Downsizing Tips for Baby Boomers

Baby boomers may no longer be the largest demographic group but with 73 million of them, they are the second-largest group of consumers. A big reason why the real estate industry should still be taking heed of baby boomers is that their needs are changing as they transition into retirement.

Retiring baby boomers promise to bring the good times back. Courtesy of Channel BF

A Time for Downsizing

Finding the perfect time to downsize isn’t simple. If you’ve recently retired, your new lifestyle takes some time for adjustment. Fortunately, you now have time to make these adjustments exactly the way you want to.

Prioritizing how you will spend your time (leisure, grandkids, travel, etc.) is an important part of making the decision to downsize. However, downsizing is a real estate transaction. Making the best real estate decision can include getting into the market at the right point in time. This includes considering the strength of the market and interest rates. The strength of the market goes through cycles involving lows, growth, highs, and plateaus. This latest cycle has been particularly long. The lows were way back around 2008 to 2011 and growth was vigorous from about 2012 through mid-2018. 

Today is a good time to get into the market. The market has more or less plateaued near the highs. Home values are still increasing in value but at a slower pace. Very importantly, interest rates remain near historic lows. It’s mostly a balanced market treating both buyers and sellers fairly.

This is a very good market for people wanting to sell a house to buy another. For people who are downsizing, this is possibly an opportunity to come away from the transaction with a significant amount of cash in your pocket (depending on your personal circumstances). But for baby boomers, your downsizing decision must support your lifestyle goals…

First Consider Your Lifestyle Goals Before Downsizing

You have many options when it comes to downsizing… some you might not have considered. It could be a smaller one-level home, or a 55 and older planned community. Tiny houses are a relatively new option that is possibly preferable to apartment living. Your retirement home doesn’t even have to have a foundation. It could be a houseboat or an RV.

A first consideration is your lifestyle goals…

Leisure lifestyle. There are many senior living communities emphasizing tons of leisure activities. Shared amenities can include tennis courts, walking trails, a golf course, swimming pool, lake access, clubhouse (with scheduled activities), fitness center, and much more. Homes designed with seniors in mind often include a sunroom, chef’s kitchen, RV parking, each bedroom with a separate bath (great for guests), and much more.

Grandchildren. Frequently visiting with grandchildren keeps you active while also staying young at heart. In the right home, you can play games with grandchildren and bring them into your kitchen to teach them family recipes. Something to think about is how a new home will affect your kids and grandkids. Will you have room for everyone to visit? You may want a place with a playground. Almost every senior community welcomes grandchildren to visit although you’ll want to understand any rules before making a commitment.

Travel. Getting out on the road poses its own set of decisions. It could mean a need for RV parking at your home base or it could be making your home-sweet-home near the airport. Another consideration might be that your home is rental-friendly to earn you some extra money while you’re on the road.

What is important to you should be your top concern when choosing where to live.

Tips to Simplify Downsizing

Downsizing can be a big chore after a lifetime of accumulating memorabilia and artifacts. Fortunately, in retirement you have the time to do this methodically over a couple of weeks or months. Begin by separating out the easier to part with items. You probably already have a list in your head of items in the garage and kitchen that you’re willing to let go of. You likely also have at least a partial list of items you want your children, grandchildren, and others to have. These are good lists to start pulling things together.

Move on to rooms with less emotional attachment and rooms that you won’t have in your new home. Most people aren’t too emotionally attached to the laundry room and you may soon have to do without a 4th or 3rd bedroom and basement. A good rule of thumb is only separating things into “keep” or “let go” piles. A “maybe” pile will drag out the process by making you think it through more than once. The exception for having a third pile could be a pile of what you will sell or donate.

But take the time to give each item a moment of your attention. You’ll quickly find you develop a logic to making the decision. Go through each room one at a time. You may find you have a different decision process for each room. You’ll also avoid regrets by giving everything at least a moment of thought.

Items that are easier to get rid of include duplicates and things you haven’t used in a few years or rarely use. That oversized roasting pan that you only use at Christmas might go to a grandchild who can bring it over once a year.

