What is "Green Building" Design or Principles - (Part 2)

In Part 1, I gave an overview of the philosophy, paradigm or ethos involved in "Green Building" and explained some of the Core Principles or Basics behind "Going Green."  

This is NOT what we mean by "Going Green" by the way - LOL

Nor does "Going Green" mean that you are either ill or sick, or sick with envy - LOL

 

Now here in Part 2, are some specific "Ecologically Sustainable Solutions" or components to achieve the end of "Going Green" or having a "Green Building" residence (or retail, commercial, industrial structure).  This list is not all inclusive as new technologies and materials are constantly emerging and evolving.   

Energy & Efficiency:

Central chillers
Heat pumps
Solar hot water
Solar water pumps
Solar garden lights
LED lighting concepts
Decorative Eco lighting designs
Insulation films
Insulation wall panels
Insulation boards
Insulation coatings

Water:

Waste water treatment
Water treatment and purification
Solar desalination
Rainwater harvesting

Waste & Reduced Raw Materials:

90% recycled roofing 
90% WPC (Wood Composite Decking) and railing materials. 
Cellular Lightweight Concrete 
Bamboo flooring – (Made in Indonesia)
100% Reclaimed Flooring & Decking
Low VOC (Volatile Organic Compounds) and non-toxic paints, coatings, sealing and finishes
Waste separation, collection & recycling
Composting

Transportation:

Hybrid or "EV's" (Electric Vehicles) 

Electric motor bikes and bicycles

Ecologically Sustainable Services:
 
Green Building Architecture & Design
Energy Efficient Building Design
MEP (Mechanical, Electrical & Plumbing) Design
MEP Contracting
Green HVAC (Heating, Ventilation & Air Conditioning) Designs and Systems
Environmental Assessments
Environmental Impact Assessment & Audit
Energy Audit
Waste Management
Bioengineering for land management

 

Many other solutions and services are available and this is not a complete or comprehensive list...but will get you thinking about ways to "Go Green" and ways to use or think about creating and using "Ecologically Sustainable Solutions" in and around your home, office or business.

Realtor Safety Advisory - 2nd Amendment

LinkedIn Groups

Group: NVAR Subject: House Hunter Warning: Be On The Lookout Realtor® Safety Advisory for This Weekend! We have received a report of a man who has been asking to see vacant properties in the Fairfax area. This client has refused to show ID and insists that he only be shown vacant properties. Please share this information with all agents and assistants who are working this weekend. Vigilance and precautions are always needed. Make your safety plan with family and colleagues. Please be aware of your surroundings and make sure to lock up properties after showing. Send advisories to webmaster@nvar.com. Posted By Jill Parker Landsman This is why I always (legally and lawfully) pack heat with my .45 caliber pistol when showing properties.  Someone asked me why I carry a .45, I said because they don't make a .46 !  LOL There is no law against walking down Main Street USA with a pistol holstered on your hip, unless it is completely concealed and no one can tell it's a gun. This is referred to as "Open Carry."  As soon as you cover it up or over, however, then it becomes a "concealed weapon" and a permit or license to carry is required.  This is referred to as the "Virginia tuck" - if you tuck your shirt behind the pistol so that it is visible you're merely invoking your Second Amendment right; whereas if your shirt or other outer garment is covering or "concealing" the firearm then it's a different set of rules that apply.  ALWAYS check with your state's gun laws before even contemplating carrying a firearm for self-defense or protection.  The NRA publishes all the information and resources you need on this subject.  See these links below for further info and resources: http://www.opencarry.org/ http://www.fairfaxcounty.gov/courts/circuit/pdf/CCR-CWP-10.pdf https://www.usconcealedcarry.com/index.php http://www.gunlaws.com/links/linksva.htm  http://en.wikipedia.org/wiki/Gun_laws_in_the_United_States_%28by_state%29  Here is some other helpful information:     Always be polite and cooperative with law enforcement; BUT ALWAYS take the 5th Amendment (Constitutional Protection against self incrimination)  NEVER answer interrogatory questions other than to identify yourself.  NEVER consent to any search of your person, automobile, home or property; ALWAYS invoke your 4th Amendment right against warrant-less and unreasonable search and seizure of your property. NEVER agree to be "interrogated", deposed, or answer questions without a lawyer or attorney present. Invoke your 6th Amendment right to be represented by an attorney, even if you cannot afford one, and even if you have not been "Mirandized" (or read your rights). Ask law enforcement if stopped and questioned whether you are free to go, or whether you are under arrest.  If you are not free to go, then it means you have been placed under arrest. An "investigative stop and questioning" can be construed and considered as a "constructive arrest." You have a right to NOT answer questions (other than to identify yourself) and to NOT be unlawfully detained. ALWAYS remember that, use of deadly force is never justified to protect property; but only when your life is endangered, or to protect the life of someone else.

