Tag: home improvement

Maintaining Your Home’s Value: The Top 4 Things

Posted on by Kat Gilpatrick

What are they, and when should they be done?

If you own a home, you likely want it to maintain or increase it’s value. That’s common sense. But the reasons many homeowners wait or put off entirely, looking into these areas is either lack of information, time or budget to do so.

Think of what an appraiser looks for, or what a home inspector would call out — and work from there, if you’re thinking of selling, or determining the equity of your home.

 

Condition of the home is what we’re talking about, and the big four, as we say in Real Estate, are:

  • Foundation/moisture
  • Roof/attic/ventilation
  • Systems: electric, plumbing/sewer and HVAC
  • Exterior: trees/sloping

Three, and part of the fourth of the above are things homeowners can control, and manage as maintenance or capital improvement items during the course of ownership, certainly, or before putting a home on the market. These are the things that inspectors find, potential buyers balk at or call out to be rectified, and that can basically tank the value of your home or kill your sale. If these are things you choose not to do, it is important, at least, to understand what the cost will be to you, in repair/replacement credits or work needing to be done to complete the transaction. As is often said “you’ll pay either way” — so better to do it as you go.

To make things more daunting, insurance for buyers has limits on age of roof and more stringent rules on what they will insure and what they will not, potentially standing in the way of funding a specific property.

Is it all so bad? Not really, if you can practice some of the basic principles of ongoing maintenance of your home, and some preemptive work to ensure everything is in good working order: inspected, serviced, replaced, refreshed.

 

 

Let’s break it down:

 

  • Foundation/moisture: Assess the general condition of the home’s foundation, walls, and overall structure. You can use your area’s top vendors to get an inspection/estimate of work or clean bill of health. Having the work done, or a reputable company’s sign-off on this is pure gold in terms of signaling integrity and thoughtfulness, and while it’s not the sexiest improvement you can think of, it’s money in the bank.

 

  • Roof/attic/ventilation: Also not on anyone’s home improvement Pinterest board (or not mine at least, although I do love thinking about all the different roof style options out there), have someone look at your roof, and do a once-over of your attic space. An aging or failing roof, moss on your roof, chimney, flashing, shingle issues, interior lack of ventilation or mold are all massive red flags and things that alarm inspectors, appraisers and buyers alike. Often times, aspects of this part of the house require different contractors: A roofer can assess the lifetime of a roof/give an estimate on what needs to be done in order to provide a quote for work needed, or certificate on the life expectancy. An environmental specialist/mold inspection and treatment vendor can tackle any issues pertaining to moisture or bio growth in the attic, including adding ventilation, mitigating mold and ensuring the clean health of the space. Oh, and if there is a pest problem, it’s best to know about that before putting your home on the market, too, and getting those guys taken care of. No one likes a pest.

 

  • Systems: electric, plumbing/sewer and HVAC: These are all “gotchas” and silent killers, because you take them for granted, and often times you don’t think about them unless they’re problematic. But, knowing your electrical panel, knowing of any problems with it, or age of installation, is important. There are some old systems that need to be completely replaced for safety, for example. Regular/routine maintenance of plumbing/sewer is also something that doesn’t typically appear on anyone’s Honey-Do list, but needing to do an emergency sewer line replacement or do a patch-fix of a root-intrusion of sewer line within the property boundaries is a headache, and scary for a potential buyer as well. Keeping the furnace/AC tuned up and filters replaced is something you can add to your regular calendar, and have a company come in and ensure everything’s a-ok, and give a receipt for, that again, is a great sign that the home is being kept up.

 

  • Exterior: trees/sloping: What can you do about trees? Sloping? Is there a preventative measure to be taken regarding these natural exterior features of a property? Yes and no. I mean, yes. What can be helpful is having regular tree maintenance done by an arborist – keeping large trees in check and safe is huge, not only to you, as you live in the home, but also to the value of the home, and the ease and security of the prospective homebuyer. Dangerous limbs, trees in close proximity to the house inviting rodents, etc. – these are all the things that are devaluing to the home. The arborist can assess what needs to be done, and you can keep up with this every few years. Sloping? What can be done there? Why would that be seen as a problem? Mostly due to stability issues and foundation, moisture intrusion, etc. so having someone come and quickly inspect and certify a crawlspace/vapor barrier, seismic and structural integrity – is perfect for peace of mind.

