Team Reba Real Estate

City of Tacoma ~
Side Sewer Inspection Requirement Postponed Until October 1, 2010
The City of Tacoma passed an emergency ordinance last night that postpones the effective date of the new side sewer inspection requirement from July 1, 2010 to October 1, 2010. Beginning on October 1, 2010, Tacoma property owners are required to have a certified inspection of their private side sewers prior to the sale or transfer of a home or business, major remodel, or any construction over an existing side sewer. More information about the requirement is available on City of Tacoma’s website.

I’ll be interested to know how they expect things like this to be paid for in short sale and bank owned properties.

Over the past 10 years when the go-go markets of real estate were flying high and lots of people were jumping into the real property investment pool, not too many people worried about the consequences of losses.  It was an easy game where everyone was making what they thought was easy money - who cared if the property didn’t cash-flow for a few years, you’d just hold onto it for 2-3 years and then flip it for a much higher appreciated value.  Or, if you’d owned the property longer than since 2000 you could pull out equity and utilize it for more investment purchases, buying expensive personal toys like boats, flat-screen TV’s, and more.  Well, in mid-2007 those days came to an end.

What we’ve been seeing since then are a lot of investment properties (1-4 units, small multi-family, small and large commercial) coming on market that are in distressed condition, meaning, the owners are in default or they’ve lost so much money over time paying out to subsidize the monthly losses of negative cash-flow that the individual(s) is in their own financial distress having burned through their other assets to maintain this one.  In many cases the properties are coming back on market at prices below what the seller purchased them for so usually there is a short sale involved.  In these cases, if there is forgiven debt then there are typically tax consequences involved.  Some folks who are familiar with what are called tax deferred exchanges may wonder if perhaps using one of these programs might help avert the tax consequence of an investment short sale.

Read this link from OREXCO 1031 Exchange to get the info on whether or not foreclosures, deed-in-lieu, and/or short sales qualify.

Recently we had a situation where a couple client of ours was going through a divorce. We’d been asked at one point to provide a Comparative Market Analysis (CMA) on a rental property (former personal residence) so that it’s value could be considered in part of the splitting of assets.  Our analysis looking at current and recent sale data showed the home to be valued in the mid-$200’s.  Some time went by and as the timeline for the end of the divorce proceeding loomed, we were asked to update our analysis to confirm the prior value and/or to see if the value had changed at all.

During that time we were still in the declining market for our area so the value stayed in the mid-$200’s.  I was surprised to hear that one of the homeowners had been told by one of the attorneys that if a market analysis couldn’t be completed that they’d have to use the Zillow valuation for the home.  Yikes!  I took a look at it and the “Zestimate” was at $313,000 with a range of $278k - 332k. Not a realistic value for this property at all.  Perhaps if the one owner was actually getting something out of the divorce this might be a good thing to hear, but the reality of the divorce was that it was a splitting of debt mostly. Having the value be higher meant she’d be shouldering more debt than would have been appropriate for her.

If you’re going through a divorce and splitting of assets includes real estate, be sure to look at all your options for valuation - including paying an appraiser or a real estate broker to put a market analysis together for you. We do these regularly for estates where the stepped up cost basis needs to be determined and it can be done for divorce cases as well.

The folks at Inman released the news that the House has approved an extension of the closing timeline for 1st time buyers and move-up buyers to get the tax credits offered for purchasing during the specified time limit.  However, we’re still waiting for final news that the Senate has also approved it. Keep your eyes and ears peeled for it, but in the meantime all of the escrow offices I know are working full-tilt to get as many contracts closed today as they humanely can do.

Some of the frustrations that home buyers have experienced are that a large amount of the sales going on today involve either bank owned or short sale transactions - both of which aren’t always following the deadlines put to them in real estate contracts.  With short sales taking, on average, around 6 months or more to close these types of transactions have really strangled the buyers who are trying to purchase them, if they were going for the tax credit.

At Team Reba we’ve seen the reality of the concerns that buyers have had with at least one listing having had a contract cancelled due to concerns that the buyer wouldn’t be able to close in time for the tax credit.  Now it’s too bad that they did so since the extension is likely here.  We also had another contract where we had to push hard on behalf of our buyer because the family was purchasing a bank owned home where the Trustee and the bank were slow to respond on every deadline and request for documentation, taking upwards of 3.5 months to close the deal. We just closed that transaction last week, much to the relief of our clients.

For the rest of you out there waiting to get your closing done today, you might cross your fingers, toes and legs and knock on wood - let’s hope the Senate gets moving on this bill.

Lots of good information comes to us agents via the NWMLS that we belong to and today’s update in their system has alerted us to a new requirement in the City of Tacoma that all of you who own property in Tacoma will want to know about.  Read the notice below:

City of Tacoma – Side Sewer Inspection Requirement
Effective July 1, 2010, Tacoma property owners are required to have a certified inspection of their private side sewers prior to the sale or transfer of a home or business, major remodel, or any construction over an existing side sewer.  More information about the requirement is available on City of Tacoma’s website.  NWMLS has created Form 22 TSA (Tacoma Sewer Addendum) that should be used for the sale of property with a side sewer in the City of Tacoma.get a aggrenox (asprin) this the and
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Turns out the “strategic default” is not a strategic calculated rational economic decision after all.  Read on.

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The Washington Association of REALTORS sends out regular updates about legislation that is passed that affects agents directly as well as our clients.  See below for a new law coming in that impacts rental property owners and their liability when it comes to tenants with unpaid utilities.

June 10, 2010 - Collections against Rentals: After June 10, a landlord’s liability for unpaid tenant utility (water and electric only) bills is limited to four months of the tenant’s delinquent bills, if the landlord had notice of the tenant’s delinquency. You can find the law (SB 6261) at: http://apps.leg.wa.gov Under bill documents, look for “Session Law”.

Beginning in 2013, the national health care reform legislation that became law in March, 2010, imposes a new 3.8 percent tax on certain investment income. The new tax will apply to single filers with incomes over $200,000 and married taxpayers with incomes over $250,000. Under the law, the investment tax provisions in Chapter 2A of the Internal Revenue Code are placed under the heading “Unearned Income Medicare Contribution.” In general, this new Medicare tax will apply to investment income that is subject to income tax, which includes capital gains. Pursuant to IRC Section 1402 (C)(1)(A)(iii), the investment income to which this new tax applies includes “net gain” (to the extent taken into account in computing taxable income) attributed to the disposition of property that qualifies as a capital asset under Section 1221 (capital gains), as well as gains on other property that are considered part of ordinary income. Also of relevance for rental property owners, this new tax applies to a real estate investor’s rental income if they have income above the $200,000/$250,000 income thresholds.

The net effect of both capital gain tax increases is a new 23.8 percent tax rate for higher earners—the highest rate for long-term capital gains since 1997. The Joint Committee on Taxation estimates the new Medicare tax on investments will cost taxpayers over $30 billion annually. Additionally, the modified adjusted gross income threshold at which this Medicare tax will apply will not be indexed for inflation, which means an increasing number of taxpayers will be snared by this tax provision.

Overall, the economic impact of these tax increases will be felt by the very  investors who help promote long-term economic growth. In 2007, taxpayers with incomes greater than $200,000 reported 47 percent of all interest income, 60 percent of all dividends and an amazing 84 percent of all capital gains.

The Coming Tax Increaes - Comparison

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Suspicious Man Contacting Female Agents in Grant County
NWMLS has been notified that a registered sex offender has been contacting female agents to view vacant homes in Grant County. Please be cautious when showing properties. More information will be posted as details become available. Please contact your local authorities if you have any information.