Buyers

Buying a home is a big move. It leads to a series of things to think about. 

One of them is whether you want to live in a condo or a single unit family house? Each choice comes with their own set of advantages and disadvantages. Only you can determine what’s best for you.

Michelle and Kevin Millsom, 31 and 36, is a newlywed couple living in Boston. Choosing to live in a penthouse apartment was the best thing for them. They don’t have any children, both have high-powered financial careers, and they love the excitement that the city had to offer.

“We enjoy everything the city has to offer—the restaurants, theatre, outdoor concerts. We walk everywhere and find the easy access to the airport to be a plus since we travel frequently for work,” said Kevin. “When we have children, we may think about a house in the suburbs, but for now this is where we want to be.”

They wanted to be at the heart of the city. So they bought a penthouse apartment overlooking Boston’s famous esplanade and Charles River.

Sounds to good to be true? As with all things, it also comes with its own share of disadvantages. They live in a two-bedroom/two-bath condo that costs way more than a home three times the size of their condo. And it’s just 20 minutes away. They share the building with fourteen other tenants which means that decision-making  with regards to the building need to be consulted with them. They also need to pay $300 per month for a parking spot for a car which they seldom use because of the convenience of their location. To most people the cost may sound unreasonable. But to Kevin and Michelle, who appreciate the convenience and the good location, the cost is all worth it.

Condo living is not for everyone. Adriana Forte, 62, chose to live in a “condex,” (a two-family home with a shared wall) in the Boston suburb of Arlington. After her divorce she chose to live in a condex thinking that taking care of a home will be too much to handle. However it turned out to be a wrong decision. “It’s difficult to live with neighbors so close,” Forte said. “First there was the noise. My neighbors are night people, and every night they are just getting geared up when I’m trying to sleep. Then I found myself handling 100 percent of the finances and maintenance of the duplex—without compensation. I may as well be living in my own house!”

She missed out on a lot of things that a single-family house can offer – fresh air and private outdoor space. Forte loves maintaining a home and a garden.

Consider these things to help you decide what is most important to you.

• Location – Where do you want to live? Are both the condo and house in the same area?
• Privacy – Are you comfortable about living closely with neighbors? How much do you value your privacy?
• Responsibility – Do you want to have full control over decision-makings for your home? Or do you want to share that responsibility with other neighbors?
• Maintenance – Do you enjoy taking of your home and garden? Or are you the type who is just not into plants?
• Budget – How much can you afford? A condo might be more reachable right now.

Life is dynamic. People change and situations change. Whatever you decide now, can still be changed to suit your current lifestyle and preferences.  

• The higher interest rates, the more it’s going to cost you

  If it’s your first time to invest in real estate and you don’t know much about interest rates, here’s something you should always remember: the higher the interest rate, the more it’s going to cost you. When you borrow money, this means that you have to pay a lot higher than what you borrowed. Another good tip is to use an adjustable rate mortgage. This can make the property more affordable for you. You can choose from many price range depending on the financing plan you choose.

• No one knows for sure

  No one can predict interest rates – not even the Feds. Mortgage interest rates are influenced by political, economic and social events that are unpredicatable. Experts will try to predict this but no one can be certain. When you make financial decisions look at the real estate climate. Consider your budget, expenses and future plans.

• Lock in for low interest

  Once you’ve decided to lock in at a certain interest rate, complete your loan application and send it to your lender in the soonest possible time. This ensures that your commitment doesn’t expire before your loan is approved. Check ton make sure that all the necessary documentation is there. Get a property appraisal through your loan agent as soon as possible. This usually costs $300.

• Don’t wait too long

  Some buyers wait hoping for lower interest rates. But this isn’t always the best idea. You may actually end up paying more. In the event that interest rates go down, you can think about refinancing.

For most people, the process of purchasing a house starts with finding what you can afford, finding a lender, finding a real estate manager, making a list of your requirements, checking out properties – a lot of them, making an offer, securing your mortgage and sealing the deal. Visiting and inspecting properties is time-consuming but a very important part of the process. Most people are keen about checking out the houses that no matter how busy they are, they do not want to skip this process. But not all buyers think this way.

