Investment Quick Q&A
Q: What exactly is "tenancy-in-common" ownership?
A: In simple terms, tenancy in common (sometimes called tenants in common or TIC) is a way for two or more individuals to hold title to an individual property without a "right of survivorship". This means that each individual co-owner gets to decide who will inherit their portion upon death (rather than co-owners interest passing to the other co-owners involved).
In application, this has become a popular style of ownership for individuals wanting to invest in commercial real estate. Each co-owner of the TIC receive the benefits of ownership (rental income, profit from future sale, etc) while leaving the day-to-day management to professional managers. If you're considering entering into this form of commercial real estate investment, consult a real estate attorney in advance.
Sellers Tactics: Attracting Buyers in '08
Home selling strategies should always be carefully tailored to meet current market realities. Here are some things to keep in mind if you're planning on selling your home in 2008.
- Get a Home Inspection: In a buyer's market, it pays to take a pro-active approach. Home defects or outdated systems can hold up a sale or result in price reductions later on. By getting a home inspection before putting your home on the market, you'll be able to address problems that might otherwise turn off savvy buyers.
- Set Pricing Accurate to MarketSetting a realistic asking price is the best way to ensure a timely sale. It's no longer enough to simply check current comparable listings in your area and match their asking prices. Research both the price and the time on the market of current comparable listings. Pay close attention to any properties that have sat unsold for an extended period of time. Get information on recent sold properties in the area, paying close attention to the sold date. If available, seek out statistical data on local home buying trends. Hire a professional appraiser to give you more finite idea of your home's value. Keep your mind open to the possibility of a future price reduction should your initial listing not generate the kind of response you desire.
- Pre-Market Prep: With inventories rising in many areas, buyers have become much more meticulous. It's more important than ever to make sure that your home is show-ready before the listing is placed on the market. Clean and de-clutter your home inside and out. If you've been considering remodeling, stick to less-expensive projects in key rooms. Make any necessary exterior repairs (such as fixing broken gutters or missing shingles) to improve your home's curb appeal. A professional stager can draw out your home's best qualities while downplaying personal touches that may not be for everyone.
- Professional Marketing: In a slowing market that favors the individual buyer, the guidance and know-how of a licensed seller's agent becomes all the more valuable. The available resources, marketing experience and industry knowledge of a real estate professional will help you develop a targeted marketing plan based on your home's strengths and the makeup of your immediate market.
Adding a "Mother-in-Law" Apartment
Some homeowners are looking at mother-in-law apartments as a way to accommodate the needs of older family members or to generate additional income.What is a "mother-in-law" apartment?
While exact definitions vary, in general "mother-in-law" apartments (sometimes called "accessory apartments") share these characteristics:
- a separate, secure entrance
- bedroom/personal living area
- private bathroom
- kitchen or kitchenette
Depending on the size of the apartment, the unit may include a living room in additional to the bedroom. Typically such units are not part of the original floor plan of the home, although in some rare cases houses are designed to incorporate separate smaller units.
Types of Units
There are a number of different "styles" of mother-in-law apartments, including:
- Basement units
- Second floor units
- First-floor add-ons
- Exterior buildings/guest houses
- Above-garage apartments (usually with a detached garage)
Any accessory apartment, regardless of the location or size, should be constructed in a manner that is as consistent with the design of the existing structure as possible.
Attractions of the Accessory Apartment
Space for Relatives: For many homeowners, the thought of sending aging relatives to a retirement home or assisted living facility is tough to bear. The incredible financial expense associated with these options makes the decision that much more difficult. Many would prefer to take care of an aging parent or relative at home, and the ability to offer that relative a degree of privacy and independence is very appealing.
Additional Revenue Stream: While rents for mother-in-law apartments are typically lower than those found in more conventional apartment buildings, the income gained from renting out an accessory apartment can help with mortgage payments or bills. Remember that income from your rental unit is taxable, although you can deduct maintenance costs associated with the rental.
Guest Quarters: If not in use by a permanent tenant, accessory apartments can serve as a perfect extended guest room, providing friends or relatives from out of town with more privacy and space.
Resale Value: While not a home-run in terms of adding resale value, accessory apartments will be a selling point for certain buyers, and the presence of a mother-in-law can help set your home apart from similar properties in the market.
Things to Consider
Zoning & Permits: Neighborhoods zoned for single-family residences generally prohibit secondary units such as accessory apartments. Often these prohibitions are a result of fears that extra units will cause congestion, traffic, or increased load on public utility systems or community services. Check with city and/or county housing departments to see if mother-in-law apartments are allowed in your area. In some cases you may be able to obtain special exemptions depending on the situation.
If accessory units are permissible in your neighborhood, you will still need to apply for necessary housing permits and building/construction permits for any conversion work that you do. Converted spaces will also have to pass a building inspection, and if your neighborhood is governed by an association there may be additional rules and requirements restricting the changes that you're allowed to make.
Landlord/Tenant Laws: Obligations of the tenant and landlord should always be clearly defined in a rental contract. You should always research local landlord/tenant laws (and if possible, consult a real estate attorney) prior to starting any mother-in-law apartment project.
Insurance: The addition of a separate apartment unit may affect the rates for homeowner's insurance. It's also advisable to purchase liability insurance to protect against any damage or injury to your tenant or their property.
Parking: Do you have adequate parking for both your family and your tenant(s)? Are their local parking restrictions that may come into play?
Utilities: If you plan on using the unit as a rental, you'll need to contact your utility companies to have separate lines and meters for the apartment (unless, of course, you plan on paying for all utilities).
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