 

 

All of these things can give you, the homeowner, a real sense of calm and control whether you’re appraising to refinance, or the prospective buyer is looking at your home and making a decision. Having them maintained and completed gives you the edge and differentiation that generate results.

Want to know more? Need recommendations for local contractors or our favorite best practices around all of this? I’d love to be of service, give me a call, text or email. 

 

 

 

Vintage Garage Vision: EV Charging!

Posted on by Lita Batho
Classic 1940 Garage

I have a confession to make: I owned an older Portland home for many years before I felt confident to park in the garage.  The small detached garage, facing a narrow alley, seemed like it might be tricky to maneuver a car inside.   Years went by, and I used the garage mainly for storing outdoor furniture and garden supplies. It was only when I purchased an electric vehicle that getting the car inside became important to me. Why? EV Charging of course!

My second challenge: the garage had no electricity, and was 30 feet from the house.

For a moment I was unsure of how to begin.  However! Having navigated dozens of inspection/repair contingencies, pre-listing home preparations, and unexpected challenges, I knew that the goal of charging my car at home was likely easily achievable.

The Preparation

First, I called an electrician. (If you ever need a referral for a contractor, painter, plumber, roofer, electrician, window person, etc- ask your realtor! We will have suggestions for you.)  My licensed and bonded electrician gave me a bid, and explained how the project would work, and to get started, asked me if I knew someone who could dig a trench: of course I did!

Whenever a project requires digging,  call before you dig!  The utility companies will come out and mark any utility lines on your property.  This is a critical step, to prevent digging into a gas, electric, sewer, or water line. Call 811, or 1-800-332-2344 a minimum of two days before starting any digging project.  In my case, this are area was free of utility lines.

The Trench

To dig the trench, I hired a trusted landscaper and his team. Although I considered doing it myself, or renting a trench digging machine, letting professionals do it proved to be fast, reasonable, and efficient.  It took just a few hours for a few people to dig through the rocky soil by hand, with picks and shovels.

Finally, the Electricity

Once the trench was in place, the electrician returned to install a conduit and the electrical lines.  He installed a subpanel in the garage, along with a light (let there be light, for the first time, in my garage: it’s fun to appreciate small things!) and a couple of outlets, including one 240 volt outlet placed to accommodate an EV Charger.   I mounted a new EV charger on the wall of the garage, plugged it in, and was all set!   It felt like a transformation to be able to not only turn on a light, but also charge my car in the garage.

*in case you notice that the roof of the garage looks rough in the photos, that was the next project!

 

Hello, its Real Estate by Julia!

Posted on by Julia Robertson

Let me re-introduce myself.

Hello, I’m Julia! Real Estate Broker in Oregon, Washington and Utah.

Julia Robertson Realtor Oregon + Washington

I’ve lived in every state along the West coast and across the Rocky Mountains.

I relocated to Oregon the summer of 2006, where I immersed into the beautiful and weird city of Eugene. My business as a furniture sales rep drove me to every corner of Oregon and Southwest Washington. I found myself in Portland a few years later, where I lived in Happy Valley, Vancouver, Sellwood, and Milwaukie. Meanwhile I began selling Real Estate in late 2012; with my background in sales, marketing, and interior design, this was a natural fit!

Though I spend much of my time in the city, I love exploring the outskirts and eventually found myself specializing selling hobby farms along the Washougal River, Oregon City, and Clackamas. I spent many years renovating a 1930’s Tudor on a large property in Milwaukie, where I poured my heart into creating a beautiful home there. I touched every corner of this home, while managing projects and hiring contractors, I became a self taught project manager.

I’ve helped many clients and friends navigate home renovations, identify home improvements, and make design choices.

realestatebyjulia

I spent the past few years exploring Northern Utah, expanding my design skillset and working with a luxury real estate brokerage in a ski town.

