2016 Year in Review: Recent Midwest Legal Decisions Impacting Real Estate and...Quarles & Brady
In 2016, the Midwest (which we will define as Illinois, Indiana, Iowa, Michigan, Minnesota, Missouri, Ohio, and Wisconsin) saw a number of statutory changes and court decisions that reshaped and framed a number of key issues every developer, design professional, owner, lender, contractor, and real estate and construction lawyer must know.
This presentation gives an in-depth look at the comprehensive due diligence process. It covers the framework for due diligence, its purpose, and types. This presentation is incrediably valuable for anyone doing or looking to do transactional work.
2016 Year in Review: Recent Midwest Legal Decisions Impacting Real Estate and...Quarles & Brady
In 2016, the Midwest (which we will define as Illinois, Indiana, Iowa, Michigan, Minnesota, Missouri, Ohio, and Wisconsin) saw a number of statutory changes and court decisions that reshaped and framed a number of key issues every developer, design professional, owner, lender, contractor, and real estate and construction lawyer must know.
This presentation gives an in-depth look at the comprehensive due diligence process. It covers the framework for due diligence, its purpose, and types. This presentation is incrediably valuable for anyone doing or looking to do transactional work.
Building Code Enforcement and Contractual ConsequencesScott Wolfe
My part in a building code seminar sponsored by Lorman Education Services. This presentation focuses on building code enforcement mechanisms in Louisiana, and the effect building code violations can have on contracts, parties to contracts, and third parties. Also, it touches on defenses available to parties when building code violations exist, as well as green building code issues that are now arising with green building projects.
APPLICATION OF ZONING VARIANCE FORMAT
FREE LEGAL AND ACCOUNTANT FORMATS
KANOON KE RAKHWALE INDIA
HIRE LAWYER ONLINE
LAW FIRMS IN DELHI
CA FIRM DELHI
VISIT : https://www.kanoonkerakhwale.com/
VISIT : https://hirelawyeronline.com/
A property survey brings out all the hidden details to alert home buyers about the potential issues hidden in a property. It is then they can take decisive actions on time.
The Planning & Zoning Resource Corp. (PZR) has been providing zoning due diligence since 1994 and is America’s largest zoning due diligence provider and the creator of the PZR Report. PZR has worked with all major title companies over the years and continues to provide zoning analysis and documentation allowing the insurer to issue their Zoning 3.1and 3.0 Endorsements.
Empty Spaces – How to Protect Yourself From a Defaulting TenantPolsinelli PC
Property owners, landlords, and developers all face similar concerns when a tenant defaults. In short, you want to make sure that you can keep collecting rent and maximize rental revenues. More broadly, you want to know your options for re-renting the premises, whether you can collect rent from the defaulting tenant while the premises is vacant, what options you have to remove and sell any property left behind, and how a tenant bankruptcy affects the whole process. Our panel will discuss your rights and remedies when dealing with these situations with an emphasis on making sure you recover all to which you are entitled.
Alaska Miners Association - Compensatory Mitigation - Types and Considerationslisabricarell
The mission of the Alaska Miners Association (AMA) is to advocate for and promote responsible mineral development in the state of Alaska.
The Alaska Miners Association serves as a clearinghouse for information and a center of expertise for our members and all Alaskans. AMA advocates to the public and policymakers about practices that ensure the livelihood of Alaska’s mineral industry.
Do You Need Help Getting Out of a Timeshare?
Timeshare contracts don't have to burden you forever. During our free event, real estate lawyers will show you how timeshare owners have gotten out of their sales contracts.
Timeshare Cancellation, Termination & Modification
Learn how it's possible to cancel, terminate or modify your sales contract. Regardless of what resort developers tell you, they do let timeshare owners out of their contracts. Developers frequently breach their own contracts and engage in fraudulent activities. Learn how a developer's actions can give you a way out.
Deception
Has the resort told you that you can't make a reservation? Have they told you that you can't rent your week? Are you paying hidden costs or higher fees? Timeshare owners face many surprises after the sales presentation. We'll explain your options.
Sales
The timeshare resale industry is rife with unscrupulous businesses. Resale scams require sellers to pay expensive upfront junk fees. Learn how not to become a victim of these fraudsters.
Dealing with Runaway Maintenance Fees
On average, timeshare maintenance fees increase 8% per year. You might even get stuck paying other costs and assessments as time goes on. The sales team probably didn't tell you about these hidden expenses and fee increases. We'll explain how you can seek relief from this costly headache.
