Buyers! Possible pitfalls to Watch for When Purchasing Raw, Undeveloped Land!

by Teri Ellis on September 4, 2011

Raw Undeveloped Land

I garnered information from the Department of Real Estate – a great resource – regarding raw or undeveloped land. Please educate yourself before ever purchasing, as spelled out below.

1. Ask to see the Arizona Department of Real Estate Public Report before you sign anything. The contents of the Report are described above in "New Homes in a Subdivision" above. Pay particular attention to the source of utility services. You may find that bringing utilities to the property will be an expensive proposition. If the property you are considering is smaller than 160 acres, if there are more than five parcels in the subdivision, and if the developer cannot produce a Public Report, the subdivision is probably illegal. If you buy the land without reading a Public Report, you may find that there is no supply of water, or that it will cost tens of thousands of dollars to bring electric service to the property. You may also find that you do not have permanent legal access to your property.

2. Ask to see the Arizona Department of Water Resources report for the property. Determine that there is an assured or adequate water supply (depending on whether the property is in or outside of a Groundwater Active Management Area), and how much it will cost to have a well dug if necessary.

3. If purchasing raw land with the intent to develop it into smaller parcels, be aware that splitting the land into more than five parcels requires a Subdivision Public Report issued by the Arizona Department of Real Estate. For more information about applying for the report and the cost, contact the Department at 602-468-1414.

4. If you have inspected the land and signed a purchase agreement or contract, you have 7 calendar days following the day on which you signed the agreement or contract to rescind the purchase in writing without cause. The rescission notice must be received by the seller by midnight of the seventh calendar day. The seller must clearly and conspicuously disclose your right to rescind the purchase. Right of rescission does not apply to new or previously owned homes.

5. If you have not inspected the land before signing a purchase agreement or contract, you have 6 months in which to inspect the land, and at the time of the inspection you have the right to rescind the purchase.

To research available land or other properties in the Phoenix Metropolitan area, logon to: Homes Arizona Real Estate

{ 1 comment }

Tips for Sellers – Making Your Home More Sales-able! Getting it SOLD!

by Teri Ellis on August 22, 2011

Sellers, we are clearly in a complex real estate market! Since so many homes are “not” selling, I want to suggest some tips so that you can make your home more “sale – able”. As of today, you are competing with over 19,000 other sellers, so your home needs to have the best edge possible. You may want to consider some of my suggestions below – and remember, first impressions are HUGE! You will only have one time to make that first impression! These are just a few ideas – you might be able to think of more.

10 Ways to Make Your House More Sale-able

1. Get rid of clutter. Throw out or file stacks of newspapers and magazines. Pack away most of your small decorative items. Store out-of-season clothing to make closets seem roomier. Remove unnecessary furniture – after all, you plan to move. Clean out the garage. Put extra stuff into a storage container.

2. Wash your windows and screens to let more light into the interior. During the listing, have them cleaned regularly.

3. Keep everything extra clean. Wash fingerprints from light switch plates. Mop and wax floors. Clean the stove and refrigerator. A clean house makes a better first impression and convinces buyers that the home has been well cared for. Trust me, buyers look inside your cabinets, closets and drawers!

4. Get rid of smells. Clean carpeting and drapes to eliminate cooking odors, smoke, and pet smells. Open the windows. Potpourri or room deoderizers can make your home smell warm and inviting.

5. Put higher wattage bulbs in light sockets to make rooms seem brighter, especially basements and other dark rooms. Replace any burnt-out bulbs.

6. Make minor repairs that can create a bad impression. Small problems such as sticky doors, torn screens, cracked caulking, peeling paint on the outside, or a dripping faucet may seem trivial, but they’ll give buyers the impression that the house isn’t well maintained. On that note, keeping your home maintained while living in it can cut down on fixes needed when preparing to sell your home.

7. Pretty up your yard. Cut the grass, rake the leaves, trim the bushes, and edge the walks. Put a pot or two of bright flowers near the entryway. Plant flowers in the flower beds! First impressions are important!

8. Patch holes in your driveway and reapply sealant, if applicable.

9. Clean your gutters.

10. Polish your front doorknob and door numbers.

5 Ways to Speed Up Your Sale

1. Price it right- GET IT SOLD! Set a price at the lower end of your property’s realistic price range.

2. Get your house market ready for at least two weeks before you begin showing it.

3. Be flexible about showings. It’s often disruptive to have a house ready to show on the spur of the moment, but the more often someone can see your home, the sooner you’ll find a seller.

