Santa Cruz

How an SRES Real Estate Broker Can Help With Aging In Place

Whether it is you or a loved one, transitions can be difficult, especially if those transitions are part of the aging process. Having knowledgeable people on your team can make the that transition easier. For seniors who want to age in place, working with a real estate agent who specializes in the concerns of senior clients can be a plus. A senior real estate specialist or SRES is an important team player when determining how you will spend your golden years. They receive training about the resources available to senior clients and have a well-developed sensitivity to those clients' concerns. 

seniors real estate specialist in santa cruz caWhether it is you or a loved one, transitions can be difficult, especially if those transitions are part of the aging process. Having knowledgeable people on your team can make the that transition easier. For seniors who want to age in place, working with a real estate agent who specializes in the concerns of senior clients can be a plus. A senior real estate specialist or SRES is an important team player when determining how you will spend your golden years. They receive training about the resources available to senior clients and have a well-developed sensitivity to those clients' concerns. 

Aging in Place

Aging in place...

Termination of Tenancy Right for Crime Victims Expanded : Landlord/Tenant

This law extends existing provisions of law authorizing a tenant to terminate a tenancy when the tenant or a household member is a victim of domestic violence or elder abuse to also include a crime that caused bodily injury or death, the exhibition, drawing, brandishing, or use of a firearm or other deadly weapon or instrument, or that included the use of force or threat of force against the victim, and expands these provisions to apply if an immediate family member of the tenant is a victim of an eligible crime.

This law extends the existing law as follows:

  1. Adds a crime that caused bodily injury or death, that included the exhibition, drawing, brandishing, or use of a firearm or other deadly weapon or instrument, or that included the use of force against the victim or threat of force against the victim to the existing list of eligible crimes for which a tenant may terminate the lease if the tenant or a household member is a victim.
  2. Authorizes a tenant to terminate a lease if an immediate family member was a victim of an eligible crime.
  3. Authorizes any other form of documentation that reasonably verifies that the eligible crime or act occurred to be given to the landlord.
  4. Adds a victim of violent crime advocate to definition of qualified third party that may sign documentation to be provided to a landlord.
  5. Requires the tenant to provide a specified written statement to the landlord if the tenant is terminating tenancy because an immediate family member is a victim of an eligible crime, the tenant did not live in the same household as the immediate family member at the time of the eligible crime, and no part of the crime occurred within the dwelling unit or within 1,000 feet of the dwelling unit of the tenant.
  6. Requires the notice to terminate the tenancy to be given within 180 days of the date that the newly added eligible crimes occurred.
  7. Prohibits a landlord from requiring...

Eco Friendly Bridges May Save Time and Money for Carmel Valley Home Builders

Carmel Valley is an incredibly beautiful area with unique terrain. The terrain is one of the appeals of living here, but it also means that Carmel Valley homes for sale are often on steep hills or otherwise face potential access challenges created by the terrain itself. 

However, there is a solution. New research shows that glulam timber bridges can last between 75 and 90 years under ordinary use at the relatively low traffic levels you are likely to see on county and township roads in parts of Carmel Valley

These are bridges built from glulam, an engineered wood product that combines wood strips with glue to create a superior structural component compared to unmodified wood timbers. They are also cost effective. 

The research was conducted at J. Lohr Structures Lab. They calculated the typical load and stress tested the bridge to simulate use over a long time frame. The amount of stress incidents the structure survived suggests that such bridges can last for decades.

The bridge they tested was donated by Gruen-Wald Engineered Laminates of Tea. The U.S. Department of Transportation and the South Dakota Department of Transportation worked together as co-sponsors. 

Such bridges take less time to build than other alternatives. This is beneficial to the community by keeping road closures to a minimum. As we've seen with Big Sur fires or the slide that took out the Pfeiffer Canyon Bridge, getting a community back and thriving depend, on speed and cost. For smaller roads and private residences these glulam bridges may one day have their day.

This type of bridge also fits in well with the aesthetic of ...

Upgrading Home to Pro, Perfect for Happy Aging

Once upon a time your house was filled with the laughter and happy chaos of children but now they have all grown up and moved away from the family home. Should you be looking for other Pacific Grove homes for sale? Why not consider instead remaining in your familiar home and neighborhood and upgrade and redesign the spaces to better meet your needs as you grow older.

