Team Reba Real Estate

August 20, 2009

Seller's be aware of FHA/VA lending requirements for septic if you've got sewer connection available

Filed under: Snohomish County, Pierce County, King County, title/escrow, South Park, Lynnwood, Conventional loans, FHA/VA, single family, Kirkland, NWMLS, Renton, Puget Sound, Seattle, buyer, seller, short sale, foreclosure, real estate, Redmond, mortgage/loan, legal issues — Reba Haas @ 9:29 am

“Agents:
If you have a listing where the property is hooked up to septic, but sewer is now available then the following rule applies for FHA/Va financing:  The connection must be made to a public water/sewer system or a community water/sewer system, if connection costs to the public or community system are reasonable.  Reasonable is defined by 3% or less of the estimated value of the property.   If the connection costs exceed 3%, then the existing on-site systems will be acceptable provided they are functioning properly and meet the requirements of the local health department.  

 

On Coventional loans, there is no requirement to hook up to the community sewer system.”

We received this message from a local lender regarding properties on septic being REQUIRED to connect to local sewer systems, if a system is available.  There are certain areas of King, Snohomish, and Pierce County where this may affect your sale.  I can think offhand of areas in or near Kirkland’s Rose Hill, Bridle Trails, and Juanita neighborhoods that would likely fit this description and requirement.

So, why is it a big deal?  A few reasons…

1.  Hooking up to sewer usually means higher fees for the homeowner because there is the connection fee. 

2.  Plus, King County has a 15 year assessment worth a few thousand bucks for any new home connecting to the Metro sewer system.  It would need to be researched to confirm if the 15 year fee applies, but I’m guessing it would be.  I’ll check with Michelle Britt the gal that works at King County in this department and report back later with a confirmation.

3.  Sewage fees typically run much higher in cost than septic, plus they are ongoing monthly fees while septic has most of its costs associated with occasional inspections, pumping, and repairs. If you’re not a heavy water user, and especially if you have a gravity system rather than a pump system in your septic design then it’s pretty low cost overall.

Other considerations…

1.  If you’re a seller who is house rich and cash poor - this could mean anyone in financial hardship or elderly on fixed incomes, you may not have the money to make the connection. 

2.  That may mean that a buyer has to take on this risk in a transaction which may be unlikely unless they feel they’re getting a “deal” on the home itself (read, lower sale price).

3.  If you need to try and sell quickly, or you didn’t know about this in advance of trying to sell and move out of area, it could derail or complicate your plans because of the time needed to get it completed.

When you think about the fact that home sales aren’t always done because of good circumstances, having this be a requirement when selling can make it a hardship on some.  The fact that FHA is a strong percentage of the loans being financed today means it will also affect some sales negatively.  Anyone with less than 20% down is currently getting directed toward FHA loans, and VA loans are picking up with more and more people going to, and coming back from, military action overseas.

Finally, when you think of 3% as property value - consider the housing prices we have here in the Seattle/Bellevue metro area.  Just in those Kirkland neighborhoods alone these are the sales stats on 184 properties that met septic and sewer available notation in the NWMLS since January 2007 using the following parameters:

 Property Type  Residential    City  Kirkland
Statuses  Active, Contingent, Pending BU Requested (2/21/2009 or after) , Pending Inspection (2/21/2009 or after) , Pending (2/21/2009 or after) , Sold (1/1/2007 or after)
Sewer  Sewer Available OR Septic

Quick Stats - Averages
  Listing $ SqFt Listing Pr/SqFt CDOM Sale $ Selling Pr/SqFt

If 3% is the “reasonable” test for requiring the change, then the cost be upwards of $20,000 based on the average sale price and a seller would be required to pay for it.  Ouch!

 

If you are a seller who will be impacted by this lending requirement, then be sure to discuss it with your agent and do your homework in advance of going on market.  FHA max JUMBO loan guidelines have $567,500 as their top loan value so if you’re priced under $709,375 this could apply to you.

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August 15, 2009

Buyer's tips: Banks getting business play on approved builder project credit offers…

Filed under: Phinney Ridge, real estate, market activity, title/escrow, single family, King County, disclosure, mortgage/loan, seller, economic issues, buyer, Seattle, interest rates, Puget Sound, Washington — Reba Haas @ 3:27 pm

Buyer activity has been really strong for us lately and I’m working on a couple of newer contracts for some clients who are buying new construction within the City of Seattle limits.  Each of these properties/clients is reaping the benefit of a credit program that Golf Savings has been extending to several builder projects where their parent company, Sterling Savings Bank, was the originator of the construction loans.