Estate Plan
If you've decided to keep your timeshare, then the next step is creating an estate plan. Timeshare contracts are "in perpetuity," and your heirs will have to continue paying maintenances fees and other costs. Learn how to dispose of your timeshare to prevent your heirs from inheriting the extra expenses.
Building Code Enforcement and Contractual ConsequencesScott Wolfe
My part in a building code seminar sponsored by Lorman Education Services. This presentation focuses on building code enforcement mechanisms in Louisiana, and the effect building code violations can have on contracts, parties to contracts, and third parties. Also, it touches on defenses available to parties when building code violations exist, as well as green building code issues that are now arising with green building projects.
APPLICATION OF ZONING VARIANCE FORMAT
FREE LEGAL AND ACCOUNTANT FORMATS
KANOON KE RAKHWALE INDIA
HIRE LAWYER ONLINE
LAW FIRMS IN DELHI
CA FIRM DELHI
VISIT : https://www.kanoonkerakhwale.com/
VISIT : https://hirelawyeronline.com/
A property survey brings out all the hidden details to alert home buyers about the potential issues hidden in a property. It is then they can take decisive actions on time.
The Planning & Zoning Resource Corp. (PZR) has been providing zoning due diligence since 1994 and is America’s largest zoning due diligence provider and the creator of the PZR Report. PZR has worked with all major title companies over the years and continues to provide zoning analysis and documentation allowing the insurer to issue their Zoning 3.1and 3.0 Endorsements.
Empty Spaces – How to Protect Yourself From a Defaulting TenantPolsinelli PC
Property owners, landlords, and developers all face similar concerns when a tenant defaults. In short, you want to make sure that you can keep collecting rent and maximize rental revenues. More broadly, you want to know your options for re-renting the premises, whether you can collect rent from the defaulting tenant while the premises is vacant, what options you have to remove and sell any property left behind, and how a tenant bankruptcy affects the whole process. Our panel will discuss your rights and remedies when dealing with these situations with an emphasis on making sure you recover all to which you are entitled.
Alaska Miners Association - Compensatory Mitigation - Types and Considerationslisabricarell
The mission of the Alaska Miners Association (AMA) is to advocate for and promote responsible mineral development in the state of Alaska.
The Alaska Miners Association serves as a clearinghouse for information and a center of expertise for our members and all Alaskans. AMA advocates to the public and policymakers about practices that ensure the livelihood of Alaska’s mineral industry.
Do You Need Help Getting Out of a Timeshare?
Timeshare contracts don't have to burden you forever. During our free event, real estate lawyers will show you how timeshare owners have gotten out of their sales contracts.
Timeshare Cancellation, Termination & Modification
Learn how it's possible to cancel, terminate or modify your sales contract. Regardless of what resort developers tell you, they do let timeshare owners out of their contracts. Developers frequently breach their own contracts and engage in fraudulent activities. Learn how a developer's actions can give you a way out.
Deception
Has the resort told you that you can't make a reservation? Have they told you that you can't rent your week? Are you paying hidden costs or higher fees? Timeshare owners face many surprises after the sales presentation. We'll explain your options.
Sales
The timeshare resale industry is rife with unscrupulous businesses. Resale scams require sellers to pay expensive upfront junk fees. Learn how not to become a victim of these fraudsters.
Dealing with Runaway Maintenance Fees
On average, timeshare maintenance fees increase 8% per year. You might even get stuck paying other costs and assessments as time goes on. The sales team probably didn't tell you about these hidden expenses and fee increases. We'll explain how you can seek relief from this costly headache.
Estate Plan
If you've decided to keep your timeshare, then the next step is creating an estate plan. Timeshare contracts are "in perpetuity," and your heirs will have to continue paying maintenances fees and other costs. Learn how to dispose of your timeshare to prevent your heirs from inheriting the extra expenses.
ZOLA lets anyone check zoning regulations through out the five Boroughs. PZR is America's largest zoning company and provider of commercial zoning reports.
Smart Growth Fixes for Urban and Suburban Zoning Codes: PZR is America's Largest Zoning Consultant & Provider of Zoning Due Diligence Services. Visit us today.
Beginning February 23rd, 2011- Title Companies are required to provide Zoning Documents and Zoning Information - 6 (a) and 6 (b).