Tenants (Renters) Rights in a Foreclosure

 

The Protecting Tenants at Foreclosure Act (PTFA) went into effect in May 2009. The PTFA provides protections to tenants in foreclosed properties.

 

The PTFA is found in the Helping Families Save Their Homes Act of 2009 (a document of 1632 pages). Originally set to expire (or "sunset") on December 31, 2012, Dodd-Frank extended the expiration date of the PTFA to December 31, 2014. 

 

Under this legislation, the immediate successor of interest (generally the purchaser) of a foreclosed property must provide all tenants with at least 90 days notice prior to eviction because of foreclosure.

 

Additionally, tenants must be permitted to stay in the residence until the end of the lease, with two exceptions:

• The property is sold after foreclosure to a purchaser who will occupy the property as a primary residence, or

• There is no lease or the lease is terminable at will under state law.

Even if these exceptions apply, the tenant must be given at least 90 days notice prior to eviction. The rights of Section 8 tenants are also protected under the PTFA.

In this newsletter, we should like to direct you to further information on the PTFA.

Open Houses - HUGE Liability & Risks Involved (Part 2)

I have written previously on the issues and liabilities as a Listing Agent (or owner) of doing an Open House to market and sell a property.  See my previous blog article which addresses this issue in more detail.

This news article today only compounds my position on the issue.  What's alarming and disturbing about this instance is that the burglaries at Open Houses were perpetrated by a former Real Estate agent or REALTOR with "inside information" (literally and figuratively - LOL) and with the theft of house keys from a lock-box shackle to gain entry into [unattended] homes later.  

I hope this bastard gets prosecuted to the fullest extent of the law when it comes to sentencing....

 

 

Effect of Mortgage When Property is Transferred Through Inheritance

Unless the mortgage is assumable, generally speaking, when real property (subject to a deed of trust or a mortgage) is conveyed or transferred to another person; the mortgage that the seller or transferor has needs to be paid off and the property is either purchased by the new owner(s) in all cash or by way of a new mortgage from the new borrowers or transferees. This is referred to as the "due on sale" clause in your mortgage. 

What occurs, however, when title, deed or ownership of the property is transferred to another upon death of the owner through probate of a will or through inheritance?

Federal law provides some exceptions to the "due on sale" clause when the property subject to a mortgage (other than a reverse mortgage) is being transferred as a result of the person's death. A full list of the exceptions to the "due on sale" rule can be found in The Garn St. Germain Depository Institutions Act of 1982, (U.S.C.) 1701j-3(d)(8). For estate planning purposes, property owners should be aware that the "due on sale" clause will not apply to:

• a transfer by devise, descent, or operation of law on the death of a joint tenant or tenant by the entirety;
• a transfer to a relative resulting from the death of a borrower.
 

So, if you own property jointly as (1) joint tenants with rights of survivorship, or (2) tenants by the entirety (for married persons only), with any person (relative, friend, business partner, life partner) and that person dies, you get full ownership of the property by operation of law. The property does not pass through or is subject to the decedent person's Will, but rather passes directly to you as the joint owner. Thus the term, "right of survivorship". Also, the mortgage on the property continues with no alteration in its original or existing terms. 
 