If you’re looking for a new construction home in Seattle, it would be worth finding out if this builder has access to this program.  It had been running since March with little activity, but the summer months have ramped up sales since June so the program was only recently extended for sales closing with a deadline of September 30th.  We’ve been able to include this credit along with some other builder concessions and it’s making for some pretty sweet deals for our Team Reba clients.  We’ve been working with Matt Johnson at Golf Savings who has been really excellent to work with thus far.

For other sellers, our builder clients, it has been a selling point to show that their 2 preferred lenders have some options available too.  We’ve been listing a couple of Powell Homes properties and they do their lending with Washington Federal, who has then offered a $500 closing cost option.  Our long time contact, Eric Aasness, now of Bank of America also has had a long running 1% toward closing cost reduction in his business and it’s been useful in not only new construction purchases but also in resale opportunities.  If you’re interested in his program, give him a call at 206-915-ERIC.

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New listing near Kirkland’s Forbes Lake & Park, $189,000 for a 2bd/1.75ba condo

Filed under: real estate, market activity, King County, Kirkland, condo, HOA, seller, buyer, Puget Sound, Washington — Reba Haas @ 3:04 pm



header
$189,000.00 - Adorable Kirkland 2bd/1.75ba condo has all the right stuff at a great price!
Main Photo
Location: Rose Hill
Incredible Value! This is a rare opportunity for YOU to get into a place to call all your own! Qualifying buyers take advantage of $8,000 tax credit through end of November 2009! Upgrades include interior paint, gourmet kitchen with Stainless Steel appliances & more! Washer/dryer/refrigerator provided so you just move in & enjoy. Scenic outlook from spacious deck & easy access to neighborhood park. Covered carport, lots of guest parking & extra storage!
Contact Information
Reba Haas
425-970-3697
Pricing
Price: $189,000.00
Homeowner Dues: 270.00 per month
Property Location
12323 NE 97th St #K
Kirkland, WA 98033
Features

Bedrooms: 2 Bathrooms: 1.75
Parking Spaces: 1 Year Built: 1994
Subdivision: Lake Kirkland Park Located on Floor #: 2
Floors in Bldg: 2 School District: Lake Washington
Square Footage: 1028 Agent Name: Reba Haas
Broker: RE/MAX Metro Realty MLS #: 29115356
HOA Dues: 270 Dues Cover: water, sewer, garbage

Attributes
Appliances
Range/Oven
Full Refrigerator
Washer/Dryer
Dishwasher
Sink Disposal
Microwave
Building Amenities
Deck/Balcony
FHA Approved Bldg
Carport
Storage unit


Powered by vFlyer.com Equal Housing Opportunity VFLYER ID: 2719064




Photo Gallery
















All information in this site is deemed reliable but is not guaranteed and is subject to change



Open houses planned for newest South Park listing on 8/16 and 8/23

Filed under: Fair Housing, local events & places, market activity, remodel, South Park, King County, real estate, West Seattle, buyer, seller, Seattle, Puget Sound, open house, Washington — Reba Haas @ 2:32 pm

Robin Tomazic will be holding open her new listing in South Park from 1-3:30pm on Sunday, August 16th and also on Sunday, August 23 from 1-4pm.  If you get a chance and can swing by to see this remodeled little gem of a place, please do!

Details: 527 S Concord St, Seattle

New short sale listing in Lynnwood, $189950 for great 2bd/2.5ba townhome

Filed under: remodel, real estate, Snohomish County, townhouse, Lynnwood, condo, disclosure, buyer, Puget Sound, HOA, short sale, Washington — Reba Haas @ 2:11 pm



header
$189,950.00 - Fantastic price on a 2 bed/2.5 bath updated townhome in Lynnwood!
Main Photo
Location: Lynnwood, WA
Cute 2 bed/2.5 bath unit in a well-run complex of nine townhomes. Kitchen & 1/2 bath updated with slab granite counters and good looking wood laminate flooring on the main level. Bedroom suites each have own full bath. Tile entry, living room with gas fireplace, and extra outdoor living space via the large 8′ X 15′ wood deck with lace leaf maple trees. Full size GE Profile washer dryer. Garage w/ remote & lots of shelving + extra uncovered parking space. Low Home Owner Dues & great, low price. Come see for yourself! Notice to buyers and agents, this is a short sale property so plan closing timeline expectations accordingly.