The Planning and Zoning Resource Corporation "PZR Report" is the nation's largest zoning document provider. We can answer all of your 2011 ALTA/ACSM Minimum Standard Detail Requirement questions. Use our quick contact button and our professional team will respond immediately.
The Planning and Zoning Resource Corporation (PZR Report) and their sister company, Smith-Roberts National Land Surveying have teamed up to share this informative presentation. Land title surveys, zoning reports, zoning letters, endorsements and more. You will find out how it all works together!
A few fast facts regarding the nation's leading Zoning Consultant and provider of Commercial Zoning Reports, Letters, Endorsments and why Zoning Due Diligience is required.
Need MCA leads? No sweat! MCAs are great for small biz funding. Learn how to snag top-notch leads: businesses needing cash, with repayment ability, decision-makers, and accurate contacts. Use content, social ads, lead platforms, partnerships, and capture processes for quality leads.
https://www.leadgeneration.media/blog/b/streamline-your-mca-sales-process-with-pre-qualified-leads
Investing In The US As A Canadian… And How To Do It RIGHT!! (feat. Erwin Szet...Volition Properties
=== Investing In The US As A Canadian… And How To Do It RIGHT!! (feat. Erwin Szeto) ===
Ever been curious about Real Estate Investing in the US?? At Volition, for the past 14 years, we have been focused on helping investors invest in over $250M of real estate and generate $100M of wealth in the Toronto market, but we are always open to learning more about other business models and learning from other investors.
The US has always been an intriguing market to invest in. But the US is a big place… if you’re interested in investing in the US, you probably have a lot of questions, like:
☑️ Specifically WHERE should you invest?
☑️ What are the best markets to invest in and why?
☑️ How much are property prices there?
☑️ What are the returns like?
☑️ What is cashflow like?
☑️ Compared to investing in Toronto or other cities in Ontario, what are the benefits / tradeoffs?
☑️ What ownership structure should I use?
☑️ What are the tax implications?
☑️ Can I get financing?
☑️ What are tenants like?
Enter Erwin Szeto, a longtime friend of Volition. Since 2005, Erwin Szeto and his team have navigated the challenging landscape of being landlords in Ontario. Now, they are shifting their focus and guiding their clients' investments toward the more landlord-friendly environment of the USA. This decision comes after assisting Canadian clients in transacting over $440,000,000 in income properties. Faced with issues like affordability constraints, tenant-friendly laws, rent control, and rental licensing in Canada, Erwin sees a clear opportunity in the U.S. Here, there is a significant influx of investments leading to the creation of high-paying manufacturing jobs. Erwin and his clients are poised to capitalize on these opportunities where landlord rights are stronger and there is no rent control.
To facilitate this transition, Erwin has partnered with and become a client of SHARE, a one-stop-shop U.S. Asset Manager. Founded by Canadians for Canadians, SHARE enables as passive an ownership experience as possible for landlords in the U.S., while still maintaining direct, 100% ownership.
Erwin is “Making Real Estate Investing Great Again”!!
Website: https://www.infinitywealth.ca/
Facebook: https://www.facebook.com/iwinrealestate and https://www.facebook.com/ErwinSzetoOfficial
Podcast: https://www.truthaboutrealestateinvesting.ca/
Instagram: https://www.instagram.com/iwinrealestate/ and https://www.instagram.com/erwinszeto/
Presentation to Windust Meadows HOA Board of Directors June 4, 2024: Focus o...Joseph Lewis Aguirre
Presentation to Windust Meadows HOA Board of Directors June 4, 2024: Focus on Public Safety as Job #1, Engagement, Wealth of HOA, Branding, Communication, Culture, Civic Responsibility
MC Heights-Best Construction Company in jhanglaraibfatim009
MC Heights stands as the epitome of excellence in construction within Jhang. With a commitment to unparalleled quality and innovative design, MC Heights redefines urban living in the heart of Jhang. Offering luxurious residential spaces, cutting-edge commercial complexes, and vibrant community areas, MC Heights caters to the diverse needs of modern lifestyles. Our dedication to superior craftsmanship and customer satisfaction ensures that every aspect of MC Heights exceeds expectations, making it the premier choice for those seeking unparalleled sophistication and comfort in Jhang.