Yes, believe it or not, there is an increase in sight-unseen real estate purchases. Some buyers just look up properties in MLS (multiple listing service) or look at the pictures, descriptions and virtual tours online. Some investors are in a hurry to close what they see as great deals online that they are willing to skip inspecting the property. Some properties are also worth the risk to some buyers because they are at a good location that if they wait longer, it might no longer be in the market. But this type of deal is very risky. You may get lucky but it can also be a big problem. You need to study all the risks involved before going into this kind of transaction.

• Distressed Properties

  Distressed properties are properties that are damaged, in poor condition, about to be foreclosed, or advertised as for sale. Banks are in a hurry to get rid of them because they cost so much for them to keep. They would need to pay property taxes, maintenance and legal fees. It can cost them $1,000 per day. So banks often try to sell them for a lot less. Buyers and sellers have an opportunity to make a transaction below market rates.

• Tight Market

  In areas with limited properties, buyers are often driven to buy properties even if they haven’t seen them yet. Though they are sight unseen, prices of such properties are based on market value or even higher. In areas like Boston or New York City, bids can be very competitive and this drives prices high. Investors who bid for proerties in tight markets usually have not seen the property but are willing to take the risk because they know the market value of properties in that area is promising.

• Pre-construction Properties

  Some properties are sold on the market even before the project is done or even started. This allows buyers to purchase them for significantly lower rates than they will be when it has been completed. It also works to the advantage of the seller because they can use the money from the buyers to complete the project. Buyers who invested before the construction can sell the property at a much higher value in the near future.

• Competition

  Buyers’ tough competition in landing a great deal are flippers. Flippers are big-time investors, wholesalers or large companies that buy prime lots for as low as possible and later sell them at a lot higher price. Flippers look for low-priced properties, make necessary repairs and sell them after a short period of time for a much higher price. When they see a distressed property, they assess the property’s After Repair Value (ARV). This means the market value of the property after the cost of repair had been taken out. They estimate their profit by subtracting the purchase price and other fees from the ARV. Other fees include carrying costs or the cost while keeping the property such as property taxes, insurance and utilities. Some flippers do not purchase sight unseen properties when there seems to be more risk than profit. Others like purchasing properties they can get at very low rates despite the damage and odds involved. And they bank on auctions or other opportunities where they could resell the property to buyers who cannot view the it prior to the sale.

  Real estate wholesalers also buy properties and sell them in a short period of time. But unlike flippers, they don’t spend time fixing or improving the property. They buy properties and draft a contract with contingencies so they could cancel the contract if necessary. Then they sell the property to other investors. They profit by selling the property at a higher rate than they originally got it. Wholesalers are like middlemen that scout good deals and hand over the properties to other investors.

  Institutional investors have the capacity to buy many distressed properties all at the same time and sell them with the most profit. They are the toughest competition especially when it comes to good deals. They can get all of the good deals in their target market.

  Some individuals are compelled to purchase sight unseen properties usually out of necessity. Oftentimes, it’s because they need to move to a new location, making it difficult for them to scout for a new place. They usually contact a local agent and trust them to find a good property that match their requirements. They settle for the pictures, virtual tours and information that are sent to them or which they can access on the internet. If you’re looking to buy sight unseen properties, it is important to be specific about what you want. It should not be limited to the house but the area or neighborhood you want as well.

• Risks

  Buying sight unseen properties is very risky. There are many things you cannot see on the surface and cannot be captured by cameras. Structural damage, infestation, molds and water damage (among others) can be hidden from cameras. Some of these damages were caused by the previous owner’s neglect. They probably didn’t have the time, knowledge and resources to take care of the house. But in some cases, the damages were intentionally made. Some people resort to damaging the property so the bank will have a hard time finding a new buyer for it. Or the sale value will be a lot less. In other cases, it’s a matter of practicality. They bring with them all that they could from the structure so they could still use it. Furnitures, appliances and some fixtures are usually among the things that they take with them.

  Another important aspect of the property that you cannot see from pictures or virtual tours is the environment in the neighborhood like the noise, pollution, traffic, unpleasant odor or a troublesome neighbor. Unless you actually visit the property, you won’t be able to see these things and decide if you are okay with them.