People have collections they find difficult to let go of. Photo albums can be digitized. You can select a few favorite Hummel figurines to keep and sell the rest for a nice roll of dollars. Family members might be interested in at least part of your collection or maybe you can divide it among several relatives.

Be sure your family knows that a big part of your downsizing means letting go of your treasures. Ask them to tell you what they want. Giving away some difficult to part with treasures can still bring you happiness. Giving your son the grandfather clock means you can see him enjoy it now and you can still enjoy it when you visit. You may also learn you have things you didn’t think anyone would want but your granddaughter actually does want your old sewing basket. Pick a weekend to invite the family over for a day to show them what you are letting go and tell a few stories behind your fondest possessions.

One reason to start downsizing early is to give yourself time to reminisce. There’s a reason you’ve saved this stuff all of these years, even if you haven’t looked at it for a long time. Now you have the time and reason to enjoy it again.

How to Make a Home More Sustainable

The buzz in residential real estate is all about sustainability, and the good news is there are a plethora of ways to improve the efficiency and durability of a home.

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Goals change; countertops fabricated from imported granite and showers lined with sprays that endlessly shoot water from head to toe are no longer at the top of all homeowners’ wish lists. Sustainable features are the latest trend to attract buyers. Houses marketed with low-flow toilets and showerheads, multipane windows, electric charging stations, and kitchen countertops made from locally quarried stone are what makes today’s home shoppers swoon.

According to the 2018 National Association of REALTORS® Sustainability Resource Guide, 61% of surveyed members said their clients are interested in sustainability and want more of these features in their homes—and it’s not just millennials requesting them. Almost every age group wants to save money, pare energy and water consumption, and remove toxins from the air they breathe. “Reducing utility bills is often the driver, but many also want to do the right thing,” says architect Tony Schmitz, sustainability director at Hoefer Wysocki, based in Leawood, Kan.

The good news is there are innumerable steps that homeowners can take, and the cost to act sustainably may be modest, adding an extra 5% to 10% to the purchase price, says Prentis Hale, principal at SHED Architecture + Design in Seattle, which has long practiced sustainability. One important caveat to remind clients is that a return on investment may not be immediate, and it hinges on both the cost to buy and install a product or system and the area’s climate.

Here are 10 tips real estate pros can use to advise their sustainable-conscious clients who are looking to purchase or update a home.

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Size. Whether starting over or adding on, it’s essential to analyze needs and try to go smaller, says architect Duo Dickinson, author of Staying Put: Remodel Your House to Get the Home You Want (The Taunton Press). “Size is controllable, unlike the weather. Smarter almost always means smaller without sacrificing usefulness or delight,” he says. Hale encourages clients to keep homes under 2,500 square feet. One way to do so is by having small bedrooms, he says. Nick Rosen, who lives off the grid in a small house in Spain part of the year, stresses the importance of not overutilizing land, too. “Land is both an asset and a liability since it requires maintenance. Choose strictly what you think you will need and no more,” he says.

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Embodied energy. There’s growing recognition about the importance of the term embodied energy. Steffen Lehmann, dean of the University of Nevada, Las Vegas’ School of Architecture, defines it as the amount of energy consumed by all the processes associated with the production of a building, from mining materials to processing natural resources, and the manufacture, transport, and delivery of products. “It’s important for homeowners to ask builders and architects what they will do regarding this and how they intend to keep the embodied energy low,” he says. One strategy is to use only locally sourced and processed materials that don’t need to travel around the globe, he says. Another is to keep construction simple, so assembling components doesn’t require a lot of energy. By buying from local suppliers, a homeowner is more likely to find someone who will return and fix something, Rosen says.
31. Insulation and heating. The first step a homeowner should take before making changes to a home is to have an energy audit conducted to gauge the efficiency of the home’s systems, says architect Nathan Kipnis, founder of Kipnis Architecture + Planning in Evanston, Ill. The next steps, based on the audit, would likely be to air seal the house by caulking gaps around windows, doors, and recessed lights. Poorly insulated windows should be replaced with multipane windows. Next up should be improving wall, attic, and basement insulation, based on the R value for the homeowner’s area, Kipnis says. Any home built before 1990 should have an updated heating and cooling system, says Schmitz. Kipnis likes a geothermal ground source heat or air source heat pump, both of which are electric and help to minimize carbon from a building’s energy use. A tight home in a cold climate also should have a heat recovery ventilator to bring in fresh air to keep the home healthy, Kipnis says. A programmable smart thermostat like a Nest is useful to save more energy since it learns a homeowner’s patterns and lowers temperatures when they are away.