4. Be ready for the offers. Decide in advance what price and terms you’ll accept!

5. Don’t refuse to drop the price. If your home has been on the market for more than 30 days without an offer, be prepared to lower your asking price.

Just some additional things for Sellers to consider. We are not in a “typical” market! Bank owned, short sales, mortgage restrictions, and even more will be out there to slow down, change the process, and create problems. Be sure to listen to your Realtor’s advice. After all – that’s what we do! We do this every day, so – NO MATTER THE ADVICE OF YOUR “FRIENDS”, hire a Realtor you trust, and then utilize his/her skills!

{ 0 comments }

Phoenix, Arizona Historic Home? APS Offers Shade Trees!

by Teri Ellis on August 17, 2011

APS Offers Shade Trees to Homeowners of Historic Homes

APS wants to spread the word about its Shade Tree Program. This is a great opportunity for historic homeowners to add shade to their homes and to conserve energy without altering windows or other historic features of their homes.

APS will give qualified Maricopa County residents up to three free five-gallon shade trees after attending the free one-hour Shade Tree workshop. You can receive up to two Palo Verde, Mesquite, Desert Willow or Chaste (Vitex) trees for homes built 1980 or later and three trees for homes built prior to 1980. Program participants are responsible for picking up the trees at a distribution event and planting and maintaining the trees. Please visit TREES for more information.

Shade Tree Workshops:

Aug 27th: Avondale Care1st Resource Center
328 W. Western Ave.
Avondale, AZ 85323

Oct 1st & 2nd: Avondale Care1st Resource Center
328 W. Western Ave.
Avondale, AZ 85323

{ 0 comments }

New Home Buyers! Tips When Purchasing a New Home! Department of Real Estate – Do You Read the Public Report? Part Two!

by Teri Ellis on August 10, 2011

When going into a new home subdivision, be sure to bring your Realtor! Did you know? The agent at the new home subdivision represents the BUILDER, not the BUYER! I’ve gathered together more suggestions and tips from the Department of Real Estate – along with my own ideas for your information:

New Homes in a Subdivision

1. You should read the Arizona Department of Real Estate Public Report. By law, this document must be given to you before you sign the purchase contract. You must sign a receipt for the Report. By signing the receipt, you imply that you have read the report.

The Public Report will inform you about such things as:

Flooding and drainage disclosure
A description of adjacent land and uses
Who provides electricity, telephone, gas, water and sewage disposal
Common community and recreation facilities
Assurances for completion of improvements
Local services and facilities, including schools, shopping facilities, public transportation, medical facilities, fire protection, ambulance service, police protection and garbage services
Taxes and assessments
Property owners association details

If you have any questions about the Public Report, you are welcome to call the Arizona Department of Real Estate at 602-468-1414. A Subdivision Representative will assist you with your questions.

The cover sheet of the Public Report contains a disclaimer by the Department of Real Estate. Read it carefully. Most importantly, note that it states:

“Not all of the information in this report has been verified by the Department; certain information has been accepted by the Department as true and accurate based on attestation of the subdivider and/or the subdivider’s agents. You should verify all facts before signing any documents.”

2. Read the purchase contract carefully. Note that if the builder or developer is not placing your earnest money deposit in escrow, the funds may be placed in the builder’s or developer’s general funds account, and may be used for any purpose. You could lose the money if the builder or developer declares bankruptcy or otherwise goes out of business. If the funds are not going to be placed in escrow, that fact must be stated in a separate paragraph in the purchase contract and you are required to initial that paragraph. Make sure you understand where your earnest money is going to be deposited.

3. Before you sign a purchase contract, drive around the home for at least a mile or more in every direction to see how the surrounding area appears to you and what land use of safety issues exist in the area. Is there a storm drain or canal nearby that might pose a hazard to your children? Is the home or building site near an airport or a manufacturing plant? Visit the area at different times of day, on weekends and in the evening. Disturbing noises and odors can travel farther at night.

In areas where there are expanses of vacant land nearby, check city or county zoning maps to see if nearby property is zoned for apartments, industrial or commercial use. Land zoned for commercial use might be used to construct anything from a shopping center to a hotel. To obtain this information, call the city or county planning and zoning department listed in your telephone directory.

Check Arizona Department of Transportation maps to find the nearest future freeway routes, and whether roads in the area are slated for widening. For information about reviewing the maps, call 602-255-7011.