Urbanrise Paradise on Earth - Unveiling Unprecedented Luxury in Exquisite Vil...JagadishKR1
Immerse yourself in the epitome of luxury living at Urbanrise Paradise on Earth. These opulent 4 BHK villas, nestled off the prestigious Kanakapura Road in Bangalore, redefine elegance and sophistication. With meticulous craftsmanship, breathtaking design, and unparalleled amenities, Urbanrise Paradise on Earth offers a sanctuary where every moment is infused with luxury and serenity. Experience a life of grandeur and indulgence at this exclusive residential enclave.
Lixin Azarmehr, a Los Angeles-based real estate development trailblazer, co-founded JL Real Estate Development (JL RED) in 2015 and serves as its CEO. Her expertise has propelled the firm to specialize in luxury residential and mixed-use commercial projects, with a portfolio that features upscale retail spaces and sophisticated care facilities.
The SVN® organization shares a portion of their new weekly listings via their SVN Live® Weekly Property Broadcast. Visit https://svn.com/svn-live/ if you would like to attend our weekly call, which we open up to the brokerage community.
Flat available for sale
Location- Tupudana, Ranchi
Savitri enclave
Area- 3BHK
Rate- 4000/sq.ft.
Super Build Up Area-1629 sq.ft.
Build-up area-1253 sq.ft.
Rate- 65lakh16k(approx)
Floor available- Flat available in all floor(G+12)
Balcony- 2
Washroom- 2
Parking - CAR PARKING
Amenities- Joggers track,temple, children's park,gym,banquet hall (5 Lakh)
Possession year (Handover year)- Dec 2025
Outside View from the apartment and flat balcony is very beautiful.
For more information contact AASHIYANA STAR PROPERTIES
7766900371
Keep Your Home Naturally Cool and Warm Out Change in Seasons
Vinra Construction is a private limited company registered under the ROC. The management has an experience of over 15 years of understanding the needs and delivering apt solutions to the end users We are providing turnkey solutions in construction fields. like Construction, Interior Designing Facility Management, Plantation Management, etc..
Vinra Construction Tech Enabled Company for Eco-Friendly Home Construction
Contact With Vinra for a Greener Future >>> Call us @ 888 4898 765
One FNG by Group 108 Sector 142 Noida Construction UpdateOne FNG
One FNG by Group 108 is launching a new commercial project in Sector 142 Noida. Office space and high street retail shops on the FNG and Noida Expressway. For more information visit the website https://www.onefng.com/
Oeiras Tech City, Developed by RE Capital and REIG, Will Become Lisbon's Futu...Newman George Leech
Oeiras Tech City, a historic development in the Oeiras municipality of Lisbon, is acquired by RE Capital and REIG. It is located on a 93,000-square-meter plot of land and combines co-living, business, and residential areas. It highlights ESG principles and is close to Tagus Park, which improves the urban landscape of Lisbon.
BricknBolt Understanding Load-Bearing Walls and Their Structural Support in H...BrickAndBolt
Load-bearing walls are the backbone of any home construction, providing crucial structural support that carries the weight of the house above. For companies like Brick and Bolt Mysore and Bricknbolt Faridabad, understanding and properly implementing these elements are key to constructing safe and durable buildings.
500 acres of brilliance await you here at Riverview City which offers modern living, effortless convenience, and a beautiful natural setting. It is a mega township by Magarpatta City in Loni Kalbhor, Pune. Enjoy easy access to work, schools, and fun while experiencing a perfect work-life balance.
Visit - magarpattacity.developerprojects.in
Referans Bahcesehir which is being constructed, in the center of the most regional destination as Bahçeşehir, shines out with its central location and unique landscape including social facilities such as a fitness center, sauna, sports facilities, children’s playground and recreational areas.
Not only drawing attention for immediate surroundings including commercial centers and private schools but also providing the easily accessible location with closeness to Tem Highway and connection roads, ongoing construction of 3rd Bridge Connection roads and Metro Projects
Bahcesehir is a rising value in the great city of Istanbul… Located at a new transportation junction in the northwest of the City… Located at such a spot that the access roads for the 3rd bridge and for the 3rd Airport will reach the region in 2016. The Marmaray and the Subway will extend all the way to Referans Bahcesehir respectively in 2018 and 2019.
465 flats and 34 stores are designed with an outstanding approach and arranged with a unique perspective offering the following options: 1 plus 1, 2 plus 1, 3 plus 1, 3.5 plus 1, 4 plus 1, and 4.5 plus 1. It is planned so as to safeguard you and your loved ones based upon a modern, technological safety approach. As you experience the joy and luxury here, you will be content and feet at ease.