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Landscaping and water use. As the cost of landscaping continues to rise, homeowners are more aware that sustainable choices will survive longer and require less water and maintenance, says author and landscape designer Michael Glassman, whose eponymous firm is based in Sacramento, Calif. Native plants, permeable pavers, and drip irrigation systems all pare water use, he says. Local codes must be considered, too. Seattle, for instance, updated its stormwater code in 2016 to require stormwater to be mitigated on a property rather than immediately discharged to the street or combined sewer, Hale says. Development size and site will dictate what can and must be done. “We frequently use strategies that include green roofs, bioretention planters or rain gardens, permeable pavers and concrete, and properly graded sites,” says Glassman, co-author of The Garden Bible (Images Publishing). Besides paring water use, landscaping with large shade trees can block sunlight and lessen the need for air conditioning. Trees must be planted on the right side of the house to work, ideally the west, and far enough from homes in areas prone to fires, which some local codes now require, he says.

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Solar panels. The huge decrease in cost, along with the federal solar tax credit, have made solar panels a more affordable option for many homeowners, says Kipnis. The current tax credit at 30% of the system cost will end at the close of the 2019. It goes down to 26% in 2020, 22% in 2021, and 10% credit in 2022 and beyond. The panels can be used in combination with a battery storage system to provide homeowners with a way to store energy when the sun isn’t shining and to provide backup power. The cost of battery storage is dropping significantly year over year as battery technology research is starting to pay off commercially, Kipnis says. Some caveats with solar panels: First, efficiency keeps improving, so some may become obsolete not long after installation. Second, not all buyers view them as a plus because of how they look, says Schmitz. Clients who prefer a nonsolar, traditional shingle roof—the least costly choice—should opt for light-colored shingles that retain less heat, Lehmann says.

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Lights. Natural daylight is the least expensive form of light and should be maximized in new construction and renovations. But when it comes to artificial lights, LEDs are the preferred choice. Energy Star–rated products use at least 75% less energy and last 25 times longer than incandescent lighting, according to the U.S. Department of Energy. Besides saving money, the latest generation of LEDs offer other benefits. They render color more realistically than prior generations did, and can almost match incandescent light colors, especially when their measurement is at least 3,000 kelvin or higher, Kipnis says. Some LED bulbs such as Norb’s NorbSlEEP bulb can help modulate the body’s circadian rhythm so people sleep better. Others, like those manufactured by ellumi with proprietary technology from Vital Vio, stop bacteria and mold from developing, eliminating the need for chemical cleaners.
77. Plumbing. Whether it’s a house with many bathrooms or many occupants, water figuratively and literally goes down the drain when people flush toilets, shower, wash dishes, or run the dishwasher frequently. Smart choices include low-flow toilets and showerheads, faucets with aerators, and front-loading washing machines. Schmitz likes tankless water heaters because they heat water on demand rather than continuously, but they require a gas source. Some utility companies offer rebates or incentives when homeowners buy water-saving appliances, so it’s wise for owners look for the EPA WaterSense label or Energy Star certification. Some utilities also offer smart meters and other systems so homeowners can program appliances to start at the least expensive time to use energy, according to the U.S. Department of Energy.
78. Nontoxic, natural materials. Air quality also affects sustainability, so it’s smart to make choices that limit volatile organic compounds in paint, carpeting, and adhesives, says Schmitz. When possible, homeowners should also go for natural materials in the home, such as all-wool carpeting, quartz, and reclaimed wood.
79. Transportation and walkability. Sustainability isn’t just about a person’s home but also what vehicles they drive and how often they use them. Charging stations have already become a hot amenity in housing, Hale says. But the more a homeowner can walk, bicycle, or take public transportation, the better, says Kipnis. Housing demand is only expected to increase in walkable areas, in both cities and suburbs, according the report Foot Traffic Ahead 2019, from the George Washington University School of Business and Smart Growth America.
80. Recycle. Some states offer benefits to homeowners and developers who recycle construction materials during a remodel or teardown, says Kipnis. His state of Illinois is among those that have a deconstruction program in place, offering potential tax benefits associated with donation, revenue from material resale, and reduced waste management costs. There are also private companies that specialize in deconstruction and donation of building materials, such as Recyclean Inc. in Kenosha, Wis. Kipnis cautions that some materials are more recyclable than others (such as glass and metal versus concrete), and some materials are not recyclable if their materials are bound together, including certain countertops that mix aggregates, he says.

