As far as roof insurance goes:

If the home you’re buying has less than a year’s ‘life’ left on the roof, getting insurance may be virtually impossible. 

With 2-5 years of life left on the roof,   your insurance company may or may not write a policy for you, depending on who that insurance carrier is.

And if your insurance agent is willing  to write a policy on a roof with a limited lifespan,  once the paperwork is sent on to Citizens  (the main insurance provider in Florida),  Citizens will likely push it back …   requiring that you agree to install a new roof  within 90 days of closing.

Most insurance companies require that roofs  have a minimum of 3 years lifespan left, and no leaks, in order to issue a policy.

In buying and selling your home, we never forget that you have a choice. Looking for a knowledgeable Realtor?  Call us.  We look forward to making your next move a good one. 

The Restivo Team  –  EWM Realtors  – Vicki 305 793-1365  and Alexandra 305 632-0164

We stumbled across this tub the other day and thought of several homeowners (including my mom) who would flip over it.   It’s a possible alternative to a walk-in shower or to a handicap accessible tub… for those who love tubs .  We saw it  while we were  shopping at Home Depot (for things we need for a house we are going to be listing for sale shortly) …  My guess is that this tub is very  likely available elsewhere as well.

 The Village of Pinecrest indicates: 

1)  Current homeowners in the Village of Pinecrest have a 10 year grace period in which to connect to city water, once the lines are in place for that particular residence.

2) Hook-up is mandatory once a property is sold.

 3) It is the responsibility of the buyer to connect, and the buyer has 90 days in which to do so.

 4) Costs are subject to change …  Prices were $146 for the Village of Pinecrest permit, and $486 for Miami-Dade hook-up…. but  check with the governing municipality that your property is within for any changes.

 5) The buyer hires their own plumber to do the work. Price varies accordingly.

 MiamiRealEstateCafe.com 

Recently two of our sellers asked us to recommend someone who might help do a tag sale and clear out a house:     

Bobby & Betty …  They don’t advertise their services …  They handle  liquidations … the sale of personal items in estates and private homes.

They’ll go in, empty drawers and cabinets,  go through papers, categorize, organize,  tag,  price & arrange everything for sale.   They normally advertise their weekend tag sale only in the  Miami Herald (but occassionally on Craigslist too, depending on the area), and then hold a two day weekend tag sale. 

They keep 30% of what they collect from the tag sale … The two women work in Miami-Dade (primarily in the Gables, Pinecrest, and Palmetto Bay) and can be reached at 305 / 665–1949 (Coral Gables) and 305 / 667-3384 (Pinecrest)

Anything unsold, at the end of the two-day sale, they’ll have removed.

This weekend,  March 10 and 11 they are holding a tag sale at 16 Phoenetia in Coral Gables…

We appreciate you reading our blog,  buying and selling  property through us, and referring us to your friends and family.  We love selling real estate, and look forward to helping you with your next move!  Alexandra and Vicki Restivo  EWM Realtors  305 793-1365  restivo.v@ewm.com

Building Code Amnesty Program

Effective August 12, 2011, residents of the unincorporated area of Miami-Dade County may benefit from an Amnesty Period if faced with civil penalties and liens for Building Code violations (Expired Permit violations, Work without Permit violations). This period will end on August 12, 2012.

In order to apply for this Amnesty, the homeowner must meet the following criteria:

• Homeowner must present evidence of ownership (Driver’s License, Copy of Warranty Deed, Quit Claim Deed, tax bill)
• A permit is issued to bring the structure into compliance with the Building Code within the Amnesty Period (8/12/2011 thru 8/12/2012)
• The structure is brought into compliance with the Building Code within the period provided in the Building Code for completion of the work under the permit obtained within the Amnesty Period
• All direct costs of the Building Department related to prior enforcement in connection with the structure, as documented by the Department shall be satisfied in full (These may include inspections, photographs, researches, recordation and enforcement recovery fee)

For more information on buying, selling , leasing, building property in Miami  …  we invite you to link here to the Real Estate Blog  MiamiRealEstateCafe.com  and you are more than welcome to subscribe and receive updates through your email.

This Amnesty only applies to primary owners of a residential property and does not apply to properties owned by corporations, financial institutions, investment entities or commercial/industrial properties.

This Ordinance shall not apply in the event that the County has commenced a civil action to collect on the civil penalties or to foreclose a lien

What I wanted was a condo on the Upper East Side, one that the owners had converted from a studio into a phenomenal one-bedroom condo.  It was furnished impeccably…  and looked as though it came from the pages of Architectural Digest   …   but the price tag reflected that.

What I bought instead was the same exact unit,  one floor down… for half the price. 

Mine was an estate sale …  in it’s original condition … (It was dark and dingy … in need of  considerable TLC)…   for half the pricetag of the one I’d really wanted, upstairs.

Having had the opportunity of seeing the one upstairs first … I could envision exactly what could be done with the ugly one downstairs.  I knew  that with a minimal investment in time and labor,  and the right contractors, I could convert the ‘dump’ downstairs  into an even better version of the one I’d drooled over, upstairs …   

All it took was plasterboard … to turn that studio into a one bedroom.  

And by adding  lighting… re-tiling the bathroom in marble, installing kitchen countertops, painting,  changing various fixtures, hiring a cabinet maker for a custom piece, and installing blinds and flooring …  investing literally a fraction of what  I’d have spent to buy the unit upstairs, I had a better version of that one, and didn’t have to pay  an arm and a leg for it.   And when I  eventually sold my downstairs unit several years later, it sold for well over double what I’d paid and put into it.  

Alterations and cosmetic fixes tend to play with our emotions.  They are what lure us into paying more for a property.   But without a ‘sample’  property to base our ‘template’ on, it’s often hard to envision taking a fixer-upper and making it fabulous.  If you are a buyer who is willing to put in the work to upgrade a place,  there is money to be made by investing that way.

So many buyers today are looking for a phenomenal deal  …  looking  for a short sale or foreclosure property in pristine condition.    There are opportunities for those  -  without a doubt.  But there are opportunities too to create something out of what other people don’t have the vision for…. finding a fixer … and  fixing it up.

Restivo Team @ EWM Realtors International …  Miami Real Estate Agents 305 793-1365. 

Call us if you are looking to buy, sell, build, lease, or relocate.  We can help -with any of your real estate needs - whether here in South Florida or elsewhere.   And if you are looking to relocate, we have a solid network of real estate experts internationally to refer you to!   Vicki and Alexandra  restivo.v@ewm.com   EWM Realtors.

Code Enforcement keeps tabs on distressed (or abandoned) properties, communicating with the lenders involved,  in an effort to maintain curb appeal and neighboring property values.  

As the  weeds grow and curb appeal slides,  you may notice posted signage on homes needing  “upkeep or maintenance” …  as you’re driving or biking the neighborhoods.  Those notices are from code enforcement, asking home-owner to cut the grass  (with penalties/time frames/ and fines for non-compliance).   

What I didn’t know until last week is that it can take months before Village of Pinecrest sends lawn-service over to mow. It’s apparently rather a fine line:  By jumping in too fast to correct curb appeal issues (in the case of  abandoned property)  lenders may have a lesser sense of urgency to jump in themselves.  The Village of Pinecrest will hold off for weeks after initially posting a compliance notice, before they send out a lawn-service company…   but they don’t frown on neighbors  taking over… 

There are a number of distressed properties in Pinecrest …. pre-foreclosure, bankruptcy, and  foreclosure…. and a number of good samaritans out there (neighbors) cutting the lawns to keep up the neighborhoods.  Thanks from those of us who live and work and sell real estate  in this BEAUTIFUL town!

If you’re considering buying or selling property in Pinecrest,  we would be more than happy to assist you!   Contact us anytime at restivo.v@ewm.com or at 305 793-1365. The Restivo Team.

We received two letters over the past couple of weeks  (from homeowners who recently bought property through us, and  have been doing major  home remodeling projects for  several months now) … I’m going to go ahead and share their recommendation with you : 

“We have used your list of contractors, that you referred, for several items around the house.  There is one person that is responsible for the kitchen:  Dan Piel from Trimline is beyond belief - much more than “just a cabinet” guy.  He is creative, pays attention to your suggestions, and oversees the entire project from start to finish. He is more than capable, demands perfection from his contractors, and gives unequaled service.  You need to add his name to your list of referrals.  Maybe even mention him to the other agents at EWM.”   Jim – Pinecrest

Contact information: Dan Piel Trimline Kitchen Design - in Miami, Florida -  10001 S. Dixie Hwy  (305) 666-7609

Thanks, Jim!   We like to update and revise our list of  Recommended Service Providers (The Restivo’s Little Black Book) … and appreciate your input and feedback… pro and con.  

In Miami, pretty much any top realtor will provide you with recommendations of workers and reputable service providers.  And Alexandra and I certainly look forward to working with you whenever you are ready to buy (or sell)  real estate in Florida  (or need relocation advice - moving elsewhere)..  Please don’t hesitate to contact us anytime -  Vicki Restivo (305) 793-1365  -  Alexandra Restivo (305) 632-0164.    

If you’re in the do-it-yourself mode for making electrical repairs in your home or business, you need to educate yourself on avoiding electrical shock. Timothy Thiele, a writer for www.about.com, offers these tips.

• You should always shut the power off to the circuit or device that you will be working on. Do this first, before you do anything else on the project.  
                                         
• After you have turned the circuit off, check it with a tester to make sure that it is really off. Never assume the circuit is off because if you’re wrong, it might danger your life.
                                                                                    
• If a ladder is necessary for your project, never use an aluminum ladder—ever—for an electrical project. Always use an insulated fiberglass ladder to keep you safe. Avoid wet areas when working with or on anything electrical. If there is a reason for you to be in such a situation, wear rubber boots and gloves to lessen the chances of getting electrical shock. Tools and appliances should be plugged into a GFCI outlet or a GFCI extension cord.                  
                                                                                         
• Dry your hands before grabbing any cord to plug it in or to unplug it. Wet hands coming in contact with a frayed cord spell nothing but trouble.                             
                                                                                        
• If you are working on the service panel or a circuit, put a warning label on the face of the panel. This will warn other people not to turn on the circuit that you are working on. For example, you’re working on a second-floor electrical problem and you have turned off the circuit in the first-floor panel. Then someone else comes along and turns on the circuit again. If you happen to be that person on the first floor, and you notice the warning label, check to see if someone is making electrical repairs.

Paying close attention to these steps will help you stay safe and prevent electrical shock.

And for all your real estate needs … we invite you to contact the Restivo Team at 305-793-1365 or 305 632-0164.  For home tips,  our blog at MiamiRealEstateCafe.com  will give you a wealth of home maintenance and repair tips, decorating and design tips … and  top local Realtors Alexandra and Vicki Restivo to answer any of your real estate related questions.

REMODELING YOUR HOME?  IN ORDER TO MAXIMIZE YOUR INVESTMENT, YOU MIGHT WANT TO KNOW WHICH  RENOVATION PROJECTS  BRING  THE HIGHEST RETURN ON INVESTEMENT (ROI),  AND WHICH FALL SHORT. 

THE BEST RETURN ON INVESTMENT MOST OFTEN COMES FROM HOME RENOVATIONS THAT CAPITALIZE ON BUYER’S EMOTIONS. 

HOME BUYERS SWOON OVER REMODELED KITCHENS AND BATHS.  BECAUSE KITCHENS AND BATHS SELL HOMES, THE RETURN ON INVESTMENT FOR KITCHEN AND BATH REMODELS IS  HIGH -  ESPECIALLY AS YOU COMPARE THEY TO OTHER HOME RENOVATION PROJECTS.  

*KITCHEN REMODELS CAN  BRING 80-85%  RETURN ON INVESTMENT IN SOUTH FLORIDA (70% NATIONALLY). 

*BATH REMODELS  IN SOUTH FLORIDA CAN BRING  70-85% RETURN ON INVESTMENT. 

APPRAISED VALUE  ON THE PROPERTY  TENDS TO INCREASE  AS WELL, WITH EITHER  OF THOSE TWO RENOVATION PROJECTS. 

BUYERS EXPECT THE HOME THEY ARE PURCHASING TO BE FUNCTIONAL (UNLESS THEY ARE BUYING IT FOR PENNIES ON THE DOLLAR).  THEY EXPECT THE ROOF TO BE WATERTIGHT,  WITH A FEW YEARS STILL LEFT ON IT. (REPLACING A ROOF WILL BRING 40-50% RETURN ON INVESTMENT  -  WHICH IS LOW - BUT I THINK IT IS LOW BECAUSE A ROOF LACKS ANY REAL EMOTIONAL COMPONENT).  IN THE SAME VEIN, BUYERS EXPECT AIR CONDITIONING, ELECTRICAL,  &  THE SEPTIC TANK  TO BE FUNCTIONAL… AND AGAIN,  ROI COMES IN FAIRLY LOW ON ANY OF THOSE RENOVATIONS.

