How to Assess the Real Cost of a Fixer-Upper House

By: G. M. Filisko

When you buy a fixer-upper house, you can save a ton of money, or get yourself in a financial fix.

Make sure you have the time, skills, and desire to embark on home improvement projects before buying a fixer-upper house. Image: Somos/Veer/Getty Images

Trying to decide whether to buy a fixer-upper house? Follow these seven steps, and you’ll know how much you can afford, how much to offer, and whether a fixer-upper house is right for you.

1. Decide what you can do yourself

TV remodeling shows make home improvement work look like a snap. In the real world, attempting a difficult remodeling job that you don’t know how to do will take longer than you think and can lead to less-than-professional results that won’t increase the value of your fixer-upper house. 

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• Do you really have the skills to do it? Some tasks, like stripping wallpaper and painting, are relatively easy. Others, like electrical work, can be dangerous when done by amateurs.

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• Do you really have the time and desire to do it? Can you take time off work to renovate your fixer-upper house? If not, will you be stressed out by living in a work zone for months while you complete projects on the weekends?

2. Price the cost of repairs and remodeling before you make an offer

• Get your contractor into the house to do a walk-through, so he can give you a written cost estimate on the tasks he’s going to do.

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• If you’re doing the work yourself, price the supplies.

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• Either way, tack on 10% to 20% to cover unforeseen problems that often arise with a fixer-upper house.

3. Check permit costs

• Ask local officials if the work you’re going to do requires a permit and how much that permit costs. Doing work without a permit may save money, but it’ll cause problems when you resell your home.

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• Decide if you want to get the permits yourself or have the contractor arrange for them. Getting permits can be time-consuming and frustrating. Inspectors may force you to do additional work, or change the way you want to do a project, before they give you the permit.

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• Factor the time and aggravation of permits into your plans.

4. Doublecheck pricing on structural work

If your fixer-upper home needs major structural work, hire a structural engineer for $500 to $700 to inspect the home before you put in an offer so you can be confident you’ve uncovered and conservatively budgeted for the full extent of the problems.

Get written estimates for repairs before you commit to buying a home with structural issues.

Don’t purchase a home that needs major structural work unless:

• You’re getting it at a steep discount

• You’re sure you’ve uncovered the extent of the problem

• You know the problem can be fixed

• You have a binding written estimate for the repairs

5. Check the cost of financing

Be sure you have enough money for a downpayment, closing costs, and repairs without draining your savings.

If you’re planning to fund the repairs with a home equity or home improvement loan:

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• Get yourself pre-approved for both loans before you make an offer.

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• Make the deal contingent on getting both the purchase money loan and the renovation money loan, so you’re not forced to close the sale when you have no loan to fix the house.

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• Consider the Federal Housing Administration’s Section 203(k) program, which lets qualified purchasers wrap up to $35,000 into their mortgages to upgrade their home before they move in.

6. Calculate your fair purchase offer

Take the fair market value of the property (what it would be worth if it were in good condition and remodeled to current tastes) and subtract the upgrade and repair costs.

For example: Your target fixer-upper house has a 1960s kitchen, metallic wallpaper, shag carpet, and high levels of radon in the basement.

Your comparison house, in the same subdivision, sold last month for $200,000. That house had a newer kitchen, no wallpaper, was recently recarpeted, and has a radon mitigation system in its basement.

The cost to remodel the kitchen, remove the wallpaper, carpet the house, and put in a radon mitigation system is $40,000. Your bid for the house should be $160,000.

Ask your real estate agent if it’s a good idea to share your cost estimates with the sellers, to prove your offer is fair. 

7. Include inspection contingencies in your offer

Don’t rely on your friends or your contractor to eyeball your fixer-upper house. Hire pros to do common inspections like:

• Home inspection. This is key in a fixer-upper assessment. The home inspector will uncover hidden issues in need of replacement or repair. You may know you want to replace those 1970s kitchen cabinets, but the home inspector has a meter that will detect the water leak behind them.

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• Radon, mold, lead-based paint

• Septic and well

• Pest

Most home inspection contingencies let you go back to the sellers and ask them to do the repairs, or give you cash at closing to pay for the repairs. The seller can also opt to simply back out of the deal, as can you, if the inspection turns up something you don’t want to deal with.

If that happens, this isn’t the right fixer-upper house for you. Go back to the top of this list and start again.

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Foreclosure wheels begin to turn again for Bank of America, GMAC

NEW YORK – Oct. 19, 2010 – Bank of America and Ally Financial’s GMAC Mortgage have begun to lift their freezes on more than 100,000 foreclosure cases in Florida and other states, saying they’re not finding flaws in their paperwork.