Educating the Multifamily Market

Single-family homeowners aren’t the only clients who are interested in sustainability and how to improve a property. Multifamily and commercial building owners are also considering sustainability—and many cities are insisting that the owners of buildings within their borders make improvements to decrease energy use.

For example, New York City began requiring owners of 50,000-square-foot and larger buildings to benchmark their energy use in 2012, and in 2016, broadened the requirement to include 25,000-square-foot buildings and up. This past spring, the city took it a step further by passing the Climate Mobilization Act, making it the first in the nation to put structures of more than 25,000 square feet on notice—come 2024, owners will have to pay a fine if they go over their allotted greenhouse gas emissions set for the building. The caps are determined according to occupancy classification (multifamily, retail, parking, etc.) and the buildings’ square footage for each of those areas.

“The goal for buildings of 25,000 square feet and larger is to reduce energy consumption,” says Kelly Dougherty, director of energy management at FirstService Energy, a subsidiary of FirstService Residential Property Management Company, which has an office in New York. As a result, many owners are making changes to lighting and HVAC systems and shifting to natural gas or electricity versus fossil fuels, says Dougherty, whose company manages a portfolio of 500 apartment buildings in the city, from affordable to super-luxury. She expects other cities will institute similar policies in the coming years.

Going off the Grid

While the overall goal of sustainability is lowering energy consumption and a building’s carbon footprint, some owners are going further by going off the grid completely. In fact, getting off the power grid is becoming easier for homeowners when they select systems such as solar panels with battery storage that help them to produce more energy than they use in a year. In some areas of the country, energy codes have gotten so strict that new houses or substantial remodels must get close to net-zero energy status, says architect Prentis Hale. However, it’s still not realistic for most homeowners to get off the grid completely, says architect Tony Schmitz, especially when it comes to water and sewer grids—cities usually won’t let homeowners disconnect from those due to local health codes.

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Nick Rosen, author of Off the Grid: Inside the Movement for More Spaces, Less Government, and True Independence in Modern America (Penguin Publishing), calls himself “a part-time off-gridder.” He has a home in London, but he has taken his small house on the island of Majorca in Spain off the grid completely. He’s outfitted the property with solar panels and a rain collection system. His advice for others wanting to do the same is to over provide if budget permits. “Put in a larger water tank than you think you will need, add more solar panels than are strictly necessary, and give yourself a few extra batteries,” he says. “Also, get together with other people in the area who are off-grid. No one person has all the skills and resources.”

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3 Critical Steps for Homeowners Eager to Learn About Sustainability

1. Recognize that the most sustainable building is usually the one that exists (depending on condition). “Homeowners should try to reuse and improve an existing home rather than start over,” says architect Steffen Lehmann.

2. Heed those long-touted, simple conservation tips: turn off the lights, don’t let water run endlessly while brushing teeth or showering, and unplug small appliances and turn off the TV when not in use.