It is worth seeing both inside and outside with heart-warming cafes, tasty restaurants and elegant stores… And it is ready to offer a vivacious social life with a warm and cozy space design.
A folding swimming pool and indoor swimming pools, playgrounds, Turkish bath, sauna… It has them all. Everything you need for your well-being and for having a pleasant time will be at your service. You simply need to align the rhythm of life with the rhythm of Referans Bahcesehir.
https://listingturkey.com/property/referans-bahcesehir/
Omaxe Sports City Dwarka stands out as a premier residential and recreational destination, offering a blend of luxury and sports-centric living. Located in the thriving area of Dwarka, this project by Omaxe Limited is designed to cater to modern lifestyle needs while promoting a healthy, active living environment.
Brigade Insignia offers meticulously designed apartments with modern architecture and premium finishes. The project features spacious 3,3.5,4 and 5 BHK units, each thoughtfully planned to provide maximum comfort, natural light, and ventilation.
https://www.newprojectbangalore.com/brigade-insignia-yelahanka-bangalore.html
Scanning tenants in NYC requires a thorough and compliant approach to ensure you find reliable renters. For a positive rental experience, consider hiring a property management service. Belgium Management LLC specializes in NYC rental property management and tenant relationship management. We prioritize tenant satisfaction, making us a trusted name in New York property management. Our dedicated team ensures tenants feel valued and supported throughout their lease.
Simpolo Tiles & Bathware
Tile ho,
toh Simpolo.
Since the first steps were taken in 1977, Simpolo Ceramics has carved its niche as a consistently growing organisation with unparalleled innovation and passion rooted in simplicity.
We endure gratification for every experience we offer, created to share something meaningful. It may not resonate with the majority, but that makes us a class apart. If only a handful were to understand the purpose of our existence, we would be proud to have found our believers. Rather, people with whom we can share our beliefs.
VISUALIZER
Design your space in your style with our very own Visualizer. Now, you can choose the tiles of your liking from our wide selection and see how they would look in a space. Select the tile from the multiple options and the visualiser will replace the surfaces in the image with the selected tiles. This way, instead of just your imagination, you can choose the tiles for your place by getting an actual picture of how they would look in a space. So, design your space the way you desire digitally and implement it in real life to get the best results!
You can also share this visualiser with others to help them design their space.
Committed to delighting customers with world-class ceramic products and services. Make Simpolo synonymous with the best quality and set new benchmarks of excellence for all stakeholders. Pursue best business practices with utmost integrity to make Simpolo an exciting organisation to work with, for vendors, channel partners, investors and employees alike.
Gain worldwide recognition in the field of ceramic building products through Research and Innovation and bring an enhanced lifestyle within reach for every household.
One20 North Vancouver Floor Plans by Three Shores Development.
Zoning Due Diligence for Commercial Real Estate Transactions
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14. Legal Nonconforming Buffer Yards - This Florida café has enjoyed patio seating for years, but current Code now requires a buffer between the property line and any improvements. In the event of destruction, the restaurant will have to provide a 30 foot buffer, resulting in lost seating area.
15. Legal Nonconforming Setbacks and Parking – This AZ Hospital was built in the County and later annexed in the City. Differences in Code requirements between the two jurisdictions caused setback and parking deficiencies.
16. Legal Nonconforming to Height - This Multi-Family Complex was built prior to changes in the Zoning Code, which lowered the allowable building height from 3 Stories to 2 Stories.
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19. Resort Hotel in Michigan – Nonconforming to Parking Approved w/parking to be constructed on adjoining lot also owned by the Owner, spaces never built, City never noticed, C.O. issued, Owner sold the land.
20. Assisted Living Center in AZ Nonconforming to Density– Approved for 85 Beds, C.O.’d for 85 Beds, now has 95 Beds by converting other space which was never applied for or approved
21. Multi-Family Site in GA – Nonconforming to Density and Open Space Approved and developed on 30 Acres, owner sold 10 acres of unimproved land which caused density, open space and landscaping problems not easily cured
The City is attempting to beautify its shoreline and has adopted new buffer requirements. In the event of destruction, the restaurant will have to provide a 30 foot buffer, eliminating all outdoor seating.
This hospital was constructed under the counties jurisdiction. Since construction, it has been incorporated into the City. This has created numerous nonconformities including setbacks and parking.