Many older adults choose to downsize to smaller homes once their children move out on their own but many more choose the option of upgrading their current family to make it more “user friendly”. The facts are that with aging the body sometimes just can’t do what it once did, as well as it did. That does not mean however that you need to move away from the treasured family home and all the memories made and stored there. Upgrading the family home to meet your current and future needs is a viable and acceptable option.

Upgrading and Redesigning for Better Functionality

Your family home likely had more than one storey to it, with numerous bedrooms and likely more than one bathroom. Even though your kids have moved out you know they will be back, filling the house once again during holiday gatherings, or simply for surprise visits. And if they should have children of their own in the future you will definitely need those rooms and extra bathrooms. 

For now, for you and your partner, the house can be redesigned to make your everyday life easier. Simple additions and adjustments can make for less strain and chance of injury, ease of movement, and better accessibility.

Ideas and Tips to Help You with Your Redesign Plans:

As you may already be aware aging does not always happen...

Foreclosure and Forbearance Protections: Small Landlords and Homeowners

Urgency legislation that took effect immediately on August 31, 2020.  Requires servicers to comply with applicable federal guidance regarding COVID-19 forbearance.  Servicer must comply with special notice and information requirements if a forbearance is denied.

A mortgage servicer shall comply with applicable federal guidance regarding borrower options following a COVID-19 related forbearance as provided by the Federal National Mortgage Association (Fannie Mae), the Federal Home Loan Mortgage Corporation (Freddie Mac), the Federal Housing Administration of the United States Department of Housing and Urban Development, the United States Department of Veterans Affairs, or the Riral Development division of the United States Department of Agriculture.

With respect to a nonfederally backed loan, a mortgage servicer is required to review a customer for a solution that is consistent with the guidance to servicers as provided by the above entities. However, It is the intent of the Legislature that a mortgage servicer offer a borrower a post forbearance loss mitigation option that is consistent with the mortgage servicer's contractual or other authority.

A borrower who is harmed by a material violation of this law may bring an action to obtain injunctive relief, damages, restitution, and any other remedy to redress the violation and reasonable attorney’s fees and costs to the prevailing party.

If the mortgage servicer denies a forbearance request, they are required to explain why if the request was made before April 1, 2021. The servicer must specifically identify any curable defect in the written notice; Provide 21 days from the mailing date of the written notice for the borrower to cure any identified defect; Accept receipt of the borrower's revised request for forbearance before the aforementioned 21-day period lapses and; Respond to the borrower's revised request withing five business days of receipt of the revised request.

This...

Housing: Residential Entitlements Extended

Requires cities and counties to evaluate the impact of government actions on the cost of housing and associated impacts to minority communities and extends by 18 months, the time frame for the expiration, effectuation, or utilization of a housing entitlement for any housing entitlement that was issued prior to, and was in effect on, March 4, 2020, and will expire prior to December 31, 2021.

The California Building Industry Association writes in support, "This important measure has two critical components. First, it encourages local governments to consider the impacts their zoning decisions have on communities of color, and second, extends the expiration date of building permits or other entitlements necessary for, or pertaining to, a housing development project. This proposed legislation recognizes the extreme health and financial devastation due to this pandemic-induced recession has had on Californians and proposes a measured and time-limited response.

This law extends by 18 months any applicable time frame for any “housing entitlement.” This extension applies to any such entitlement issued prior to and effective on March 4, 2020, and that will expire prior to December 31, 2021.

“Housing entitlement” is defined in the statute to include:

  • A building permit, including extension of any applicable time frame within which an applicant must request issuance of a building permit;
  • “A legislative, adjudicative, administrative, or any other kind of approval, permit, or other entitlement necessary for, or pertaining to, a housing development project issued by a state agency”;
  • “An approval, permit, or other entitlement issued by a local agency for a housing development project that is subject to [the Permit Streamlining Act]”;
  • “A ministerial approval, permit, or entitlement by a local agency required as a prerequisite to issuance of a building permit for a...

Deeds: Extended Revocable Transfer on Death Deed Law

Law authorizing simple procedure for transfer of property upon death is extended for one year.

