배수가 잘 안될 가능성

17. 오래된 집으로 납을 사용한 페인트가 칠해진 집은 환경문제

18. 화장실, 주차장이 하나뿐인 집, 지하수를 식수로 사용하는 집은 불편하고, 팔기 어려움

19. 사용제한이 등기되어 있는 경우 그 내용을 잘 알아야 함. 이웃과 분쟁 가능성

20. 일반용이 아닌 특유한 취미 등을 위한 특수시설이 설치된 집

<기타 사항>

21. 오명이 있는 집: 살인사건 등 안 좋은 소문이 있는 집

22. 유지비가 높아 감당하기 어려운 집

23. 감이 안 좋고, 내키지 않는 집

24. 투자목적으로 렌트 관리가 어려운 집

25. 가격비교 대상이 없거나, 다른 사람의 말만 믿고 사는 경우.

26. Title Insurance는 필수로 사야함.

Types of homes you should Avoid

The burden is always put on the buyer not the seller to find issues. Caveat Emptor which simply means Buyer Beware move courts further away from sympathizing with buyer for their failure to discover issues.

< Zone, Area, Neighborhood >

1. In a flood zone

Flood insurance can be expensive.  Use your county floodplain maps to check if the house you are interested in is in a floodplain. On the flip side in rare cases, there are some homes marked for flood zones because the flood maps are outdated or incorrect. Check out the National Flood Experts to get a free consultation on your property. 

2. A house near a river

When you inspect nearby tree trunks, the white line is indicative of the water rise since the last flood.

3. With a negative back up

Power lines, train tracks, strip clubs, liqueur stores, neighbors’ messy backyards are not desirable properties. Look for homes that back up to something positive like a golf course, a lake, a pond, forest, a creek – all these will give you higher resale value.

4. A house close to a school

Whether it’s an elementary, middle or high school they all have heavy morning and afternoon traffic with long lines and congestion.  On the flip side, if you do have school age kids you will save lot of time and gas as your kids will be able to walk to school and back home.  In general, there are few school campuses that have all three schools nearby, but if they do that may be convenient strategy for 12 years of schooling!

5. A house if it is the biggest house in the neighborhood

If the average house in the neighborhood is 1,500 sq. ft and you are looking at 3,000 sq. ft house, it’s price per square foot will be considerably lower than the average.  It’s not a direct price per square foot conversion as odd-balls in the neighborhoods are always the hardest to sell.

6. A house located on an ancient Native’ burial site

It won’t be just the ancient ghosts that will be haunting you! Rather, you’ll have to live with all the modern property restrictions and regulations.

< Building Layout, Structure, Construction >

7. With structural issues

Large cracks in a foundation or house on a steep incline should be inspected by a structural engineer before proceeding. Structural integrity repair may be very expensive. Use your due diligence period to do these inspections before you buy.

8. Bad layout

Just because homes with 2000 sq. ft are selling for $250K doesn’t mean that this house will sell for that much if it has a bad layout.   If nobody wants to live in this house, it will be hard to sell it.  For example, if getting to a bedroom requires to go through another room maybe not the most desirable situation as all bedrooms should be easily accessible through a central hallway.  Nobody wants others to pass through their bedroom to go to the bathroom or other bedrooms.

9. Additions or remodeling done without permits

Non-permitted work might not be done up to local building codes.  You can’t trust contractors doing the job correctly.  That’s why you have city inspectors that sign off on it.  Also, homeowner’s insurance might not cover un-permitted spaces and if something causes a fire, insurance will not cover the damage if the root cause was due to un-permitted work, i.e. bad electrical wiring.  It has also impact on any future projects.  When you apply for the next permit for something you want to add or change, the city inspector may check prior permits and they may require you to tear out any un-permitted construction, i.e. tear out dry walls to inspect studs were placed 16-inches on center.  In the end, the penalties for un-permitted work may be quadruple for the cost of permit, not even considering any rework.  Finally, a home appraiser will not include an addition without a permit in the final square footage.

10. No Bathtub in at least one bathroom

This is a very common mistake because most people take showers. Houses with standing showers are popular with older kids and adults but you will lose a huge market when trying to sell the house later to families with little kids or older family members that need to sit down to bathe. Always have at least one tub in the house even though you’ll never use it once your kids grow up.  Having tubs is not a negative but not having them is.

11. No master bathroom inside the master bedroom

When master bathroom is outside in the hallway they become grab for all including your kids, visiting friends and family.  Nothing like getting up in the morning and having to share your bathroom with everyone!