  Time is another risk that flippers, wholesalers and institutional investors face. The longer time they hold on to a property, the more money they lose. While they keep a property, they incur carrying costs. Their object is to buy and sell the properties in the soonest time. Aside from carrying costs, they can also end up paying for more necessary repairs.

• Protect Yourself

  Adding a contingency clause is the best way to protect yourself in buying sight unseen properties. A contingency is a condition that needs to be honored so the deal can push through. An inspection contingency allows the buyer a certain period of time, like 5 to 7 days to inspect the property. A professional home inspector checks the house’s internal and external structure including  the electrical, plumbing and ventilation. The buyer can still make negotiations or cancel the deal if necessary. This contingency allows the buyer to:

  • Accept the report of the professional home inspector and push through with the deal
  • Back out of the deal based on the report
  • Ask for more time to make further inspection
  • Request for repairs or concessions

Buyers can also include a walkthrough contingency. This clause allows you to do a waltkthrough before pushing through with the contract. Keep in mind though that sellers are not obliged to accept any contingency that the buyer set. They can also make the price go higher because of the risk that a contingency brings. The deal can not push through because of a contingency.

Hiring a professional real estate agent can give both buyer and seller extra protection. It should be clear that your agent is on your side protecting your interest. Your agent has a fiduciary responsibility to you and should protect your propety and money. So it’s important that you can find a reputable agent whom you can trust.

Buying sight unseen properties is very risky. You might get a property that’s not actually worth your investment. But to some it is unavoidable because the deal sounds too good to pass up or the buyer is not able to check the property before purchasing it. What’s important is you protect yourself with a good real estate agent and make use of contingency clauses. Having a good real estate agent can help you with this.

Being a homeowner has its perks and a lot of responsibilities. So before you commit to years of paying for a house, make sure you understand what you’re getting into.

First, think about the costs. There are many costs associated with owning a house. You need to pay a downpayment, home insurance, and other fees needed to close the contract. When you move into a new house, you will also need to spend on moving, buying furnites, appliances, fixtures and landscaping. And there is always a possibility that the property you purchased will depreciate.

If you’re used to calling the landlord whenever there’s a problem like a leaky faucet or a broken cupboard, that won’t be the case anymore. As a homeowner you will now be responsible for all the damage incurred from plumbing, appliances, paint job, roofing and so on. And all these cost money. You can expect to spend more on repairs and maintenance if you purchase an old house.

If you want to find out if you’re ready to become a homeowner, try to do the following:

• Find out the property value of homes that you’re interested in. Your real estate agent can help you with this. The property value can be determined by comparing the value of properties in the area that are of comparable size.
• Study different mortgage loan types. Take note of the downpayment required and compare it with the money you have. Downpayments usually range from 3 to 20 percent of the property value. They vary depending on the value of the property or the type of mortgage you chose. Then there’s private mortgage insurance (PMI). This insurance helps mortgage lenders recover if a borrower fails to fully repay a loan. The lowest downpayment is three percent. The lower the downpayment, the higher the PMI. Usually, they cost  between $40 and $125 a month.
• Estimate your closing costs. This includes points, taxes, recording, inspections, prepaid loan interest, title insurance, and financing costs from your mortgage lender or a real estate agent. All these fees will add to the property value by 2-7 percent.
• Add the cost of the downpayment and the closing costs to know how much money you’ll need upfront. But the expense doesn’t stop there. In fact you’re just getting started.
• On the actual move, you’ll need to spend on movers. The more stuff you have, the more it will cost you.
• As a homeowner, part of your responsibility is to pay property taxes. Most lenders usually require an impound account that pays for both tax (and usually with insurance) and mortgage. The average yearly tax rate is about 1.5 percent of the purchase price of the house.
• House repairs and maintenance. According to HouseMaster, a home inspection company with 300 franchises nationwide, based on a study that evaluated 2,000 inspection reports, these are usually the costs of major repairs:
• Roofing: $1,500 to $5,000
• Electrical systems: $20 to $1,500
• Plumbing systems: $300 to $5,000
• Central cooling: $800 to $2,500
• Central heating: $1,500 to $3,000
• Insulation: $800 to $1,500
• Structural systems: $3,000 to $1,500
• Water seepage: $600 to $5,000

If after you’ve considered these and you realize you don’t have enough funds to own a house, don’t lose hope. You can also turn to lenders or think of creative ways to come up with a financial source.