The California Law Revision Commission issued its report on the Revocable Transfer on Death Deed (RTDD) in November 2019, recommending that a number of changes be made to the RTDD process,
but that overall the RTDD should be extended for another 10 years and that the CLRC do a further
study prior to that 10-year sunset. (CLRC, Revocable Transfer on Death Deed: Follow-Up Study (Nov. 2019).) However, given the COVID-19 pandemic, the Legislature’s focus has been on the health emergency and its very difficult economic onsequences.

It has not been on other less urgent matters, including the future of the RTDD and the CLRC report. To ensure that the RTDD can continue until the Legislature can fully review the CLRC report and recommendations, this law extends the January 1, 2021 sunset for one additional year, until January 1, 2022.

Senate Bill 1305 is codified as Probate Code; Section 5600 et seq.

More readings about Laws Affecting Realtors

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Simplified California Proposition 19: Break Down of Some Key Aspects

Proposition 19, Simplified:

proposition_19_voting_resultCalifornia Proposition 19 saw victory at the ballot box last November, and the new property tax breaks for some — and increases for others — will start affecting Californians in the coming months. Follow along as we break down some of the key aspects of this complex proposition. And for more in-depth information, check out the full Legal Q&A at on.car.org/prop19qa.

First off, who can take advantage of the tax portability benefits from Prop. 19?

All Californians who:

• Are over 55 years of age;

• Are severely disabled; or

• Own a home that has been substantially damaged due to wildfire or natural disaster.

For people in these groups, Prop. 19 made three significant changes to the way property taxes are calculated when they sell a principal residence and move into a new primary residence. What are those changes?

Sellers in these groups can now transfer the tax basis of their primary residence to a replacement property anywhere in the State of California. Previously, inter-county transfers were done on a limited basis.

Sellers in these groups can now transfer the tax basis of their sold property to their replacement property regardless of value. Previously, transfers had to be only to properties of equal or lesser value. (Some adjustments will be made if the property is of greater value.) Sellers and these groups may take advantage of this benefit up to three times — and victims of wildfires and other natural disasters have no limitations. Previously, sellers could only make use of...

Consumer Protection and Landlord Tenant: Utility Billing to Sub-metered Customers

Requires billing of sub-metered customers at the actual rate of the utilities generating the electricity for entities acting within the territory of an electric corporation.

Current Law:
Currently, a master-meter customer is required to charge each user at the same rate that would be applicable if the user were receiving gas or electricity directly from the gas or electrical corporations.

master-meter_customer_submeterIf a master-meter customer receives a rebate for electrical or gas service, it is required to distribute the rebate to, or credit the rebate to the account of, current users served by the master-meter customer.

These rules relate to the responsibilities of a gas or electrical corporations and master-meter customers when gas or electrical service is provided by a mastermeter customer to users who are tenants of a mobile home park, apartment building, or similar residential complex. (Public Utilities Code §739.5)

New Law:
This law extends these existing protections for submetered customers of electrical corporations to all sub-metered customers, even where the entity providing the electricity is an electric load-serving entity operating with the territory of the electric corporation.

Senate Bill 1117 is codified as Public Utilities Code Section 739.5. Effective January 1, 2021.

More readings

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Consumer Protection: Translated Copy of Contracts Expands Requirements to Include Co-Signers or Any Person Signing the Contract

The requirement of providing a translated copy of a contract negotiated primarily in Spanish, Chinese, Tagalog, Vietnamese, or Korean, orally or in writing, is expanded to include any person signing the contract, not just the parties to the contract.

translated contractsCurrent law requires that any person engaged in a trade or business who negotiates primarily in Spanish, Chinese, Tagalog, Vietnamese, or Korean, orally or in writing, in the course of entering into specified contracts, deliver to the other party to the contract or agreement, prior to the execution thereof, a translation of the contract or agreement in the language in which the contract or agreement was negotiated that includes a translation of every term and condition in that contract or agreement.

A lease, sublease, rental contract or agreement, or other term of tenancy contract or agreement, for a period of longer than one month, covering a dwelling, apartment, mobile home, or other dwelling unit normally occupied as a residence are included in the types of contracts to which the translation requirement applies.

However, currently there is no requirement to provide translated versions of the contract or agreement to co-signers or other nonparties to the contract who are nevertheless signing the contract.

This new law expands the translation...