12. A house that has outdated electrical wiring

Without checking the fuse box and removing an outlet cover to inspect the wiring on an older home, you won’t know what is hiding behind the walls and potentially not even your inspector. Is it an aluminum wiring used in residential construction in the 60s through 70s or is it the old 2 prong without a ground? Both are fire hazards and no longer up to current building code. Please have an electrician check the wiring on homes built before 1980 before you buy the house. Aluminum wiring can overheat to 270 degrees Celsius (water boils at 100 degrees Celsius) and is 44 times more likely to cause fires than the recommended but more expensive copper wiring. Rewiring a house can be expensive as dry walls and ceilings may need to be removed adding to that the cost of copper you are looking in excess of $10,000 to rewire your house. Knob and Tap

13. A house with Asbestos, UFFI

The “magic mineral”, “evil dust” are just some of the more common names given in the past to Asbestos which literally means “inextinguishable.” Asbestos has been traced back thousands of years, within clothing, pottery and log homes. It is naturally fire resistant and heat insulating. Homes built through 1985 have used Asbestos as a fire retardant and an insulation throughout: in tile, walls, ceilings, around pipes, on roofs, etc. Asbestos in its intact form is not dangerous.  However, any disturbance to material with Asbestos releases dust particles that can scar lungs tearing the lining causing a serious, chronic, non-cancerous respiratory disease that is incurable. Because Asbestos is only harmful when disturbed if you are planning to make any remodeling changes to homes built before 1985 first have them inspected to determine what all surfaces and materials have Asbestos and plan for extra cash to hire professionals in Hazmat suits to safely remove it before proceeding with remodeling.

14. A house that has anything but copper or PVC pipes

Polybutylene pipes aka Poly pipes used in homes built between 1978 through 1995. They were switched out from the previously used copper piping due to their lower cost advertised as “the pipes of the future.” Poly pipes are notorious for leaking causing potentially a catastrophic damage with a single leak. We have seen homes with more than $100,000 in damages from a single leak. They are usually grey but some models were white about half inch with metal fittings or rings inside the home and about 1 inch coming into the house. KITEC pipe

15. A house with water heater tank in the attic

Unless you plan to spend $3500-$4000 to replace it with a tankless on-demand water heater as soon or before you move in. Also, inspect around the water heater for any prior water damage.  A 50 gallon tank water heater will overflow the pan and cause damage to the attic floor, insulation, drywall and flooring below. It’s on the top list of insurance claims in homes build on slab foundation or with basements. A 50 gal water heater tank is a big eyesore, so builders like to hide it.

16. A house with LP Tank

Also known as Leaking Petroleum Underground Storage Tanks are underground oil tanks found in older homes that may leak and if they do are an environmental hazard. The cleanup and removal cost is anywhere from $10,000 to $130,000 according to the EPA. If underground water has been contaminated the cleanup cost can be in the millions. Normal removal of an underground oil tank costs about $2500.  Please don’t confuse underground Oil tanks with underground Propane tanks. The later is a gas and if it leaks you’ll hear a hissing sound – it is highly flammable and dissipates in the air if not ignited.

17. A house used for cooking meth, cannabis growth

For methamphetamine also known as ice, the cleanup cost can be between $10,000 to $25,000 depending on the size of the house and surfaces affected and as bad as complete tear downs for common extreme cases. Use your Due Diligence Period to talk to the neighbors and find out who lived next door or can buy a test kit for $50 to test for any meth residue. Here are 6 signs to look out for:

- Yellow discoloration on carpet, walls, drains, sinks and showers

- Blue discoloration on valves of propane tanks and fire extinguishers

- Taped off or removed fire detectors

- Punched doors or walls usually triggered by anger under the influence

- Strong odors residual of cat urine, paint thinner or ammonia

- Health symptoms are diarrhea, dry mouth, mouth sores, metallic taste, headaches and burning in your eyes

18. Shared driveway

Shared driveway or shared headache?  Most buyers pay little attention to driveways when looking at homes but when it comes to shared-driveway, one should.  They are common in many neighborhoods and when maintenance is shared equitably and neighbors remain on good terms all is well, but that’s not always the case.  The most common forms of shared-driveway is when it is shared equally by multiple owners or when one owner owns the driveway and allows another land-locked owner to use it for access via an easement.  In all situations, the buyer should examine the legal agreements of the driveway to understand what will be their commitments and consult a real estate attorney to make any amendments with the existing owners before purchasing the property.  Remember, we can’t choose our neighbors and a good agreement may be just the right contract you will need if you have to take them to court to resolve a dispute.