Apartments were built according to code. Since construction, the code has changed. Apartments in this zoning district are now allowed a maximum of 2 stories. All of the apartment buildings on this property are 3 story. Also, projects in this zoning district must now be constructed 30 feet from the front property line. Eight of the buildings on this property are constructed 7 feet from the front property line. In the event of destruction, 8 of the buildings cannot be reconstructed and the remainder must be 2 story rather than 3, resulting in substantial loss of revenue.
Examples #4 #8
This hotel was constructed in 1988 according to the specifications of an approved Site Plan EXCEPT, conformity to the required number of parking spaces per the Site Plan was contingent upon the construction of 43 parking spaces on an adjacent property owned by the hotel owner at the time of construction. When PZR performed zoning analysis as part of the lenders due diligence, it was discovered the parking spaces were never constructed and the land for the proposed parking spaces is now under different ownership . This resulted in a parking deficiency of 43 spaces. Because the parking lot was not constructed as proposed, the hotel does not enjoy a legal status. In the event of destruction of any kind, the hotel must construct 43 parking spaces on a parcel of land that cannot accommodate additional parking spaces. Also, the hotel may not expand or do major renovations or remodeling until the parking is brought into conformance.
Assisted living center – Upon reviewing the conditional use permit, it was identified that the CUP restricted the assisted living facility to 85 beds. The property owner illegally converted rooms to accommodate 95 beds, thus, causing the property to be in violation of the CUP
This apartment complex was developed on 30 acres. The property owners decided to sell 10 acres without going through the appropriate subdivision procedure, resulting in an illegal subdivision. Thus creating deficiencies in landscaping, open space and density.
Have you ever opened up a survey and observed a property with 47 different sides? Which is the front, side and rear, is it possible to have multiple fronts or several sides? Can a property not have a rear? Sometimes surveyors can not interpret the code, but PZR will wade through the regulations and determine what is considered each of these.
Introduction…….. If you want to follow along this is on Page 38 of the handout under the “ALTA Standards” tab The base ALTA survey will remove the survey exception for title. A base ALTA survey will not include or provide the required information to acquire many of the title endorsements as requested by many lenders or buyers. If different the Record and Measured calls must be shown on the survey.
Location of Buildings (5g) is one of the 5 key items that PZR needs to Complete their zoning report and determine compliance.
Here is a sample of a base ALTA survey
Sample of a Full ALTA survey that includes most of the Optional Table A Items required to obtain the common title endorsements.
On Page 41 of the handout under the “ALTA Standards” tab Table A Items 16, 17 and 18 are for HUD funded loans only per the current ALTA requirements. However…..most surveyors will include these items in the survey if negotiated in the beginning of the proposal process. If they are not willing to include these Table A Items I have had luck convincing the surveyors address these items by special note. Send me an email and I will send you the special note language for your future use.
80% of all states require that the surveyor set monuments at all property corners of the subject property when preparing a survey. The base ALTA requires surveyors to show ALL monuments that are Used and confirm their locations. A few states that do not require monuments to be set are CA, OR, WA, NY and NJ Even though a physical monument is not set at a particular corner in the field, it does not mean that the corner was not established.
Can show relationship of other parcels to the main property. Can show off-site easements and there relationship to the subject property.
Table A item 3 requires the surveyor to determine which flood zone The property lies in.
There are two separate flood zone categories of interest and they are “ Non-Special Flood Hazard Areas” and “Special Flood Hazard Areas” It is a very good idea to either have the surveyor determine the flood zone of the property before the field work begins or have the surveyor prepare an additional proposal amount to complete the elevation certificate if the property lies within a special flood hazard area at the time the field work is being completed for the ALTA survey. This will provide all parties involved in the transaction the knowledge that elevation certificate will be require to help relieve the some of the cost associated with flood insurance. Another factor by doing this at the beginning of the proposal process is the associated survey fees for a returned trip to the site to complete an elevation certificate. This will save your client money and in turn keep for having a delayed closing waiting for the resolution of the elevation certificate. Current FEMA Elevation Certificate on Page 61 of handout under the “Flood Hazards” tab. FEMA is releasing a new elevation certificate next year.
Another key item for PZR to determine zoning compliance for items like Floor Area Ratio, Density Ratio and Parking Requirements. This is not an additional cost to the survey since most states require the calculated area to be shown on the face of the survey.