Late Monday, Bank of America issued a statement saying that it expects to begin going back next week to courts in the 23 states where foreclosures are a judicial process, including Florida. A statement from spokesman Dan Frahm said the lender is preparing to re-submit documents in 102,000 foreclosure cases already underway.

Also Monday, Ally Financial spokesman James Olecki confirmed that GMAC is re-submitting documents in some foreclosure cases including at least one in Florida “as each of those files is reviewed and remediated when needed.”

Among major lenders, Bank of America had called a halt to all foreclosure sales nationwide. It also, along with GMAC, JPMorgan Chase and PNC Financial Services, initiated reviews in the 23 judicial foreclosure states. Bank of America later extended its review nationwide. Wells Fargo did not undertake a review of its procedures.

Major lenders in September began announcing halts to all or parts of their foreclosure processes, after revelations – in sworn statements submitted in lawsuits in which homeowners are fighting foreclosures – showing that employees or representatives failed to verify mortgage paperwork before submitting foreclosure cases to courts.

The so-called “robo-signers” said, under oath, that they handled thousands of documents each month without knowing whether they were accurate, as required by court procedure.

The GMAC and Chase documents surfaced in Palm Beach County cases that are still going through the courts.

On Monday, Bank of America said its “initial assessment findings” have shown “the basis for our foreclosure decisions is accurate.”

GMAC’s Olecki wrote in an e-mail, “Again, we have been in the midst of a review for approximately two months and have found no evidence of any inappropriate foreclosures to date.”

A spokesman for PNC Financial said the lender hasn’t changed its position on reviewing foreclosure documents. A spokesman for JPMorgan Chase repeated the bank’s intention to review about 115,000 foreclosure files and delay foreclosure sales.

Monday’s developments won’t speed the foreclosure process in Florida’s overburdened courts, said Alexander Fernandez, director of homeownership preservation for Neighborhood Housing Services of South Florida. He noted there are more than 50,000 cases in Broward County alone that are still pending. And renewed cases, he said, would probably go to the back of the line.

Foreclosure defense attorneys questioned how the process can be re-started. “Do they simply get to resubmit the document and go on like nothing happened?” said Matthew Weidner, a St. Petersburg foreclosure defense attorney.

Beyond Florida, Bank of America said it would continue its halt of foreclosure sales in the 27 states that do not handle foreclosures through the judicial system.


Reprinted courtesy of the Florida Sun-Sentinel and Florida Realtors: http://www.floridarealtors.org/NewsAndEvents/article.cfm?id=248980
Foreclosures in Florida: Remedies, Defenses, and Lender LiabilityThe mortgage foreclosure crisis in Florida: a 21st century solution.: An article from: Florida Bar Journal

Foreclosure investigation growing, state official says

Plantation firm asks judge to toss subpoenas
By Diane Lade, Sun Sentinel

A lawyer with the Florida Attorney General's Office urged a Broward County judge Tuesday to allow the state to continue its investigation of a giant South Florida foreclosure law firm, saying regulators were uncovering "substantial, egregious activity."

Jeffrey Tew, representing the law offices of David J. Stern in Plantation, argued the state had no right to subpoena documents from the firm under the state's Deceptive and Unfair Trade Practices Act because the company did not advertise to or directly deal with borrowers. Stern's operation, one of four being investigated by the attorney general, prepares foreclosure paperwork for lenders and loan servicers.

"I think it's laughable to contend that any of [Stern's] lawyers engaged in trade or commerce with anyone who was being foreclosed on," Tew told Judge Eileen O'Connor.

But Theresa B. Edwards, assistant attorney general, said the state has the right to investigate after receiving 200 complaints. "It is a broadening investigation," said Edwards, noting regulators have taken 100 sworn affidavits and looked at complaints going back as far as five years.

One claim being examined was that the foreclosure firms were giving kickbacks to the loan servicers, Edwards said. Tew called the allegation "totally untrue."

O'Connor is expected to issue a ruling in several days.

Three of the four firms under investigation, which are believed to handle most of Florida's foreclosures, are fighting their state's subpoenas. Attorney General Bill McCollum lost the first round last week when a Palm Beach County judge denied the action against Shapiro  & Fishman of Boca Raton, saying, among other things, that regulating attorneys' actions was the responsibility of The Florida Bar or the court system.

Tew made the same claim Tuesday, although he focused on the deceptive trade statute. McCollum has asked for another hearing in the Palm Beach County case.