Don’t overlook home insurance. Factors like the kind of house you have, the age of your house, your credit and insurance record, and new cases like toxic mold cases can increase insurance rates.

According to a report by the National Association of Insurance Commissioners, in 2007 homeowners spent an average of $822 on home insurance.

But despite the financial woes, there are also financial benefits of owning a house. Mortgage payments are more consistent than rental fees that can increase anytime. There are also tax benefits and the likelihood that your property value will increase as ayears go by. And most of all, it feels good to have your very own home.

When you go to a real estate agent, the first thing they’ll want to know is what kind of property you are looking for? What are the things you want in a house? What are the things you don’t like. For them to lead you to houses that are up to your standard, you need to be specific about the features and details you want and don’t want. 

Here’s a guide that can help you:

• Are you looking for old, historic properties? Or are you looking for newer houses?
• Is there a particular design/style that you want? Bungalows? Ranch-style?
• How many bedrooms do you want it to have?
• How many bathrooms do you expect the house to have?
• How many stories?
• What kind of design do you want the living and dining room to have? Do you want a formal, contemporary or casual look?
• How big a house are you looking to buy?
• Do you have a specification for the ceiling? How high?
• What kind of kitchen do you want to have? Recently updated? Do you want a kitchen that lead to other parts of the house?
• Do you want to have big cabinets? A lot of cupboards? Does the house need to have a garage?
• Do you want a garage or carport? For how many cars?
• Does the house need to have an attic or basement?

What amenities do you want your future home to have?

• an office
• a mini gym
• a play area
• ‘security system
• sprinkler system
• workshop
• pool
• fireplace
• jacuzzi
• patio, deck, porch
• laundry room

When you turn to lenders to acquire a house, they determine how much you can borrow based on computations. But do they really know your financial capacity? They can count your income and concrete expense but they don’t know exactly how much you’re regularly spending? You’re the only one who knows if your income can support your lifestyle. Do you have enough to fund housing costs? And don’t forget to leave room for new furniture’s, appliances, landscaping, repairs and maintenance.

Banks have been using the 28/36 ratio in determining how much they should let you borrow. The approved housing loan should be no more than 28 percent of the borrower’s gross monthly income. 36 percent should be the maximum total debt load of the buyer. This includes credit card payments, loans, car payments.

Canada uses a similar formula. Buyers can borrow up to 32 percent of their gross monthly income. And their total debt load should not be more than 40 percent.

But due to rising rates lenders are willing to stretch the housing loan to as much as 50 percent of the gross monthly income. But before you commit to this loan, think and rethink if you can really afford it.

Evaluate your spending habits. Think if there are areas where you can save so you can sustain the mortgage and keep a well-maintained house. After all it’s not just a matter of keeping your house. It’s also about having peace of mind.

One of the keys to finding a good home without hassle is through a good agent. More than a good resume, they need to have a good track record and a good reputation. They should be effective as an agent. Here are eight good questions to ask an agent before hiring their services. 

• Why compelled you to become a real estate agent?
• Why would I want to work with you?
• What sets you apart from other real estate agents?
• What are the things you will do in order for me to find the home that I want?
• What are the common problems encountered in real estate transactions and what will you do to avoid or fix them?
• What are the common mistakes that people do in buying their first house?
• What other professionals do you suggest we work with?
• Are you able to provide me testimonials from your previous clients?

• 1 – Decide to purchase.

  There are many good reasons why it’s beneficial to buy a home. Wealth building is one of them; perhaps the most important. It is often considered an accidental investment. But it is actually a good intentional investment if it is done correctly. The financaial benefits of owning a home are: value appreciation, equity buildup, and tax benefits. Before you decide to buy a house, think about these things. Make your decision based on facts, not hopes or fears.