19. A house with a basement or a slab foundation that sits on the lowest level

Homes below the street level or on a bottom of a downslope from other homes in the neighborhood may get more water and the water may not drain the property or quickly enough.  Water doesn’t flow uphill so examine the landscape of the property especially if it has a basement or slab foundation.

20. A house with Lead-based Paint

Homes built before 1978 are likely to have lead-based paint on walls, ceilings, windows, stairs, railings, banisters and porches.  Lead from paint, including lead dust is a common form of lead poisoning.  Lead poisoning occurs when lead builds up in the body, often over months or years. Children younger than 6 years are especially vulnerable to lead poisoning as it can affect their mental and physical development. At very high levels, lead poisoning can be fatal.

Typically, older homes have been repainted with safer unleaded paint which remediates the surfaces.  However, if there is any large remodeling or demolition planned, then one needs to be aware of lead dust particles and use precaution in dealing with lead. Hiring external help is always the best choice as home improvement contractors are required to be trained and certified in methods of containing and cleaning up the lead dust. EPA implemented rules for dealing with renovations of areas containing lead such as: covering surfaces where lead dust could settle with plastic sheeting. In addition, the plastic must extend beyond the work area by six feet in all directions and misting of water is required while working to keep the dust down. No demolition can be done that would spread debris such as breaking wall materials, etc. with a hammer, instead these surfaces must be gently broken apart in other ways. All power tools that cut, sand or grind must be hooked up to a vacuum system with HEPA filter and heat guns may not exceed 700 degrees Fahrenheit to keep lead dust and fumes out of the air. At the end of the job, a contractor is required to test the site to ensure no lead residue remains on surfaces such as windowsills, walls, countertops and floors. A record of the job must be kept by contractors for 3 years to prove all work was done in accordance with EPA approved rules and regulations.

21. A house with just one bathroom

Everyone needs a backup. Homes with one bathroom are no longer practical. They are hard to rent and sell. Unless it is in a neighborhood with similar homes, I would recommend to shy away from it.

22. A house with one car or no garage

You eliminate large market when trying to resell it or rent it out.

23. A house with well and septic in a city

if the rest of the neighborhood isn’t.  Do you really want to drink the groundwater under a city?

24. Read the Restrictive Covenants

If you want to set up a business like watching other people’s dogs, the restrictive covenants may prevent you from doing so. Types of fences, types of structures you build, how many pets you can have, whether you can have chickens, maintenance of your landscape and others are all restrictions that may be spelled out in the Subdivision Protective Covenants also known as Restrictive Covenants or Deed Restrictions. Your neighbors can take you to the court. The courts take Restrictive Covenants very seriously and can impose daily fines until the offensive element is removed.

Why do we have them?  A developer establishes limitations on land use through a reference to a separately recorded declaration, called Declaration of Restrictive Covenants.  When a property is conveyed to a new buyer, the Warranty Deed the owner signs refers to the plat and declaration of restrictions and incorporates these restrictions on the title conveyed by the deed. The restrictive covenants are hence included by reference in the deed and become binding on all parties.  In the end, the protective covenants protect neighbors and their property values by maintaining common standards across the entire subdivision.

< Other Considerations >

25. A Stigma house

Notorious history such as people killed at the house.

26. A house you can’t afford

House as a primary residence is a liability, it is not an investment by any means. Don’t become a statistic, consider what happened during the mortgage crises in 2007-2008.

27. A house if your gut tells you to run

Don’t put yourself in that situation as 9 out 10 times your gut may be correct.

28. A house as an investment

If you don’t want to worry about 99% of the items listed above and the headache of dealing with tenants, you could always invest in land or no tenant real estate.

29. A house using other people’s resale numbers

Do your own homework and always double check the comparable property values in the neighborhood or within the close proximity.  Don’t trust the wholesalers, they tend to inflate the resale value of the property. It is too risky to buy a house that has no comparables as houses should be bought based on comparable price, location, and facts.  You may have a hard time selling it.

30. Buy a Title Insurance

A property can have a surprising lien that conveys to new owners. These can be in a form of past mechanics’ liens for unpaid material or contractors’ bills, real property tax liens for unpaid taxes, mortgage or deed of trust liens for unpaid loans, judgments against the property, personal property tax liens, state tax liens, and federal tax liens. Always have the title examined by a licensed attorney or a title company for any title defects and always carry a title insurance against any losses sustained as a result of defect in a title that existed at the time the policy was issued.