3. When a client is considering building new or taking on a major home renovation, advise them to hire professionals who are skilled and knowledgeable in sustainable design. “When interviewing [builders], the homeowners should ask if the person makes sustainable choices when selecting materials, systems, and construction methods,” says architect Tony Schmitz. Look at their website to see if sustainability is a focus. Just as important as what goes into a house is what builders do with waste. What goes into a landfill should be limited, says Marc Spiegel, co-founder and head of construction and demolition for Rubicon Global in Atlanta.

It's A Better Time to Buy Than 10 Years Ago

A strong economy, low unemployment, low mortgage rates, and alluring mortgage rates are making it a great time to buy a home, according to a newly released report from LendingTree, an online financial services marketplace. The amount of income that buyers spent on their mortgage payments also dropped from 2010 through 2019, despite higher home prices.

“If you are in a point in your life where you’re considering buying a home today, it’s a better time to buy than 10 years ago,” Tendayi Kapfidze, LendingTree’s chief economist, told realtor.com®. “If you can get a mortgage, you’re getting much lower interest rates, and it enables you to afford more. But that also means that you’re competing with more buyers, who are bidding up the prices.”

Indeed, median sales prices jumped 53.5% between early 2012 and summer 2019, according to realtor.com®. But a decrease in average mortgage rates—by more than a percentage point from the start of the decade—is helping to offset some of that uptick. Mortgage rates have dropped from 5.09% to 3.74% during that time period. That drop could save borrowers hundreds of dollars a year to tens of thousands over the life of the loan, realtor.com® reports.

Since the Great Recession, borrowers are being more responsible too, Kapfidze says. They’re “much healthier financially than they were 10 years ago,” Kapfidze says. “One reason is because of low mortgage rates. If you refinance, [you can] reduce your monthly mortgage payments.”

Homeowners are also sitting on more equity. In 2012, nationwide equity reached a low of $8.2 trillion. In 2019, it grew to about $18.7 trillion.

Tucson Main Market Housing Report ~ February 2020

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2019 State of the Market Report ~ Tucson & Southern Arizona

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Increased buyer demand spurred by low mortgage rates, a shortage of listing inventory, home price appreciation, and underlying strength in the local economy resulted in a strong housing market for 2019.  This report outlines long-term housing trends at both the local and national level. Please don't hesitate to reach out is you have questions about my State of the Market Report. And remember, I'm never too busy for referrals! To keep up on the latest local housing market trends, contact me to receive a copy of my monthly housing report or to get notified of real estate activity happening in your neighborhood. Toby Parks, Long Realty  (520) 310-0122  TParksAZ@gmail.com  TobyParksRealEstate.com

No Place Like Home

IN SECTION: HOME

Seniors have lots of options to adapt their houses without a major remodel. Here’s how you can help.

By Barbara Ballinger

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A lot of older adults aren’t going anywhere. Even the pools, gyms, coffee bars, and cooking classes at many senior living communities can’t persuade some to sell the house where they raised their families and accumulated a lifetime of memories and possessions. A full 76% of Americans age 50 and older say they want to remain at home throughout their golden years, according to an AARP survey. So what are the smartest decisions people can make in pursuit of that goal?

Most experts say anyone 55 years and older should plan their future living situation long before they have difficulty climbing stairs or stepping into a bathtub. Too often, people make changes in where they live only after a crisis like a serious fall or stroke—which compounds the stress on them and their family. A new category of home auditors can help clients analyze which modifications can be the most helpful. Daniel Edwards, owner of the Handyman Connection in Hanover, Mass., is developing a program to train people to conduct an aging-in-place analysis that includes a checklist of options.

The movement to age in place is gaining attention from real estate practitioners and a bevy of other professionals, from designers and architects to health care advisers schooled in accessible design. Agents and brokers with expertise in this niche, like those with the Seniors Real Estate Specialists designation, can help clients adapt their homes to address physical or cognitive impairments or find homes that will better meet their needs.

There are now "living laboratory" homes that allow people to see possibilities first-hand. Rosemarie Rossetti’s Universal Design Living Laboratory in Columbus, Ohio, showcases what she needed to live independently after a bicycle accident that left her paralyzed. Also in Columbus, Lisa Cini, founder of Mosaic Design Studio, is transforming a home to demonstrate accessible features to the public.