My career has been intertwined with real estate and the home furnishings industry. Listing homes and marketing interiors have become my passion for two decades. Helping people discover design opportunities and preparing a home to sell is what I love. I negotiate fierce and fair on behalf of my clients and pride myself in providing my clients the best experience buying or selling a home.

I’m excited to be back with Living Room Realty where I dedicated 6 years building and growing with our real estate community in Portland Metro and SW Washington.

If you’re looking to explore both sides of the river to buy, sell, invest, or rent– I can help. You’ll find me at our downtown Vancouver office or any of our Portland locations. Stay in touch with me on my instagram @realestatebyjulia, where I’ll be sharing all things real estate, food & fun, and hosting upcoming classes and events.

Cheers,

Julia Robertson, Realtor | Oregon, Washington, & Utah

Living Room Realty

541-505-1111 | @realestatebyjulia

House Hacking Success Story in North Portland

Posted on by Will Sing

I am thrilled to share a success story. It’s the story of Amanda and Shiv, a determined couple who embarked on a house hacking journey with dreams and a clear vision in their minds. Let’s dive into their journey!

The Dream: House Hacking in North Portland

Amanda and Shiv had been on the lookout for a golden house hacking opportunity for over a year. For those new to the term, house hacking involves buying a multi-unit property, living in one unit, and renting out the others to offset your mortgage. It was a dream they nurtured, and I had the privilege to guide them in this journey, equipped with my custom deal calculator to run the numbers meticulously.

The Find: A Duplex with Potential

Our persistent search led us to a promising duplex in North Portland. A place that whispered potential and promised a positive cash flow in just the second year! Yes, it required a bit of a nudge to enhance the rents, but nothing too daunting.

The Victory: Winning Against the Odds

In the competitive Portland market, we found ourselves up against another eager offer. But Amanda and Shiv had a winning spirit, and guess what? We won, securing a place that was more than a house; it was a canvas of opportunities.

The Inspection Period: A Time of Diligence

Entering the inspection period, we rolled up our sleeves, ready to delve deep into every nook and cranny. We scrutinized the property’s financials, keeping an eagle eye on the major issues. Our diligence paid off, securing a substantial $7,500 towards a new roof and a comforting home warranty to boot.

The Closing: A Happy Beginning

As we neared the closing, the joy was palpable. Not only did we secure the home, but we also managed to get a generous $9k in closing costs. Amanda and Shiv were all set to move into their new abode, ready to infuse it with their personal touch, one improvement at a time.

Conclusion

Today, Amanda and Shiv are happily settled in their unit, gradually transforming their space while enjoying the benefits of house hacking. Their story is a testimony to what determination, the right guidance, and a bit of house hacking savvy can achieve. Here is what they had to say:

Will was super helpful throughout the entire home buying process. He has a lot of knowledge about different types of housing options and knows the Portland area really well. He wants his clients to feel good about their purchase and we definitely do.

Inspired by Amanda and Shiv’s story and keen to start your own house hacking journey in Portland? Reach out to me at 📞 503-303-0822 or 📧 hello@agentlivinginpdx.com and let’s turn your home buying dream into reality!

ADUs in Portland – Understanding More & Getting Started

Posted on by Kat Gilpatrick
   Ideas for ADU Design
Photo Credit: Urbanology Designs, https://www.urbanologydesigns.com/

ADUs are a hot topic because we’re rethinking the way we live.

If you’re considering buying a home with an ADU or one that has potential for adding/improving an existing ADU, or creating one for your existing property, read on. Maybe you like the idea of offsetting that mortgage with a bit of rental income? Not only do conforming loan guidelines now allow buyers to use rental income to qualify for homes with ADU’s, there are more reasons to get educated on ADUs than you can shake a stick at.  My hope is to provide you with a concise and usable guide to the latest in modular building (ADU’s, Income Units, etc.)