  • If you are currently paying rent, you are also financially capable of paying for a house of your own.
  • Don’t wait for a perfect timing. There is never a bad time to buy a good house. What you need to do to prepare is to find a good deal and ensure that you have a steady source to keep on paying for the house.
  • Do not lose hope if you do not have enough cash for downpayment.
  • Don’t worry if your credit score is not perfect. It won’t stop you from buying your home.
  • The first step towards owning your dream house is to purchase it now.
  • Buying a new house should not give you trouble. There are professional agents who can help you.
• 2 – Hire a professional agent.

  In the process of looking for a house, inspecting it, applying for a loan and closing the deal, you will need the help of several professionals – insurance assessors, mortgage brokers and underwriters, inspectors, appraisers, escrow officers, buyer’s agents, seller’s agents, bankers, title researchers, and probably more. Coordinating with all these professionals is one of the tasks of your real estate agent. Their major responsibility is to protect your interest as a buyer and as their client.  Their main roles are the following:

  • Educates you about your market.
  • Negotiates on your behalf
  • Analyzes your wants and needs.
  • Guides you to homes that fit your criteria.
  • Coordinates the work of other needed professionals.
  • Checks and double-checks paperwork and deadlines.

  • Solves any problems that may arise.

  One of the keys to finding a good home without hassle is through a good agent. More than a good resume, they need to have a good track record and a good reputation. They should be effective as an agent. Here are eight good questions to ask an agent before hiring their servit aces. 

  • What compelled you to become a real estate agent?
  • Why would I want to work with you?
  • What sets you apart from other real estate agents?
  • What are the things you will do in order for me to find the home that I want?
  • What are the common problems encountered in real estate transactions and what will you do to avoid or fix them?
  • What are the common mistakes that people do in buying their first house?
  • What other professionals do you suggest we work with?
  • Are you able to provide me testimonials from your previous clients?
• 3 – Secure financing.

  Thinking about owning a home is exciting. But when you continue with the process and think about the financial aspect, you will start to feel nervous. The thought of taking on a mortgage can be intimidating. It can be confusing and it’s a long-term commitment. Here are 6 steps that can help you understand the procedure.

  • Choose a loan officer (or mortgage specialist).
  • Make a loan application and get preapproved.
  • Think of what you want to pay and choose a loan option.
  • Submit to the lender an accepted purchase offer contract.
  • Get an appraisal and title commitment.
  • Receive funding at closing.
• 4 – Finding your home.

  Most people think that this part of the process starts with looking around. A lot of people will agree that this is the most exciting part of the journey. However if you have been doing this for quite a long time, the excitement will start to wane. To avoid unnecessary dissapointments and wasted time, start by thinking about these things – the things you value, things you need and things you want; now and in the future. As you ponder on these things, you can use these questions as a guides

  • What do I want my home to be near to?
  • How big do I want my house to be?
  • Which is more improtant for me? location or size?
  • Am I interested in a fixer-upper?
  • How important is the property’s potential value appreciation for me?
  • Is a good neighborhood important for me?
  • Am I interested in a condo?
  • Do I want a new home construction?
  • What features and amenities do I require?
• 5 – Make an offer.

  Making an offer should be done with a cool head and a realistic understanding of your market. There are three basic components in making an offer: price, terms, and contingencies (or “conditions” in Canada).

  • Price – When you make an offer, the true market value of the property should be considered. Your agent should be able to educate you on this.
  • Terms – they refer to financial and timing factors that can be involved in the offer. These terms can be:
  • Schedule – a schedule of events that has to happen before closing.
  • Conveyances – the items that stay with the house when the sellers leave.
  • Commission – the real estate commission or fee, for both the agent who works with the seller and the agents who works with the buyer.
  • Closing costs – it’s standard for buyers to pay their closing costs, but if you want the costs to be included into the loan, you need to write that into the contract.
  • Home warranty – this covers repairs or replacement of appliances and major systems. You may ask the seller to pay for this.
  • Earnest money – this protects the sellers from the possibility that the buyer might cancel the deal and makes a statement about the sincerity of your offer.
• 6 – Perform due diligence.

  Once you buy a property, you can’t simply return it if something is damaged. Property inspections and a good home insurance is very important. If you’re covered under a home insurance, it can protect you in case of loss or damage on the property. And it can protect you financially against liability in case people got injured while they were on your property.