Wondering what your home is worth? Contact Team Reba for a FREE market analysis!!
Contact Information
Logo

My Pic Association Logo

Reba Haas
425-970-3697
Pricing
Price: $189,950.00
Additional Pricing Information: short sale
Property Location
3315 133rd St SW #104
Lynnwood, WA 98087
Links
Features

Bedrooms: 2 Bathrooms: 2.5
Parking Spaces: 2 Year Built: 1994
Subdivision: Ashley Court Garage Size: 1
Square Footage: 937 Agent Name: Reba Haas
Broker: REMAX Metro Realty MLS #: 29095317
Uncovered parking: 1 HOA Dues: 168.00
Dues cover: water, sewer, garbage

Attributes
Appliances
Range/Oven
Full Refrigerator
Washer/Dryer
Dishwasher
Sink Disposal
Microwave
Interior Amenities
Bath off master bedroom
Wood laminate floors
Wall-to-Wall carpet
Vinyl flooring
Tile flooring
Gas fireplace
Exterior Amenities
Grass Lawn
Secluded setting
Private
Territorial view
deck(s)


Powered by vFlyer.com Equal Housing Opportunity VFLYER ID: 2217902




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All information in this site is deemed reliable but is not guaranteed and is subject to change



August 14, 2009

Feeling like you’re drowning in someone else’s water bill?

Filed under: real estate, foreclosure, title/escrow, King County, Snohomish County, Pierce County, short sale, HOA, economic issues, legal issues, seller, buyer, Puget Sound, Washington — Reba Haas @ 1:46 pm

I’ve been noticing a trend in our blog stats.  A lot of people seem to be finding us at they do searches on 2 topics pretty regularly: 1) decommisioning old oil tanks (heating oil), and 2) liens from a former owner’s water utility bill.

Now, I am required to make sure people realize I am not an attorney and I’m not giving legal advice, but since our team works daily in real estate transactions, it’s not uncommon for us to be familiar with the MLS forms used in contracts locally when agents are involved.  If you’ve just closed a real estate transaction in WA State, you’ll want to refer to the main Purchase & Sale Agreement, page 3, section H where it states the “Seller agrees to pay all utility charges, including unbilled charges.”  You’ll also want to get familiar with (Revised Code of Washington)  RCW 60.80 which covers this subject.

In many cases, if you use Form 22K and you’re in a town that has a lienable utility (like City of Seattle’s water district), then this form gives instructions to the escrow/closing agent to pay off the final bill at Closing.  This doesn’t shut off the service necessarily, but it helps limit surprises. Be aware that this is only for lienable utilities which tend to be utilities owned by municipalities such as cities or counties.  Many utility companies aren’t allowed lien rights, such as Puget Sound Energy.

It’s difficult, if a seller walks away not having paid a bill, to get them to pay after the fact, and most buyers find a lawsuit (cost) or small claims court (time) too prohibitive to get satisfaction, but it’s always good to continue talking about these items and reminding other parties about their duties during the transaction to limit problems after the fact.

In the case of foreclosed or short sale properties, the likelihood of having something like this come up after closing is even bigger so be sure to do your homework and call local utilities to find out if outstanding bills are accruing, or ask listing agents to find out if the seller can provide details into unpaid bills. If someone is already financially distressed they may not be able to pay directly, but it’s possible that it could be negotiated in the sale.  Home buying should be about fun and exciting new beginnings.  So, be aware and be educated so you don’t drown in someone else’s water bill after closing and put a real “damper” on your experience.

Awesome updated 2bd/1ba updated bungalow in Seattle’s South Park neighborhood

Filed under: market activity, remodel, King County, South Park, real estate, West Seattle, seller, buyer, Seattle, Puget Sound, Washington — Reba Haas @ 12:32 pm
Photo Gallery














Description
Sweet little updated bungalow on quiet residential road just blocks from local South Park area elementary school and library. New metal roof, high efficiency gas furnace and gas water heater. Updated wiring and plumbing, plus fresh paint make this home move-in ready! Home features 2 bedrooms + office/den, a large eat-in kitchen, remodeled bath with Italian stone floor and ceramic tile. Sliding glass door accesses the covered area (add in a paver patio?) within the gorgeous fenced back yard. Looking to “eat more local?” Enjoy the veggie garden and fruit trees for home grown add-ins to meals and snacks. Convenient alley access plus an extra large detached 1-car garage for storage. Relax and enjoy!