RED FLAG – if the property that is involved in the transaction is vacant land you might want to ask your client: “Is the property being developed in the near future?” The reason for this is the related survey cost and time for returning to the site at a later date to acquire the needed information for the design process. This will save your client a large amount of money to have this included in the ALTA survey if they plan to develop the property soon after purchase.
This item is not needed for PZR to complete the zoning report but it nice to confirm everyone is same page. The 2005 ALTA Requirements no longer require the surveyor to plot setbacks on the face of the survey since surveyors can not interpret zoning laws and ordinances. Many surveyors will plot the setbacks because of their knowledge of the local zoning code.
Not required for PZR to complete a zoning report.
Table A – Item 7(b)(1) is needed for PZR to determine compliance to the bulk and density requirements. Table A – Item 7(b)(2) is normally not required on surveys since the meaning may vary by jurisdiction and would almost certainly require surveyors to be provided access to the interior of the building to measure all rooms. Gross Floor Area is used by PZR to complete the zoning report but in most cases is obtained from the rent rolls or other plans.
David interjects
Table A – Item 7(b)(3) is normally not shown on surveys unless specifically requested. These additional areas to be calculated must be provided to the surveyor. Be very specific on the directions of the area to be measured. Most of these areas can be scaled from the survey at a later date.
Surveyor should specify where the height of the building was measured on the face of the survey.
Look at the different variations of the “Maximum Building Height Definitions” shown. No surveyor has ever measured to the Average between the Ridge and Peak as shown on the Hip Roof example.
See above list of notes
5 th and final item for PZR to complete the zoning report and determine compliance of the parking requirements. When the subject property has a parking garage either above or below ground the survey will only show those parking spaces that are on the surface of the bird’s eye view. The total parking counts however should include all of the striped parking spaces of the entire parking structure/area. If the property does include a parking structure and you are aware of this fact it is always a good idea to bring this up to the surveyor.
David interjects
The location of all Visible evidence of the utilities servicing the subject property shall be shown. This is included on most surveys and will meet many lender’s requirements.
Most surveyors will show the underground utilities per the provided plans or utility atlas (only when available or provided to them). Since 9/11 – Utility companies and Municipal offices will not provide atlas or utility locations. Making it very tough to complete this Table A Item. Most states have a “One Call System” that will flag the underground utilities on site but this can take several weeks to accomplish in some areas. In certain areas these One Call Systems will not visit the site unless your are digging. We dig………small holes. It works sometimes. When requiring Table A – Item 11(b) you need to understand that this item is mainly used for site development. This Table A Item can become very costly and extremely time consuming in some states to include in on ALTA surveys and if the site does not have any future plans for construction or improvement it would be wise to waive this requirement. Most lenders or lender’s counsel will agree that this item is not required when it is explained to them in detail.
Table A – Item 12 is not requested in most cases. Usually covered by a Fannie Mae/Freddie Mac surveyor’s certificate language.
Be careful when you are requesting this item because of the possible additional cost. If the subject property is part of an industrial park or commercial subdivision plat ask for adjoiners to be shown on the survey. But if the subject property is a 1200 foot shopping center abutting a residential subdivision there is no reason to ask for 20 to 30 property owners listed on the survey. The plat name, recording information and lot numbers is acceptable and will help keep the cost down.
This can save your client large amounts of money on large area surveys. The use of an aerial photo on an industrial property is a great tool in certain cases (To give you some idea of the savings that can be expected going this route. We recently did a very large paper mill that the lowest proposal amount that I received for a conventional ALTA survey was $295,000 and we did an ALTA using a recent aerial photo to show all of the improvements for right around $60,000.) The boundary is still field verified and all easements are still plotted and all areas of potential encroachment are located.
Table A Items 16, 17 and 18 are for HUD funded loans only per the current ALTA requirements. However…..most surveyors will include these items in the survey if negotiated in the beginning of the proposal process. If they are not willing to include these Table A Items
Table A Items 16, 17 and 18 are for HUD funded loans only per the current ALTA requirements. However…..most surveyors will include these items in the survey if negotiated in the beginning of the proposal process. If they are not willing to include these Table A Items
Table A Items 16, 17 and 18 are for HUD funded loans only per the current ALTA requirements. However…..most surveyors will include these items in the survey if negotiated in the beginning of the proposal process. If they are not willing to include these Table A Items