  Property inspection can detect problems that you might not see. A thorough inspection can expose damage that are not readily seen. Your biggest concern should be strucural damage. Minor damages can be repaired. If through the inspection a potentially serious problem, ask a specialist to check on it. Depending on the gravity of the problem, you might not want to push through with the sale. 

• 7 – Closing the sale.

  The last stage of the home buying process is the lender’s confirmation of the property’s value and legal statue, and your continued credit-worthiness.This involves survey, appraisal, title search, and a final check of your credit and finance. You have nothing much to do during this stage. Your agent will inform you of updates. But here are a few things you can do:

  • Stay in control of your finances.

  • Return all phone calls and paperwork promptly.

  • Communicate with your agent regularly.
  • Several days before closing, double check with your agent that all your documentation is in place and in order.
  • Acquire certified funds for closing.
  • Conduct a final walk-through.
• 8 – Protect your Investment.

  After the deal is closed you might think there is no more need to keep in touch with your agent. But your agent can still help you with the following:

  • Find professionals you might need for home repairs and maintenance.
  • Take care of your first tax return as a homeowner.
  • Monitor the market value of your home.
  • Help your friends search and buy properties.

  Taking care of your house means taking care of a good investment. A property that is well maintained adds to the value of your property. If you fix damages before they get worse will save you money in the future.

Buying a home is expensive. A lot of people want to have a home of their own but do not have enough cash or can’t get enough funding to afford a mortgage. On the other hand some people are looking for ways to be able to take advantage of tax benefits from being a home owner. So they turn to co-buying.

“Neither of us had a big enough chunk of money to put down for a home in a desirable neighborhood,” Brian Free told the U.S. News & World Report about his decision to purchase a home with his friend. “However, aggregating our resources allowed us to find a home that suited our needs.”

However, co-owning anything with a friend or relative comes with risks. But there are things you can do to reduce the risk of running into problems. Careful delibiration and planning is a must.

• Think about how you will hold title

  The decision on how to hold title will affect your say in legal documents. Unmarried co-buyers can share a title as TIC (tenants in common) or as JTWROS (joint tenants with right of survivorship). Co-owners who are married can take title via community property or tenancy by the entirety.

• TIC versus JTWROS

  With JTWROS both owners have equal shares in a home. When a co-owner has passed away, his share will go to the other owners. Consequently this means that the last surviving owner gets all the shares. In a TIC, the shares may or may not be equal. Each co-owner has its own title. Right of survivorship doesn’t work in TICs. When a co-owner dies, his share will not go to surviving co-owners. Each co-owner can pass their share to their family members or whoever they want to will it to. TICs can be dissolved if a co-owner buys out the share of the other co-owner/s. Or to sell the home, one co-owner can file a partition action.

• The similarities of a TIC and JTWROS

  In both ownership arrangements, owners have rights to the property. If it is rented or sold, co-owners each receive each will receive a part of the money that is according to their shares.

• Secure a co-ownership agreement

  It is important to lay the ground rules and protect your share. It is wise to make things clear for all parties involved before problems arise. No matter how close you are with the co-owners, there is always a possibility that ownership issues will be challenged. A co-ownership agreement can help resolve the issue.

• What are the ownership percentages?

  Joint tenants have equal shares. Co-owners in a TIC agreement can divide the shares based on the amount that each has put in for the downpayment.

• How are ongoing costs divided?

  They refer to ongoing costs like mortgage payments, property taxes, insurance, utilities and maintenance. The division of expenses like this should be part of the co-ownership agreement. Co-owners may divide this according to their shares or according to the amount of time each co-owner will put in in maintaining or improving the property. You may want to open a joint checking account so each co-owner can withdraw from this account to pay for ongoing expenses.

• What if a co-owner wants to sell?

  The co-owner who wants to sell does not need to get the approval of the other co-owner as to whom they could sell it to. However, the other co-owner can object to the sale because of their right of first refusal.

Their major responsibility is to protect your interest as a buyer and as their client. Their main roles are the following:

• Educates you about your market.
• Negotiates on your behalf
• Analyzes your wants and needs.
• Guides you to homes that fit your criteria.
• Coordinates the work of other needed professionals.
• Checks and double-checks paperwork and deadlines.
• Solves any problem that may arise.