Why, and who’s doing this? ADUs can build wealth, create in-fill housing, reduce displacement, and enhance neighborhood resilience. People are building ADUs on their property to:– Expand living space for the family or extended family (ie. a place for a parent to live so they can be nearby but not living in the room next door, or a place for the grown child to return to after college without having to be right on top of each other).
– Downsize to a smaller living space without giving up your property rights.
– Have an office or studio workspace easily accessible and close to home.
– Offset or pay for mortgage.  Some owners opt to remain in the house and use rental income from the ADU to help offset mortgage while others choose to move into the ADU and let the renter pay for most of or even the entire mortgage.

What is an ADU?

The term ADU stands for Accessory Dwelling Unit. ADUs are secondary homes built on a single family residential lot. It can be tricky to understand the differences between tiny houses, granny flats, and backyard cottages–and that’s simply because all of those structures can serve as an ADU, whose purpose is what defines it.  What an ADU provides is a flexible living arrangement that can extend the value of a home, and the purpose of it is to serve as a complete residence, everything you need to live, basically: to-code places to sleep, cook, and bathe.

Ways to ADU:

ADUs can be many forms: detached garage, basement conversion, prefab unit — an addition to an existing home, or even a detached addition to a primary residence.

So let’s first consider: for what use? Multi-gen use for housing family? Use it as a place for in-laws or college-age kids to stay? Or creating a space to house the occasional guest?  Whether creating or buying existing, having additional office or studio space that could be converted to a short term or year lease to provide rental income later —  is a very good idea, and there are tons of ways to approach it.

All this factors on your goals, of course. Do you want more internal space (i.e. basement use) or do you want more yard space?  Rental income? Downsize and live permanently in the ADU and rent out the main house?

There are other types of Detached Accessory Structures: Guest Suites or Home Studios, for example and though they look and feel like ADUs, they are easier and faster to build and permit. The key difference is they can only have one sink. So let’s keep this discussion to simply ADUs.

 

What are the rules?

A detached ADU cannot exceed 20 feet in height. Coverage of the ADU can’t exceed that of the primary residence. The ADU is not permitted to occupy more than 15% of the site’s total area. The unit must either be set back 40 feet from the front of the lot line or behind the rear wall of the main residence.

In Portland, an Accessory Dwelling Unit is defined, technically, as “any smaller, secondary dwelling unit which can be legally added either on the same lot or within a house, attached house or manufactured home in residential zones”.  Legally, an ADU is part of the same property as the main home. It’s not (typically) bought or sold separately.

Permitting and What To Expect, Depending On Use:

For long term rentals, Portland currently has a program that waives the extensive building permits associated with building some ADUs. Portland has some clauses that help with building ADUs for long-term rentals as well.

That said, as far as Short Term rentals (STRs), most homeowners go the Airbnb route. Portland is among the stricter cities when it comes to short-term Airbnb rules and regulations.

But for all ADU structures, you’ll need to get a permit from Portland’s Central Planning Bureau, which can honestly be a bit of a pain. You’ll also need to get the permit approved by Portland City Council and then you’ll usually need approval from the Zoning Administrator as well. The process can take days or months, depending on how busy they are.

Most proper1es in Portland are able to accommodate an ADU. Please note that there are requirements for open space – you’ll need to leave an area that is 250 sqH and 12’ x 12’ minimum and you can’t have it in the front yard. Tree protec1on and setbacks also influence where your ADU can be placed. Additionally your ADU must be at least 40’ behind the front property line or behind the rear wall of the exis1ng house. So, best to get some help. But who? Finding the intersection of affordability with quality and sustainability is key in hiring your project partners. Who to start a conversation with for Design/Build? Or maybe look into prefab units like those offered by Cover?

Design & Build? Or maybe just fix up/convert? Consider a consultation with The Portland area best:

  1. Mark Allen with Peg Construction
  2. SQFT Studios
  3. Living Room Realty FIXERS – Maybe your space is ready to go outside of some repairs/renovations – maybe just need to add an egress or little kitchen area? LRR Fixer crew are masters.

What style? Here’s some of the usual suspects:

  • Apartment over garage
  • Garage conversion
  • Back yard cottage
  • Granny flats
  • Mother in law quarters
  • Prefab detached unit

Investment: Ballpark costs to build

For a detached Portland ADU new build, all in with permits and build is roughly $150 a square foot (builders general cost), or assuming about 200-250k minimum from scratch; 150K for a minimum viable type deal for a smaller budget.