The state also is taking a hard look at lenders and servicing companies handling foreclosures and home loans. Complaints continue to mount about sloppy paperwork and "robosigners," the nickname for employees who have testified they signed documents — sometimes thousands a month — without verifying they were true or the figures accurate.

McCollum sent letters Tuesday to five major lenders and loan servicers: Bank of America, JPMorgan Chase, Ally Financial's GMAC mortgage unit, PNC Financial Group and Litton Loan Servicing. He asked them to meet with him in Tallahassee "as soon as possible."

The partial or complete halt some of these companies have placed on their foreclosures, evictions or sales over the past several weeks is "counterproductive to obtaining the swift solution necessary," McCollum said. Reopening the foreclosure cases "may take many months, even years, given the state of our overburdened court system," he said, stalling the state's economic recovery.

Banking officials earlier this week were predicting the foreclosure reviews could be finished within two weeks to a month.

Peter Zalewski, a principal at the Bal Harbour-based CondoVultures consulting firm, said the lenders' foreclosure moratoriums could seriously slow real estate sales in South Florida. A third of the listings here are foreclosures or short sales.

GMAC spokesman James Olecki did not comment on McCollum's request but said the company has hired independent consultants to review its foreclosure process nationwide. Representatives of Chase and Bank of America said they would work with state attorneys general nationwide. State regulators, led by the Iowa attorney general, are launching a foreclosure task force this week.

PNC Financial did not comment on McCollum's request but said the company was reviewing its foreclosure procedures. Litton could not be reached for comment after several attempts to reach the company by telephone.

Deerfield Beach foreclosure defense attorney Peter Ticktin said state or federal agencies were welcome to examine 150 depositions from cases his firm had handled over the past year and a half, each involving robosigners. Ticktin piled the files, forming a small mountain, on top of a glossy marble table before calling a news conference in his office Tuesday.

Ticktin said the employees mostly were unaware they were committing perjury when verifying documents they never had seen were true, in part because some were so poorly trained. One signing agent was a beauty school graduate, he said, another a truck driver.

The servicers "were looking for [employees] with little or no secondary education who wouldn't question the banks," Ticktin said. "What we are looking at is nothing less than a conspiracy."

Reprinted courtesy of Florida Sun Sentinel: http://www.sun-sentinel.com/business/fl-foreclosure-stern-20101012,0,6231808.story

Wells Fargo pays $24M to End Mortgage Probe

WASHINGTON (AP) – Oct. 8, 2010 – Wells Fargo is paying $24 million to end an investigation by eight states probing whether lenders acquired by the company made risky mortgages to consumers without disclosing their perils.

The states said loans known as option adjustable rate loans, or “pick-a-payment” mortgages, were deceptive to borrowers. Those particularly toxic loans allowed borrowers to defer some of their interest payments and add them to the principal balance. Borrowers could make payments so low that loan debt actually increased every month.

San Francisco-based Wells Fargo & Co. announced the agreement Wednesday with attorneys general in Arizona, Colorado, Florida, Illinois, Nevada, New Jersey, Texas and Washington state.

The loans were made by Wachovia Corp. and a California company it acquired, World Savings Bank. Wells purchased Wachovia at the end of 2008. Wachovia had already stopped making those loans before the acquisition was complete.

As part of the agreement, Wells has agreed to offer loan assistance worth more than $770 million to more than 8,700 borrowers through June 2013, though that amount will depend on how the economy fares during that time. The $24 million will be used to help states reach out to customers who took out such loans.

The agreement includes no admission of wrongdoing by Wells Fargo. The states’ investigation centered on allegations that consumers were misled about the possibility that their mortgage amounts would increase.

Such “pick-a-payment” loans were made by many large lenders during the housing boom, but have defaulted in massive numbers after the market went bust.

Arizona Attorney General Terry Goddard, who led the investigation, said the loans were aggressively marketed in ways that misled borrowers by not making it clear that their mortgage amounts could increase.

This type of exaggeration caused many homeowners ... (to) take out these loans believing there were no risks,” he said.

Wells said the program will have no impact on its third-quarter financial results. It said “pick-a-payment” customers already have received about $3.4 billion in principal forgiveness.

Borrowers who already have received a loan modification from Wells will not be eligible for the new program. For information, call Wells at 1-888-565-1422.

Reprinted courtesy of FloridaRealtors and The Associated Press: http://www.floridarealtors.org/NewsAndEvents/article.cfm?id=248603

Copyright © 2010 The Associated Press, Alan Zibel, AP real estate writer. Associated Press Writer Paul Davenport contributed to this report from Phoenix.