3. Call the school district serving the subdivision to determine whether nearby schools are accepting new students. Some school districts have placed a cap on enrollment. You may find that your children cannot attend the school nearest you and may even be transported to another community.

4. Read the deed restrictions, also called CC&Rs (covenants, conditions and restrictions). You might find some of the CC&Rs are very strict, especially those addressing landscaping, RV parking, play equipment, satellite antennas, and other common amenities — particularly if the subdivision is governed by a homeowner’s association.

5. Check out the homebuilder with the Arizona Registrar of Contractors. You can determine the number of complaints customers have filed against the contractor, whether any are unresolved and whether the builder’s license has ever been suspended or revoked. You may reach the Registrar of Contractors at 602.542-1525.

{ 0 comments }

Avoid Some of the Pitfalls of Buying a Home! Helpful Hints from Arizona Department of Real Estate for Buyers – Part One

by Teri Ellis on August 3, 2011

Property Buyer’s Checklist

Much of the time Buyers don’t always do their due diligence. Hopefully your REALTOR will educate you, but just as a quick head’s up, I’ve shared some helpful hints for Buyers in order to help avoid some of the pitfalls of purchasing a new or used home, or raw, undeveloped land.

Previously Owned Homes

1. Be aware that the seller’s broker does not represent you; the seller’s broker represents the seller. The seller’s broker has certain responsibilities to the seller that are not afforded to you. You might wish to retain the services of a buyer’s broker to represent you in the transaction. Usually, the buyer’s broker receives a portion of the commission paid by the seller, and the services may cost you nothing, but you will receive representation equal to that provided to the seller by the seller’s broker.

2. Read the seller’s property disclosure report (SPDS), and check every item on it. Ask to see receipts for repairs to the home. Look behind large pictures on the wall and behind anything on the floor which conceals large areas of the wall. Look for stains on the ceilings or carpets that might indicate water damage. Read the purchase contract carefully to determine if there are any deadlines for challenging the seller’s disclosure report or for having your own inspections conducted.

3. Order your own termite inspection. It will cost about $30-$40. Don’t rely on a termite inspection obtained by the seller. Some sellers have been known to cover up termite infestation by having several inspections done until they obtain a report that shows no infestation.

4. Consider having the home inspected by a professional home inspector. It will cost perhaps $300 to $400 – depending on the size of the home. More if you want the pool inspected. It is money well spent. For instance, the owner may not know that the roof is rotten and must be replaced. If any alterations have been made to the home - the addition of an Arizona room, for instance – ask to see the building permit. Make sure the alterations are legal.

5. Check all appliances to confirm that they work, including the stove burners, oven, garbage disposal, dishwasher, washer and dryer and the water heater.

6. Run water in all sinks and tubs and flush the toilets to make sure they drain properly. If the landscaping includes an irrigation system, check to see that it works.

7. Drive around the neighborhood and observe the condition of the homes. Are lawns mowed? Are there old cars rusting in driveways? Ask neighbors how they like living in the area. Is this really where you want to live?

8. Before you sign a purchase contract, drive around the home for at least a mile or more in every direction to see how the surrounding area appears to you and what land use of safety issues exist in the area. Is there a storm drain or canal nearby that might pose a hazard to your children? Is the home or building site near an airport or a manufacturing plant? Visit the area at different times of day, on weekends and in the evening. Disturbing noises and odors can travel farther at night.

9. In areas where there are expanses of vacant land nearby, check city or county zoning maps to see if nearby property is zoned for apartments, industrial or commercial use. Land zoned for commercial use might be used to construct anything from a shopping center to a hotel. To obtain this information, call the city or county planning and zoning department listed in your telephone directory.

10. Check Arizona Department of Transportation maps to find the nearest future freeway routes, and whether roads in the area are slated for widening. For information about reviewing the maps, call 602-255-7011.

11. Call the school district serving the subdivision to determine whether nearby schools are accepting new students. Some school districts have placed a cap on enrollment. You may find that your children cannot attend the school nearest you and may even be transported to another community.

12. I’ve dealt with this in another post, but as a reminder: READ the deed restrictions, also called CC&Rs (covenants, conditions and restrictions). You might find some of the CC&Rs are very strict, especially those addressing landscaping, RV parking, play equipment, satellite antennas, and other common amenities — particularly if the subdivision is governed by a homeowner’s association.

Questions? Give me a call at: 480.382-8711! Glad to help.

{ 0 comments }

← Previous Entries

Next Entries →