Figure out financing – there are tons of options, and Portland’s got some of the sharpest loan professionals around who specialize in ADU and can customize your loan options accordingly. Check out the ones we love the most, and their favorite products:

  1. James Adair, Neo Loans
  2. Craft3 Loans Craft3 is enthusiastic about the many benefits of ADUs. They offer hard-to-find financing, with two affordable and convenient ADU loans, providing options for investing in your property and your community. Both loans are available in Multnomah, Washington, and Clackamas Counties, Oregon.
  3. Your existing resource – credit union, lender you’re working with, or just simply have a conversation with me – I’m no lender, but I specialize in connecting the right people to find the perfect match in products and expertise.

Return: Estimating the ROI on your proposed ADU project. How much money can this generate monthly?

ADUs are an ideal source of passive income, and they keep getting more lucrative. A detached ADU adds the most value to your property; next in value is an ADU attached to the main house.

An ADU converted from existing space within the primary house, like a master bedroom suite, attic, or basement, adds the least value to your property, but it still adds value.

Let’s look at how an ADU can generate passive income, save you money, increase your personal options, and maximize your property’s value both now and in the future.

To get a sense of the income an ADU in your area could generate, research local rents on rentcafe, craigslist, AirBNB, or vrbo. ADUs offer more privacy than apartments, and many have their own outdoor areas, which makes them more appealing to a lot of tenants.

And finally, ask yourself – do you need professional property management services or go it on your own?

Maybe just a conversation with someone who’s doing this now? It’s exciting to hear both the ups and downs. Or maybe you’re thinking you might want to sell your current place or rent it out? Find an ADU of your own? I’d love to talk to you about all aspects of this, so give me a call, I’ve got experience on all sides of this fascinating, very sweet way of living now, being creative and practical. Looking forward to hearing from you!

 

 

 

 

 

Crawl Space: A Healthy Home Starts From the Ground Up!

Posted on by Erika George & Kari McGee

Crawl spaces are out of sight and out of mind, making them easy to neglect. Crawl space issues OFTEN rear their ugly heads during a real estate transaction, so it’s important for homeowners to learn to maintain this area. A crawl space inspection is typically included in a standard home inspection when buying or selling a house. This is an area where issues tend to arise and can throw a wrench in the home sale. Both home sellers and buyers should be aware of the state of the crawl space in order to mitigate any potential problems prior to the sale.

Prior to listing their property, sellers should make sure they have adequate access to their home’s crawl space and consider having it inspected by a crawl space contractor. Buyers should make sure that their inspector fully inspects the crawl space. If access is not adequate for inspection, the buyer should not release the inspection contingency until it is provided.

 

Purpose of a Crawl Space

A crawl space, as its name implies, is a basement variation in which one crawls around. It may be only a foot tall, and the surface is often bare earth. Traditionally, crawl spaces are built within homes lacking a basement or homes that are built on the ground instead of a slab. The primary purpose of a crawl space is to promote air circulation through the home and allow easy access to plumbing, electrical work and other maintenance, repair and installation needs.

HouseLovePDX_Crawl_Space

 

Moisture

Signs of excessive moisture throughout the home are often noticeable, but signs of moisture in your crawl space may be harder to detect. Unfortunately, moisture in a crawl space can be just as problematic, causing complications such as mildew, dust mites, mold and wood rot. When there is nowhere left for moisture to go within a crawl space, it can travel into your insulation, flooring and walls to create even larger problems. Crawl spaces with exposed dirt most commonly have trouble with excess moisture. A vapor barrier is one of the best ways to protect your home against the encroachment of moisture. A vapor barrier is essentially a large plastic sheet placed over the base of a crawl space to fully cover any exposed dirt.