If you bequeath the mortgaged property to a person through your Will or a Trust (or by way of intestacy if you don't have a Will), AND the person is your relative, then the mortgage can continue upon the transfer of the property to the new relative owner(s).

Some further considerations:

• The exception applies to properties with no more than 4 units (i.e.: a multi-unit property with 5 or more units would not qualify for the exception).
• The exception includes a transfer of stock in a co-op.
• Same sex couples should beware that they may not be deemed a "relative" for purposes of inheriting property subject to a mortgage; it may be better planning to hold title as joint tenants with rights of survivorship during both partners lifetimes.

• Just because a person inherits the property and the mortgage won't be invoked or "assumed" by the new owner or heir, doesn't necessarily mean that the beneficiary can afford the mortgage.
• In doing estate planning you should consider if the beneficiary can in fact maintain the property you are leaving them.
• When inheriting mortgaged property, you should consider if you can afford the current mortgage.

Also for estate planning purposes, if you are planning to leave real property to a relative or other heir, you might want to also consider purchasing life insurance that will pay-off the balance of your current mortgage if you pass away before it is entirely paid-off.  This will leave your heirs or beneficiary owning the property without the encumbrance of a mortgage or bringing financial hardship on your heir if they cannot assume your old mortgage or take deed or title to the property subject to a mortgage. 

Title/Escrow Agent Screws Up on Purchaser's Transaction

How a simple real estate transaction can go awry.  Whenever money is involved, especially LARGE sums as in the sale or purchase of a home, make sure you conduct all "due diligence" and follow up with all parties involved to make sure the transaction has gone the way it should have and all funds applied and credited correctly with your mortgage lender and that the title or deed to your property (selling or buying side of the transaction) has conveyed and has been recorded correctly.  Make sure you are using a reputable title or escrow company or agent who has been in business for many years so something like this does not happen to you!

Federal Regulators Considering New 20% Down Payment Requirement

Federal regulators are considering a new rule that would require a minimum 20% down payment for many home purchases. Just imagine how you or your children would be affected if this proposal were to pass.

Would you be able to buy a home? For example, you would need $80,000 up front for a $400,000 home. In the Washington DC Metro and Northern Virginia area this would only buy you a condo or townhouse.

Already a home owner? The proposed rule would hurt property value appraisals by shutting many qualified buyers out of the market. Fewer buyers means less resales, which in turn leads to longer times properties are on the market, which leads to fewer sales comps for appraisers to use and slower rate of appreciation, which leads to lower overall home values in a given market area.

Help keep the dream of home ownership alive by saying NO to the 20% down payment requirement.
Regulators are trying to fix the root causes of the housing crisis, which is fully supported. But the proposed rule is the wrong solution. Strong evidence shows that responsible lending standards and ensuring a borrower’s ability to repay, not high down payments, have the greatest impact on reducing lender risk.

Take action now. Regulators in Washington need to hear the voices of home owners as they make their policy considerations. This is why your input is so important. Please send a letter to the U.S. Dept. of Housing and Urban Development (HUD) to ask that they drop the proposed 20% down payment requirement and instead focus on sound underwriting standards.

Taking action is easy and takes just a few seconds of your time.


Source: National Association of REALTORS

Anatomy of a House

Freedom in the 50 States ? Civil Liberties

Here's an interesting study report on which States in America are the most or least conservative ~ liberal. The findings are from the Mercatus Center at George Mason University (GMU) in my hometown of Fairfax, Virginia. 

Virginia ranks 9th in the Most Overall Freedom Ranking; 5th in Economic Freedom Ranking, and 22nd in Personal Freedom Ranking.  To view the complete report and see where your state ranks and it's profile go to:

http://mercatus.org/freedom-50-states-2011

What Are Some Factors & Public Policy Changes That Affect Home Prices?

What are some factors that influence or result in increased home price sales and subsequent appraisals (appreciation)?