Features
Bedrooms: 2
Bathrooms: 1
Parking Spaces: 2+
Year Built: 1948
Lot Size: 7200
Garage Size: 1
School District: Seattle
Square Footage: 860
Agent Name: Robin Tomazic/Team Reba
Broker: RE/MAX Metro Eastside
MLS #: 29116302


Location
Powered by vFlyer.com vFlyer Id: 2713910

August 11, 2009

Better late than never, August 2009 real estate newsletter available

Filed under: real estate, condo, tenant, local events & places, monthly newsletter, title/escrow, market activity, mortgage/loan, foreclosure, Washington, rental, legal issues, economic issues, interest rates, buyer, property management — Reba Haas @ 11:04 am

Here is the link to our August real estate update newsletter!

This Newsletter is full of interesting and useful information that I think you will enjoy whether you are a buyer, seller, homeowner, or renter.

This month’s issue includes topics such as:

“Avoiding Closing Derailment”;
“Moving Made Easy, Keep It Simple”;
“Home Hunting Without Fear”;
“Seven Steps To A Credit Score Makeover”;
“Making Homes Even More Affordable”;

Plus a roundup of July real estate activity as well as much more advice and information.

I hope you enjoy this monthly newsletter. If you have any comments, please e-mail them to me. Or, if you would like to see a certain topic covered in future months, let me know that too!

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Wanted: Licensed assistant for real estate team based in home office (Renton, WA). Pet friendly.

Filed under: King County, Pierce County, Snohomish County, social media, Renton, professionalism, Seattle, short sale, foreclosure, real estate, Washington — Reba Haas @ 10:23 am

We are a growing team of real estate professionals called Team Reba, working under RE/MAX Metro Eastside in the Seattle/Bellevue metro area. At this time we are looking for a licensed assistant to work with us to maintain and improve client satisfaction, provide client updates, marketing and communication. We use a multitude of social media tools but we also utilize tried and tested marketing concepts. Client satisfaction is focus #1 for us.

There are 3 licensees in the team currently and we already work with a transaction coordinator out of our RE/MAX office on a per transaction basis so we don’t need someone to open title and escrow for us. Our business covers both residential and commercial/investment client needs in a 3-county area (King, Snohomish, Pierce). We engage in traditional residential transactions as well as working a lot of short sale and are building our REO business. Our commercial work has been heavy in MFH, mixed use, redevelopment and some leasing work.

Skills needed for the job are a positive outlook, ability to work in a fast-paced busy environment with multiple priority projects, good communication skills (verbal, written, phone), creativity, fast learner and a sense of humor.

If you are afraid of writing, don’t like calling people unless you have 100% of all the details, or are more worried about how you look than getting the job done… do me and you a favor and don’t contact us.

If, however, you want a challenging and rewarding environment where your work will make the difference in your income potential, please send me your resume.

Position is based in a home office environment with pets. If you have allergies to cats or dogs, then this job won’t work for you. If you love animals, we can make it work. Heck, if you have a dog you want to bring to work with you, we’re cool with that too. Office hours for the position typically are starting at 9 or 10am, ending around 5pm - if you’re right for the job, we can discuss it.

August 3, 2009

Learn the right way to be a landlord. Tamara Simon's awesome Landlord 101 offered FREE on Aug. 11, 2009 at Lynnwood Convention Center

Filed under: real estate, condo, tenant, local events & places, Fair Housing, Snohomish County, King County, landlord, foreclosure, legal issues, Washington, rental, economic issues, buyer, Puget Sound, Seattle, property management — Reba Haas @ 7:45 pm

Tamara Simon reveals what you need to know in her
“Ten Commandments of Property Management.” 

These are lessons for success you can put to use in any economy.  Tamara taps her 25 years experience as a licensed real estate broker, property manager and owner of Koss Property Management to cover the basics, so you can learn to confidently:

  • Attract and keep qualified tenants
  • Determine market rent
  • Understand Landlord Tenant Law
  • Run your property like a business.

Lynnwood Convention Center3711 – 196th St. S.W.Lynnwood, WA 98036

Tuesday  : 6:00 PM to 9:00 PM

August 11, 2009

Tamara has taught this class in the past 6 years for our Team Reba sponsored classes but she goes all out and has rented the Lynnwood Convention Center for this event.  A lot of sellers who couldn’t sell their homes in today’s market have become landlords, less by choice than by necessity.  This class should NOT be missed by anyone who owns rental property and who could use help in figuring out the right way to manage a property and avoid being sued by a tenant or run afoul of a government rule (with fine) that you didn’t realize existed.

Well worth the time to attend and highly recommended!

 

Koss Property Management, Inc.

206-729-3630

rentals@kosspm.com   Visit our website: www.kosspm.com  5232 University Way NESeattle, WA 98105

 

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