 

Energy Loss

A crawl space isn’t a livable part of the home, but insulation is still important to keep in the heat. Crawl spaces can be a major source of energy loss. If you find yourself running your furnace all winter long and driving up high energy bills, yet still feel cold on the ground floor of your home, your crawl space could be the issue. Insulating your crawl space depends on the general climate in the area. In warm or dry areas, insulation can be limited to just the area between the floor joists.

 

Pests

Crawl spaces can easily become a dwelling for pests if they are not properly secured and maintained. Since most homeowners don’t spend much time in their crawl space, it may be harder to determine if there is a pest problem. Pests such as mice, rats, termites, carpenter ants, spiders and more have the ability to damage insulation, crawl through vapor barriers, dig into wood, and even tunnel into your main living spaces. Proper crawl space maintenance can help prevent pests.

 

Structural Issues

Crawl spaces can experience structural sinking or sagging due to a variety of reasons:

  • Support columns spaced too far apart.
  • Joists, girders and posts have been weakened by rot.
  • Weak soil and poor footings cause columns to settle.

If these issues are identified, contractors with an expertise in crawl spaces and foundational supports should be called in to strengthen the weak points.

 

How to Identify & Avoid Crawl Space Water Issues

Issues relating to moisture in crawl spaces (and basements, for that matter) are becoming increasingly prevalent in real estate transactions as the Northwest’s rainy season is longer and wetter than it used to be. Home inspectors need to pay extra attention to evidence of water in subterranean spaces, especially during the dry season. 

According to Chris Nelson, of Blue Roof Home Inspections LLC, “Since most of the water entering crawlspaces and basements come from two sources: (1) Improper sloped hardscapes and soil and (2) Roof drainage issues, inspectors should be able to catch drainage problems in the dry seasons as well as the wet.”

Nelson reports that homeowners and future homeowners try to identify sources of moisture by looking around the home’s exterior. “Look at the site to ensure the soil, yard and hard surfaces are sloped away from the structure. Roof drainage issues are easier to see, simply by checking the slopes of the gutters, the joint connections, cleanliness of the gutters and checking that the downspouts are properly diverting the water far enough from the foundation.”

There can also be clues on the inside of the home. “Other clues in the crawlspaces and basements are visible during dry times that can help determine if there is a drainage issue that should be corrected.  Looking for efflorescence and moisture stains on the interior concrete walls, past and repetitive moisture stains on the bottoms of the support posts and pools of dry soil on top of the vapor barrier give additional evidence that a moisture/drainage problem exists.”

While we know that crawl space repairs are not sexy or the least bit fun, you can see why it’s not a good idea to space on your crawl space!

It’s a Win-Win: New Tool for Sellers Provides Kitchen Redesign Plans for Buyers

Posted on by Erika George & Kari McGee

When someone is considering selling their home, we discuss whether or not the seller has the ability or interest in doing upgrades to increase the value of their home. Sometimes that’s doable and sometimes it just isn’t. One area of the home that gets a lot of attention is the kitchen. That’s why we’re so excited to announce we’re now offering an awesome new tool for sellers to display kitchen redesign options to potential buyers, without investing in costly upgrades. On the flip side, this new tool also helps buyers envision the kitchen of their dreams at a lower cost.

When we talk about limescale buildup in faucets, plumbing, appliances, and sewerage, there is no other solution but to have the best water descalers. But it costs high, and the installation is also not easy. Along with that, people who are allergic to salt and are suffering from heart and kidney diseases can’t have a salt-based water softener. So the only option that remains suitable for these people is to have the best electronic water softener (descaler).

Skipp is an online interior design company that provides gorgeous kitchen design plans tailored to the buyer’s taste and at a more affordable price. Skipp’s kitchen remodel design is included with a 3-D virtual tour. We’re excited to offer this package to our sellers – see it for yourself at one of our latest properties!

Buyers are provided several design options, with scope of work and estimated costs, along with recommended contractors:

Skipp Design Examples

 

Plus design photos to help them envision what the current kitchen could look like:

We love this new tool because it helps both sellers and buyers!

Whether you want to go the traditional route of listing your property or you’re interested in an iBuyer instant offer, we can help sellers get the best price for their properties. Learn more about how we approach the real estate process for sellers, or give us a call for a free consultation: