Ask MetaFilter questions tagged with condominium

Why am I paying property tax on land when I own a condo?

ObeyScient — Tue, 24 Nov 2009 09:15:00 -0800

So confused! My county thinks we have a condo but we thought we have a single-family home (i.e. a free-standing house on land we own). Then why does my property tax bill show that we've been taxed for the land? Here's a confusing and somewhat obscure situation. Please bear with me; I'll try to explain all the details and what I know as clearly as I can.

We're trying to refinance our (free-standing) house and as part of the process we had an appraisal. According to the appraisal report, we have a condo, not a single-family home. Zillow also thinks we have a condo. The appraiser told me that the definition of a condo is that the owner only owns the immediate space they live in, but not the land or other common areas. So our house was assessed as a free-standing building that is part of a complex, with the land being labeled "common area", even though we don't belong to an HOA or condo association, don't pay any fees, and do the maintenance ourselves.

The county's assessor's map shows that we live on a single lot with our neighbor. Our house is on an L-shaped chunk of the lot, and our neighbor's house is on the chunk inside the L. We're separated by a fence. Our respective parcel numbers are subsections of the lot and are designated for use as "Condominium - single residential living unit". The land itself has its own parcel number, with the use is designated as "condominium common area". The map also says "common area".

However, the property tax records for both us and our neighbor show that our taxable value comprises both land and improvements! If we look up the "common area" parcel, it shows that no one has paid any taxes on it at all.

I was not involved with the original purchase of the property, as my wife bought the house before we got married. Her understanding was that she owned the L-shaped chunk of land as well as the house, but we don't have any documentation to support this.

So, I have a few questions. I'd really appreciate insight into any of them.

1. Did someone pull a fast one on my wife? That is, did she pay a single-family home price for land + house but only get the house?

2. If we actually own a condo, then why are we paying property taxes on the land *and* the improvements? (I understand that we should be paying property tax on the house itself.)

3. How can I find out who actually owns the "common area", and should that person be the one who pays property tax on the land?

4. Are we entitled to any of the back taxes we've paid based on the value of the land?

5. Lastly, if it does turn out that we own a single-family home, would this increase our appraised value? How would we go about making the legal change?

Thanks for any help you can provide.

I have bats in my belfry! How can I inspire action from my condo association?

steeb2er — Mon, 22 Jun 2009 13:44:12 -0800

Bats are living (and excreting) in the attic of my condo unit. I first noticed them in Sept 08, and immediately contacted my property management company for removal and cleaning. Since then, I've called every 2-3 weeks and attended two HOA meetings to bring up the issue. I keep getting excuses or brushed off. How can I motivate them to ACTUALLY remove the bats, protect my unit from further infestation and clean the insulation? Long story: I bought my condo in Jan 08. During inspection (before buying), the inspector found evidence of bats in the attic. This became a negotiating point with the previous owner. The HOA / property managers trapped the bats, removed the insulation, cleaned the attic and installed new insulation. But it appears they did not properly prevent the bats from re-entering the attic.

In July 08, a bat was in my unit. He was removed by the local police without incident, and I thought nothing of it (in hindsight, he probably got into the unit from the attic via recessed lighting in the main room). In Sept 08, I put some things into storage in the attic and noticed a large amount of bat droppings. I contacted the property managers immediately. They investigated the original trapping work order and discovered what I already knew: Bats had been trapped, attic had not been sealed. I requested they do the work again, they told me they'd need new quotes and HOA approval. In March 09, the property managers sent one insulator out to my unit to provide a quote. In May 09, the property managers told me that they would need to wait until "mosquito season in late May" to properly trap and remove the bats. It's now late June and nothing has happened. My last three calls haven't been answered, nor my voicemails returned. At meetings, the HOA didn't seem particularly concerned. The HOA claims that bat droppings aren't a health concern, but articles online say they can transmit several diseases and parasites (I'm particularly concerned because my wife is 'of child-bearing age', though not currently pregnant and we have no kids).

No additional bats have been found inside the living space of my unit. No one has been bitten. Now that it's hot and humid, the kitchen and laundry room (directly under where the bats are living) stink with bat droppings. I need to get back into the attic to trade summer and winter clothes, but I'm nervous about it. I've been keeping "good" records of this whole process including who I've spoken to, when, what resulted, etc. and I've kept all my cell phone records as "evidence".

What can I do? Can I stop paying some or all of my association fees? (I've read articles online that HOA have foreclosed on homes or sold them at auction because of non-payment of dues, so I'm very skeptical) Should I write an mean letter? Do I need to call a lawyer? Could I go to small claims court?

Thanks MeFites!

Stifling my individuality: condos and curtains

December — Sun, 26 Oct 2008 20:45:59 -0800

How can I insert a white lining onto my curtains, thereby appeasing my condo association? My condo association, in its now familiar gulag-like approach to living, requires my curtains to be white on the side facing the outside world. Of course, my curtains are (a) decidedly not white and (b) have no liner. Sooo...I found some white hotel-type liners, thinking that would be an easy solution. BUT at $30 a pop that adds up pretty quickly considering I have ten window panels that need white liners.

I thought about purchasing simple white cotton to sew onto the outside of the curtains to shut up the condo association. (I've found, but have not purchased, some clearance cotton fabric to cover all ten curtain panels for around $70, which is a considerable savings).

Uh. I know it'd be easier to buy new curtains with white linings, but I can't find any that match.

1. Does anyone have any experience with sewing these types of things? Pros/cons? (FWIW, I'd be hand sewing them with a quick whipstitch on top and sides.)
2. Would a different fabric be better?
3. Any other ideas as to how to accomplish this, beyond buying fabric and doing it myself?

I hate my neighbors

gjc — Wed, 04 Jun 2008 04:09:00 -0800

Can a Homeowners Association (condo, specifically) require that its dues be paid by the mortgage company out of escrow? Tiny background: I live in a 12 unit condo building. I was on the board for 7 years, and it was an exhausting nightmare. I resigned. Now the board is whining for me to come back. I don't want to. But I want to at least help them. Because I don't want my home to crumble to pieces.

So anyway, one problem we have is collecting association dues in a timely manner. So I figured one way to solve this problem is to let somebody else deal with the problem- let the owners' mortgage companies pay the dues out of escrow. The property taxes and other fees get paid that way, why can't the condo dues?

But I can't find any resources on the 'net regarding this. How do we set it up? Is it even possible?

(I know I can have a lawyer do it, but I want to gather information before I contact ours, and/or avoid it if possible.)

((And what tags do I use to make that tiny print that I see people using?))

Help me find the best TV and/or Internet solution(s) for a multi dwelling unit

twiggy — Mon, 30 Apr 2007 12:49:06 -0800

I need help with crafting a multi-dwelling (Condo) solution for TV and/or Internet service The short version: 24 unit condo looking for both business and technical advice on serving TV and/or Internet to all units in the most cost effective manner possible.

The long version:

I need help with both the technical AND business / search aspects here because google has not been my friend. I can't seem to find companies that specialize in providing TV or internet to multi dwelling units. However, I know they exist because my condo building currently has a contract with a company for DirecTV installations which requires we buy equipment from them if we want Satellite TV. Therefore, while everyone else gets free DVRs and other stuff, we have to pay hundreds of dollars (they quoted me $350) to get set up.

Individual units can opt for Comcast, but not Dish Network because there is no Dish Network satellite on our roof.

Details on that from a technical perspective: Not all units face the right direction to have their own dishes, and the condo has rules against mounting dishes to the masonry so basically a lot of the units absolutely have to connect to the big dish on the roof. Since we (currently) have an exclusive contract with this one DirecTV contractor, we're stuck.

What I want to know:

1) Is it realistic to expect to find some kind of a discounted deal on TV and/or internet service for a 5 story condo building with 24 units if we can get with some company on it?

2) From a technical perspective, this current company insists that the reason we need to buy hardware from them is that it requires special tuners to work with the dish on our roof. Is this true?

3) Is it technically feasible to install our own dish(es) on the roof and just let people sign up for DirecTV or Dish Network on their own? Do both companies require you point your dish in the same direction - allowing us to save on costs there by using one dish to serve people options?

4) This stems from the fact that Comcast is a godawful nightmare for myself and several of our residents, but the ridiculous up front costs from this company, and being limited to DirecTV and not Dish, is causing us to seek out alternative solutions.

5) Does anyone have an inside track on what the deal is/will be with WiMax? Sprint is supposed to roll it out in Chicago within the next year, but nobody knows: Is this just going to be cell-phone-internet stuff, or will people actually sign up for WiMax like they do DSL / Cable internet?

While a group discount would be great, we'd also be happy just to have a technical solution where people could sign up for Dish, DirecTV or Comcast just like everyone else can and for the same prices. Paying this premium for boxes just because they connect to a shared dish seems to be a wasteful expense, and being locked out of Dish as an option is unattractive as well.

Housing market crystal ball?

croutonsupafreak — Mon, 02 Apr 2007 14:39:22 -0800

Is this the worst possible time to become first-time home owners in Portland, Ore., even though we found what looks like a pretty good deal on a condo? This sort of thing scares me, but we just found a place that we like and that seems very reasonably priced. My husband and I have been going to open houses for the past six months, with the aim of getting to know the market better and save more cash for a home purchase some time in 2008.

Most of the places that appeal to us have been around 750 square feet (smaller than ideal), and $240,000 and up (more than we'd like to pay). We'd also like access to public transportation with a good commute for my car-less husband, extra on-site storage, somewhere to park my car, and modern appliances (dishwasher, washer/dryer, garbage disposal).

This weekend we found a place that met and exceeded all our requirements. It's 25% less than other condos in the same neighborhood, includes lots of storage and a garaged parking space probably worth $20,000 on its own. It's two blocks from my husband's office, in a decent neighborhood, with great access to public transportation. It's close to 1,000 square feet. It's an end unit.

In other words, it's everything we want and more. But I have read that the housing market is crashing nationwide (although Portland home prices have continued to climb), and that there are all kinds of problems in the mortgage industry.

Is this a foolish time to become a first-time homeowner? It really is what we want, we can afford a 10% or 15% down payment, and I'm just really torn about whether entering the market at this time is totally idiotic.

Help a North York girl become a Junction woman

orange swan — Wed, 11 Oct 2006 07:25:02 -0800

Looking for creative ways to sell my condo... I'm in an unfortunate real estate situation right now. Late last June I signed an agreement to buy a semi-detached house with, er, "lots of potential" in the Junction, Toronto, with a closing date of November 23.

Then of course I put the North York condo I currently own up for sale. But it hasn't sold. There's time yet, as people keep telling me, and there's the possibility of an extension until January as the current owner of the house in the Junction is buying a new condo which is not ready yet. But if it hasn't sold in five months, two more might not do the trick either.

My condo is a three bedroom and very large — 1200 sq feet, I think. It's very well-maintained. There have only been about 20 showings in about 3.5 months. The people who have seen it say they like it but the maintenance fees are too high. No argument there - they are indeed high, and the building is 30 years old, and has an indoor and an outdoor pool, and the fees are calculated based on the square footage of the apartment.

My realtors have it listed on MLS and featured on their own site. They took lovely photos of it which are used in both places. We have lowered the price recently to make it the lowest-priced three bedroom condo in my building. (There are two or three other three-bedroom units which have been up for sale as long as mine has, and none have sold.)

I'm getting increasingly freaked out about the prospect of losing my five-figure deposit (borrowed against my current mortgage on my condo) and the chance of buying the house it took me four months to find and really, really want. Because that roof top terrace and I were meant to be together, baby.

No, I can't go ahead and buy the house and just rent my condo if it doesn't sell in time. I'm single and make a very modest income for Toronto. I can't possibly carry the interest on the full price of the house plus the mortgage on my place plus operating costs for both places, even if any bank would finance it, which they won't. Moreover how would I sell the condo if it's rented out?

People tell me I should "pressure my realtors" or "get a new realtor", but this real estate office has won the ReMax "best office in Toronto" annual award for the past ten years running. I've worked with them before, and they are very hard working and professional, so I think they know what they're doing.

I guess what I'm looking for here is out-of-the-box ways to sell my place, other options, and/or ways to feel less like a deer caught in headlights.

Do we really need a realtor in this situation?

arco — Thu, 28 Sep 2006 08:07:35 -0800

Do we really need to use a realtor to buy this condo? (Sorry this is so long, but the details of the situation are important to the question.)

My wife and I decided a few months ago that we would start looking to buy a place (our first home purchase) in early 2007, and that we would save money for a down payment in the meantime. About three weeks ago, we decided (more or less on a lark) to visit a soon-to-be completed condo conversion building right across the street from our apartment, and we were very impressed. After looking at the numbers, we realized that we are in a much better position to buy than we had originally thought, and that the very generous offers from the agency selling the condos would make a huge difference in our decision: $15,000 toward closing costs and one year paid HOA dues. We love just about everything about the condo (location, amenities, etc) and the price seems as reasonable as we are going to find in this market. We've been pre-approved for a mortgage and are comfortable with the financial aspect of the transaction.

The agent at the condo said that if we aren't using a realtor, she could get us even more in terms of special offers. Specifically, she mentioned an extra year of paid HOA fees on top of the one year she already offered (around a $5,000 benefit). We would of course get these offers in writing before starting the buying process, but this could be a very good benefit that we would lose if we used a realtor.

So, here's our question: given our situation, what specific benefits would we receive by working with a realtor?

When we mention to people that we might not use a realtor, they wig out and start listing off all these reasons why realtors are essential. However, most of the reasons they give (they give you access to more listings, they help you find a mortgage vendor, etc) do not apply to our situation. Moreover, because the unit is being sold by an agent for the entire building and not an individual seller, I wonder if there is much negotiation room for a realtor to make a difference with the price. We will, of course, have a lawyer look over any and all paperwork before signing, and I understand that having a lawyer look at documents is different from having an experienced realtor look over them and point out potential problems, so there is that concern. But my main concern is that the benefits of using a realtor in this specific situation do not outweigh the offers from the seller that we would lose by not using a realtor.

Should we decide not to buy this place and to a "traditional" house hunt, we will definitely use a realtor. So, I'm not asking about the usefulness of realtors in general, only about our specific situation as outlined above.

Any and all advice would be greatly appreciated!

This contract's binding, right?

cavalier — Mon, 31 Jul 2006 11:49:45 -0800

Insurance Underwriting. Property. Florida. These three statements combined can cause poodles to faint, white to change to black, AC to become DC, and various flora to mutate in the Tropics. My question: If an underwriter actually agrees to bind a policy, are they legally bound to follow their own document? I am one of many Floridian residents (see here for example) who has had to deal with property insurance in Florida.

I have had to search far and wide to find suitable replacement coverage after the majors have decided they don't want to write new business for my kind of building - a 2 unit condo. A knight in shining youthful underwriting armor has shown up and say "Well, heck! I'll insure you... as a Duplex!"

I've read all their bylaws and even referred it to a real estate lawyer, and it all seems to stick. Because there are really only 2 units to the building, and they're making each unit sign its own "half" policy, they're stating they will insure it. No problem.

I guess my fear is we sign with them and then 2 months later one of their lawyers goes "Heyyy wait a minute! That's not a duplex! We're not going to cover it! Ha ha!"

Can they "unbind" themselves in a situation like that? Just wondering if there are any experienced insurance folks out there..