IN CERTAIN AREAS OF SOUTH FLORIDA, BUYERS EXPECT A POOL.  A POOL CAN MAKE THE DIFFERENCE BETWEEN SELLING …. OR NOT …  ESPECIALLY IN AN AREA WHERE EVERY NEIGHBOR HAS A POOL, BUT THE RETURN ON INVESTMENT FOR THE HOMEOWNER IS TYPICALLY BELOW 40% ON ON POOL INSTALLATION.  (I KNOW THAT CONTRADICTS WHAT I SAID ABOUT THE  ”EMOTIONAL COMPONENT”, BECAUSE A POOL CERTAINLY HAS THAT!). REGARDLESS, THE COST OF ADDING THE POOL (WHICH COULD EASILY RUN 20,000 – $30,000 OR MORE IN MIAMI)  DOES  LITTLE OR NOTHING TO BOOST THE ACTUALLY SELLING PRICE OF THE HOME.

IN FLORIDA, HOMEBUYERS ARE LOOKING FOR HURRICANE PROTECTION  (IMPACT GLASS OR SHUTTERS).   SHUTTERS AND IMPACT GLASS OFFER  SECURITY AND PEACE OF MIND,  BUT THERE ARE INSURANCE BENEFITS (REDUCTIONS) AS WELL:  INSURANCE RATES ARE LOWER ON HOMES WITH IMPACT GLASS OR HURRICANE SHUTTERS.   THE RETURN ON INVESTMENT WILL BE WELL BELOW YOUR INSTALLATION COSTS .  A BUYER MAY WELL CHOOSE A HOUSE WITH IMPACT GLASS OR HURRICANE SHUTTERS OVER ONE WITHOUT,  BUT THE SALES PRICE WON’T LIKELY DIFFFER ALL THAT MUCH BETWEEN THE TWO.

CURB APPEAL: THE ENTRANCE , THE FRONT DOOR AND LANDSCAPING ARE THE FIRST THINGS TO MAKE AN IMPRESSION…. POSITIVE OR OTHERWISE.  BECAUSE OF THAT, SPENDING MONEY ON CURB APPEAL CAN GIVE A HOMEOWNER A SUBSTANTIAL  RETURN ON INVESTMENT.  

EXTERIOR PAINT CAN BRING AN ROI OF 90-100%.  CHANGING THE FRONT DOOR, ADDING LANDSCAPING AND ADDING TO CURB APPEAL CAN BRING A RETURN ON INVESTMENT OF 100%  +/-  

IN SOUTH FLORIDA, THE HIGHEST RETURN ON INVESTMENT SEEMS TO COME FROM OUTDOOR RENOVATIONS … GARDENS, OUTDOOR ROOMS, SUMMER KITCHENS, COVERED PATIOS, CANOPIES,  PERGOLAS, TREES, PLANTINGS, AND DEFINED, UTILIZABLE OUTDOOR SPACES… POTENTIALLY BRINGING WELL ABOVE THE AMOUNT SPENT. ROI ON OUTDOOR RENOVATIONS  IN SOUTH FLORIDA CAN BE AS HIGH AS 100-200%  …  ONE OF THE TOP RETURNS ON INVESTMENT.

THE 2010 RETURN ON INVESTMENT FOR HOME REMODELING PROJECTS NATIONALLY IS SPELLED OUT IN REMODELING MAGAZINE .

THESE STATISTICS ARE COMPILATIONS TAKEN FROM CNNMONEY AND ABOUT.COM AND REMODELING MAGAZINE’S “COST VS VALUE” REPORT.  I SPECIFICALLY GEARED THE “EXPECTED RETURN ON INVESTMENT  FOR HOME RENOVATIONS”  IN THIS BLOG  TOWARD  THE SOUTH FLORIDA REAL ESTATE MARKET FOR MiamiRealEstateCafe.com 

IF YOU ARE CONSIDERING BUYING OR SELLING PROPERTY IN SOUTH FLORIDA, AND LOOKING FOR AN EXPERIENCED LOCAL REALTOR TO ASSIST YOU, WE WOULD BE PLEASED TO TALK WITH YOU.  YOU ARE MORE THAN WELCOME TO SEND US A NOTE HERE, OR GIVE US A CALL AT 305-793-1365 OR 305-632-0164 – CELLULAR NUMBERS FOR THE RESTIVO TEAM.