These strategies offer great support at reasonable cost for many aging-in-place homeowners and can help you be the adviser your clients need.

Design Modifications

Better Living Design in Asheville, N.C., and architect Jeffrey DeMure, author of Livable Design, recommend four steps to improve existing homes: putting essential spaces on a main level, including a first-floor bedroom; creating a zero-step entry; ensuring good interior air circulation; and improving kitchens and bathrooms.

When steps lead up to the front door, getting into and around a home can be a logistical nightmare for someone who uses a wheelchair. Another challenge is interior hallways and doorways that are too narrow for wheelchair users or someone with a walker to pass through. Often these situations are found when an apartment building, condominium, or house was constructed before the Americans with Disabilities Act became law in 1990. While private homes don’t have to meet the same strict criteria as public buildings, such as door openings at least 32 inches wide, more builders and architects are following the same guidelines so their designs work for everyone, a tenet of universal design.

When an alternative to front steps is needed outside, a basic aluminum ramp runs $3,000 to $6,000, while a nicer wood design could be double that price, says Edwards. An elevator is more costly—typically starting at $15,000—and many homes don’t have the space to accommodate one, says Princeton, N.J., architect Joshua Zinder.

Rooms can be switched around to avoid taking down walls or putting on additions, Zinder says. After his dad had a stroke, Zinder transformed his father’s home, making a living room into a bedroom because it was more accessible to a bathroom, and making the original bedroom into a den. Zinder also worked on architect Michael Graves’ home after Graves became paralyzed from a spinal infection.

Because falls can be devastating for an elderly homeowner, Daejin Kim, an aging-in-place expert and assistant professor of interior design at Iowa State University, suggests horizontal rather than vertical storage so homeowners don’t have to use stepstools. Falls can also be avoided by removing area rugs and electrical cords that span across a room.

Those with poor eyesight benefit from rooms painted with lighter colors, says Jennifer Naughton, executive vice present and risk consulting officer at insurance company Chubb North America. For a homeowner in a wheelchair, lowering even one countertop can improve their daily living, says Dak Kopec, an associate professor of health care interior design at the University of Nevada, Las Vegas.

Because spending quality time outside can help increase serotonin and lessen anxiety and depression, Kopec recommends modifying outdoor space so it’s accessible to all.

Home Products

Apart from architectural and design changes, new products can make most facets of life easier for older homeowners. A stair or chair lift provides a relatively easy, affordable way to get to a second or third floor in a multilevel home or apartment. Most run under $2,000. And although remodeling a bathroom can become expensive—$33,374 for a midrange universal design space, according to building industry publisher Hanley Wood—switching out a tub for a curbless shower with a bench is affordable and helps "avoid an accident waiting to happen," says Kopec.

A heat lamp in a bathroom helps older adults cope with the common problem of feeling cold. "It’s an easy retrofit to remove a fan and rewire for the lamp," says Edwards. He also likes to add touchless faucets for those with arthritic hands and replace doorknobs with easier-to-turn lever handles. Grab bars look less institutional in a nylon coating or a sharp black, red, or yellow color, says Zinder. Consider grab bars for kitchens and in hallways for safer walks around the home. Adequate lighting helps, especially for nighttime bathroom visits. Because bending and reaching deep into a cabinet can become harder, items like ShelfGenie’s custom pullout shelves retrofit base cabinets without a major remodel, says ShelfGenie CEO Andy Pittman.

The latest technology—robotic vacuums and lawnmowers; security systems, and smart-home devices that control lighting and temperature—are also assets for coping with aging’s challenges, Cini says. And insurance companies are leveraging Papa Inc., a company that provides college-age "grandkids on demand" to assist older adults with transportation, chores, tech lessons, and more.

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When Pals Buy Homes Together

IN SECTION: LAW

Two unrelated buyers splitting ownership need to consider the legal implications of this venture. 