Condo insurance recommendations in FL?

dirtynumbangelboy — Wed, 31 May 2006 07:13:08 -0800

FloridaInsuranceFilter: So I need to get insurance in the Sunshine State... I need to find condo owner insurance (in Pasco county, if that makes a difference). Homeowner's isn't necessary; that's carried by the condo property. I just need insurance for contents.

I've been here, and I've perused a few threads here at AskMe. Obviously there are a lot of insurance companies in FL, so I'd like a personal recommendation from someone here. Compounding the issue is that I'm in Toronto, so this is all basically going to be done remotely.

Thanks in advance.

Help a first time homeowner with all sorts of moving and decorating stuff!

twiggy — Thu, 11 May 2006 13:43:55 -0800

NewHomeFilter: I have a few questions about moving into my first new condo. I'm on a budget and green to the process with questions about: furniture (where to get), TV service (see inside), and lots... First and foremost: I have more junk than I know what to do with and I know I need to throw a lot of it out. My bedframe is falling apart, but the boxspring/mattress are fine. I'd like a nice looking bed to put my mattress in. Do I still need the boxspring?

I've just made a down payment and paid a ton of other cash toward my condo, so I'm on a tight budget. Ikea's prices look reasonable, but their "european style" beds are awfully low to the ground, so while I like the look of some of them, I'm not so sure about the logistics.

Eventually, though perhaps not right now, I'll want to replace my old and not so spectacular couch. Difficulty: I have non declawed cats.

I also completely suck at coordinating things. I can look at a well decorated place and appreciate it, but I cannot create one. How do I know that based on the color of my floors and walls, a couch, entertainment center etc will look decent in the room?

With regards to TV service - the association has some exclusive contract with a DirecTV installer. They want to charge me all sorts of fees to "install" each receiver, a fee to do wiring, etc. Then, after that, I still have to call DirecTV and set up service myself, so I'm not getting any sort of discounted monthly fee etc for using the large community dish installed on our roof. Unfortunately, my balcony faces a building (yay city living) so I don't think installing my own Dish (I currently have Dish network) is an option despite the FCC laws allowing me to use common elements for such a purpose.

I really don't want to pay the $200+ for new DirecTV receivers, etc etc, and then also have to pay $5/month on top of my DirecTV bill to have "available service in case something goes wrong" from this DirecTV contractor. On the flip side, I am worried that if I complain about this and seek other avenues, my first impression to my fellow tenants will be that of being a nuisance/complainer.

I'm also almost certainly running out of time to choose a moving service. Any recommendations for movers in the Chicago area for a relatively short move (from suburbs to city)?

Between repainting, replacing flooring in the bedrooms and other things, I have so much to take care of I'm admittedly kind of freaking out. Thanks ahead of time for any help you all can provide. Any general "new first time homeowner" tips would be greatly appreciated.

Is my apartment going condo?

bac — Tue, 21 Mar 2006 20:48:53 -0800

My apartment is going condo. Unless it's not. Please help me be less confused. So, I got this odd letter from my landlord, stating that they'd done an audit of all their resident files and had noticed that some leases, including mine, were lacking an addendum. The addendum, which I'm asked to sign, states that the complex had been approved by the city as a condominium project, that my unit might be sold, and if it is my lease might be terminated, but that I'd be given notice and right of first refusal to buy.

I'm trying to figure out if this sounds like a routine precaution against the possibility that they might someday want to take the place condo, or like "Oh, shit, we want to go condo tomorrow but we forgot to write leases that let us do so", or something in between.

I doubt that I'd want to buy, and I don't want to move -- ideally, I'd like to just keep renting. If the complex does go condo, does that imply that every unit will be offered for sale, or do they sometimes keep some units for rent and sell others? Do I have any rights (I'm in California), or ability to influence the situation?

(I assume that if I don't sign the addendum they'll simply decline to renew my annual lease when it comes up and I'll have to move).