Eight Home Buying Tips in 2010 is a post from: Mark's Remarks

Buying a home in any market can be daunting. No matter how left brain you are, most people buy emotionally, then justify logically. Here are ten tips to make your home buying adventure a little less “adventurous”…

1)      Pre- Qualify: Don’t forget to work closely with a qualified Loan Agent before you find the house of your dreams. Banks are currently demanding more documents such as tax returns, pay stubs and bank statements. Be sure to hold off on large purchases which may affect your credit. 

2)      Keep Closing Costs in Mind: Remember to set aside funds for closing costs. Loan points, escrow fees, appraisals, inspections and other fees will need to be addressed at the time of closing on your new home. 

3)      Make Use of Technology: Although nothing beats an actual walk through of the home of your dreams, great websites, email updates, voice activated IDX systems and virtual tours can save you time with your search. Even if you have a clear picture of what you want in a home, you may turn a corner and surprise yourself. 

4)       Look for Incurables: Deficiencies such as power lines, freeways, commercial areas and busy streets can all affect the marketability of a home, even in the best of times. Pay attention to the incurable aspects or most expensive items first (lot position, floor plan), then work your way to the least expensive (carpet, paint, touch up). 

5)      Work with an Experienced Agent: Nothing replaces experience. A good Real Estate agent, whom you preferably find by referral, will pay great dividends. The 3 questions to keep in mind are: (1) Can I trust you? (2) Are you good at what you do? (3) Do you care about me? 

6)      Don’t Major in the Minors: Every home has defects and deficiencies – even brand new ones. Once in escrow, do your best to focus on what the home has to offer in the long run (neighborhood, quality of life, utility), not on all the minutia that turns up on the home inspection. Avoid getting caught up in the “process” as it can be taxing, stressful and somewhat anticlimactic. Keep your eye on the prize and always retain a “business” mindset. Resist the temptation of making it a “personal” shootout with the Seller.

7)      Count on Repairs: Although most home sales have a home warranty negotiated, have a few dollars set aside after closing for unexpected repairs. 

8)      Look into the Future: Even though you haven’t even closed on the home yet, you will most likely sell it someday. When searching,  focus on location, neighborhood and the amenities that get you excited. Chances are your next buyer will feel the same way.

How to Buy a Home in Lamorinda: Part II – Check Local Building Codes Before You Buy is a post from: Mark's Remarks

Don’t forget to check with the City Planning Department before you close on that picture perfect lot with a small home on it, having visions of grandeur for expansion.  Like any other city, Orinda, Lafayette and Moraga have their unique set of rules & regulations.  So, if you automatically assume that you can remodel, think first about your plans and take the time to pay a visit to the planning department. 

According to the Lafayette Planning Department, please consider the following if you are in the process of envisioning a remodel, tear down or add-on: 

“Many people underestimate two specifics when purchasing a home that needs remodeling or renovation (1) Familiarity with the process and how long it can take from start to finish.  For instance, if you buy a 2 bedroom 1 bath home and want to expand it to a 4 bedroom 2 bath house, you may not be able to live in your investment for some time.  The process can take awhile depending on architectural review, county compliance, etc. (2) Limitations based on zoning & design review.” 

In addition, the county has jurisdiction over compliance requirements such as, building codes, fire department regulations, utilities, etc.  So, before you pull the trigger on that view lot you have in your sights, do a little homework – the payoff will be worth it.      

How to Buy a Home in Lamorinda: Part I – Be Aware of Soil Movement is a post from: Mark's Remarks

Just east of Berkeley, CA, lies a group of communities that is shielded from the San Francisco Bay Area fog, has top ranked schools, rolling oak studded hills and a small town feel.  I am referring to Lafayette, Moraga and Orinda otherwise known as it’s nickname, Lamorinda, CA.  

As a resident for almost six years, I have gotten a chance to experience this wonderful hamlet, a mere 20 minutes from downtown San Francisco.  Additionally, BART or Bay Area Rapid Transit, offers a short public transportation option to the “City by the Bay.”

You may have been perusing several Bay Area communities if you are relocating from out of the area and found pluses and minuses in the North Bay, SF proper and the South Bay.  As far as value goes, the East Bay can’t be beat.  Summer days are a little warmer than other Bay Area communities, but Real Estate has definitely more bang for the buck. 

When purchasing a home in the Lamorinda area, be aware of the clay-adobe soil in the valleys and mantling the hillsides.  This type of soil shrinks in the summer months and swells during the rainy season, potentially resulting in seasonal movement of patios, decks and even foundations that have not been designed to mitigate the movement.  Have a qualified home inspector thoroughly check the foundation, exterior stucco or siding, interior drywall and flooring for signs of previous movement, cracks or out of plumb windows and doors.  If possible, find out which type of foundation the home has, such as shallow footings or deeper drilled piers. 

Soil creep, hilly terrain, weak bedrock and soil, poor drainage around the foundation, and lack of rain gutters as original equipment can all be contributing factors to general instability in buildings and structures throughout the Lamorinda area.  In addition, check with city officials for any past geologic issues in the location in which you are purchasing.  If questions are raised, you may want to contact and engage the services of a registered geotechnical  engineer or certified engineering geologist to further evaluate the problem. 

According to John Dye, Principal Geotechnical Engineer with Cornerstone Earth Group in Walnut Creek, he says,

 “Generally there is no cause for alarm as thousands of residents have purchased and lived in Lamorinda for decades, but conduct due diligence by carefully reviewing all disclosures and noting any history of past soil movement or slides.  Most Buyers do not conduct a geo-tech inspection chiefly because of the cost involved…a due diligence evaluation can range from several hundred to several thousand dollars depending on the complexity of the property.”  

Buying a home? Check out aging sewer lines first… is a post from: Mark's Remarks

Don’t forget to check the pipe that carries waste and sewage from the house you want to buy to the public sewer system. You’ll be dealing with loan approval, home inspection, seller disclosures, and so many other things – it’s a small wonder anyone can get through them at all. Sewer line inspection is often overlooked, and it can lead repairs that cost you a bundle.

Many existing “sewer lateral” pipes are made of a clay-based material or cast iron.  Over time, these pipes are subject to shifting earth, tree root invasion and overall deterioration, causing them to become as weak as peanut brittle.  It is therefore very important to add the sewer lateral inspection to the cache of “must do” inspections when you purchase an older home. (If the home has a septic tank, this does not apply.)

For obvious reasons, some municipalities have compulsory ordinances that govern the replacement of damaged or collapsed sewer pipes. Check with your local building department for details.

Recently, I worked on a sale in which the buyer commissioned a “pipe cam” and received a DVD of the results.  The line was 180 feet to the public sewer.  A couple of weeks prior, the line had to be “snaked” because of a sewage backup. The findings were conclusive – several breaks and compromises in the existing joints of the line. It was evident that the sewer lateral line needed replacement.

Some households will live with the inconvenience of snaking a line either yearly or every few years. This only postpones the inevitable, but is a less expensive way to nurse along an aging pipe.

Fortunately, technology has come to the rescue, so sellers and homeowners, fret not.  Even though the tab could still run into the thousands, depending on the length of the line and the topography at hand, property owners can still save a small fortune by having a reputable plumbing company use a “trenchless” method of sewer lateral replacement. Trenchless pipe replacement works with hydraulic equipment and the principle of using the existing openings at the sewer “cleanout” location in addition to other openings. The new durable plastic pipe literally moles and bursts through the current clay or iron pipe, coming out the other end to connect with the public system.

Viola!  No more backups and the home’s sewer system lives happily ever after.