By Danielle Braff

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Potential home buyers who have been priced out of the market may consider purchasing a property with friends. But chances are they’re concentrating more on the cost savings from such an arrangement than the legal ramifications of splitting ownership with nonrelatives. Though you should never give advice outside your expertise as a real estate professional, you may be able to help such clients consider the questions they should ask of each other and an attorney before signing a sales contract.

Friends may be less likely to agree on the goal of a real estate investment than couples or family members who share common objectives. So the homebuying process comes with an increased risk of misunderstandings or conflict unless the parties have consulted an attorney to draw up a comprehensive joint purchase agreement, says Chloe Hecht, senior counsel and director of legal affairs at the National Association of REALTORS®. A lawyer can help buyers determine how to split their ownership stake in the property—a decision that will affect other actions, such as how to divide the costs of property taxes and utility bills.

Small But Growing

Despite such challenges, a small but growing share of buyers are forging this alternative path to homeownership. Three percent of buyers nationwide fall outside the categories of married couple (61%), unmarried couple (9%), or single male (9%) or female (17%), according to the National Association of REALTORS®’ 2019 Profile of Home Buyers and Sellers. This buyer segment identified as "other" rose from just 2% in 2018. Changing lifestyle choices and continued affordability pressure are lending more legitimacy to the idea of friends buying a home together, says Jessica Lautz, NAR’s vice president of demographics and behavioral insights.

But that could mean more problems for you if you’re not prepared to serve those pursuing an unconventional arrangement. Make sure your clients work out their purchase agreement before you begin showing them properties to minimize stops and starts in the home search that arise from unexpected complications, Hecht says.

The biggest hurdle may be the plan for transferring ownership in the event one friend wants to exit the partnership. "The parties may want to consider allowing the person who is staying a right of first refusal to purchase the other person’s interest in the property they jointly own," Hecht says.

"Related issues to consider are how the parties will determine a fair market value for the house and what happens if the person staying can’t afford to purchase the other’s interest in the house."

Take Your Time

Making decisions about which home to purchase also may be trickier for friends, says Stacey Schalk, associate broker at Berkshire Hathaway HomeServices in Northglenn, Colo. Couples, for example, usually have a firmer understanding of what they want in a home, while friends may need more time to come to an agreement, she adds.

Schalk recommends sitting down with the friends to establish what’s important to them in a home, including which spaces they’re willing to share, such as the kitchen, family room, and outdoor area. While it can be exciting to consider living with your best friends, practitioners need to look beyond their clients’ initial enthusiasm to figure out what they really require in their spaces, Schalk says.

Daniele Kurzweil, a sales associate with Compass in New York, bought a single-family investment property with two friends in 2011. She says the experience tested the strength of her friendships. They never created a formal purchase agreement outlining who was responsible for which expenses but have since formed an LLC, putting in writing the details of each person’s ownership stake. Kurzweil says she acted as an adviser to her two friends when they came upon items they didn’t understand during the transaction. But Kurzweil allowed them to choose the home. "I trusted that my friends would make the right decisions," Kurzweil says. "Had I tried to get [more] involved, it would have been a distraction."

Kurzweil acknowledges that a home purchase with friends is a risky commitment, even when you’re not planning to live with your co-buyers. Before unrelated clients move forward with a purchase, she says, both parties should ask themselves two questions:

1. Would you trust your friends to do the right thing, even without a legal document?
2. If, for some reason, you were unable to make a decision regarding a problem with the property, would you trust your friends’ judgment?

"If your answer to either of these questions is no, then making it legal with a contract won’t change things," she says.

Issues to Address In Writing:

• How will the down payment be split?
• Who will be named on the mortgage?
• How will the title be held?
• How will decisions be made about repairs and improvements?
• How can one of the owners exit the partnership?
• What happens if one of the owners passes away?

Supporting member of the Tucson SPOTLIGHT Senior Services & Living Option Resource Guide

Call me today and say "I saw you in SPOTLIGHT!" 

  

Toby Parks, SRES

REALTOR  LONG REALTY

 

p: (520) 310-0122 

w: www.tobyparksrealestate.com e: tparksaz@gmail.com 

 

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