Top 5 Neighborhoods in Carmel in 2021

Carmel or Carmel-by-the-Sea is basically the same place. This city in Monterey California was founded in 1902 and incorporated in 1916 situated on the Monterey Peninsula. This 1 mi.² village is as unique in charm as it is fun and entertaining residents. One fun fact is that unwilling to see their village become too engulfed in the city culture, Carmel's founding fathers rejected the practice of house to house mail delivery in favor of a central post office. And to this day, there are still no addresses, parking meters, street lights, or sidewalks outside of Carmel's downtown commercial area. You're likely to hear neighbors call out directions such as it's the second house on the right past the driftwood fence and so forth.

Often referred to as simply Carmel, there are still a few neighborhoods that are becoming quite popular or have fluctuated with the ebb and flow of today's society. If you're considering a move to Carmel, here are some of the top five neighborhoods for 2021.

Carmel PointCARMEL POINT

Located just south of downtown, technically outside of the city limits, this beautiful small peninsula offers unobstructed views of Carmel Bay, the Peninsula up along the Pebble Beach and south to Point Lobos and Pine Ridge. This community features the Carmel River elementary school, a few bed and breakfasts, inns and Mara Beach Carmel. You won't find any fussy homeowner association dues or major restrictions but all these homes are already built out so if you're looking to customize a property on Carmel Point, you'll probably have to find an older home that needs a major renovation. Properties on Carmel point offer stunning views, especially those along scenic road...

California Fair Access to Insurance Requirements (FAIR) Plan - Your Last Resort Insurance Plan

Is your home hard to insure?

Don’t fret! Your home is not uninsurable.

wildfire_californiaThe California Fair Access to Insurance Requirements (FAIR) plan is your insurer of last resort. You have to exhaust all efforts to benefit from this.

The California Fair Access to Insurance Requirements (FAIR) plan is an insurance pool established to guarantee the availability of basic property insurance to those who have been unable to obtain insurance through the voluntary insurance market.

firefighters_fighting_wildfire_californiaHomeowners in wildfire-prone regions may need to turn to the FAIR Plan if they cannot find insurance elsewhere.  You should exhaust all other avenues before going with a FAIR Plan policy, which should only be considered a last resort.

A FAIR Plan policy is pretty bar bones: it will cover losses due to fire and smoke and it will satisfy a mortgage company’s requirement that a home be insured, but it will not cover damages from earthquake, theft, vandalism or personal liability.  As of April 1, 2020, the FAIR plan’s combined dwelling coverage limit is $3 million, up from $1.5 million.  For more information visit cfpnet.com

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Consumer Protection: PACE Liens C.A.R. sponsored law mandating a paper copy of the PACE disclosure, prohibits prepayment penalties, and prohibits PACE assessments when a reverse mortgage is in place.

PACE disclosure Assembly Bill 1551This law mandates a paper copy of the PACE disclosure be given to potential customers. Also, prohibits prepayment penalties for those who wish to pay off their assessment (commonly done at the time of the transaction) and prohibits PACE assessments when a reverse mortgage is in place.

BACKGROUND:
PACE programs enable home owners to finance energy and water efficient home upgrades such as solar panels, landscaping, new windows, new HVAC systems, new roofs and energy efficient appliances. It also allows for home mprovements that "harden" a home against wildfire danger.

The financing requires no money up front and is repaid through an additional assessment on the property owner's property tax bill. The loan is secured to the property through a super-priority lien that takes rest in line status over all other claims to the property. Despite the low risk for the lender of such financing, PACE financing typically carries rates of 6.5 to 8.5 percent, higher than the average for a home equity loan.

Some PACE administrator companies also have prepayment penalties associated with their products. Although PACE financing must be sanctioned through a local government entity, the financing is conducted entirely through private enterprise. "Homeowners are sometimes told they are not responsible for the assessment if they sell the property and that it will carry over to the new homeowner. While technically accurate, Fannie Mae and Freddie Mac will not purchase a mortgage with a lien that has higher priority than theirs. Thus, in practice the assessment must...

Law that Authorizes Common Interest Developments (CID) to Impose Rental Restrictions

Common Interest Developments:
Law on Common Interest Development (CID)Requires common interest developments (CIDs) to allow at least 25% of owners to rent or lease out their units starting January 1, 2021, regardless of whether the HOA has formally amended their governing documents.

This law:

1) Authorizes a CID to impose reasonable rental restrictions that have the effect of limiting the total number of rentals to 25% or higher of the individual dwelling units in the CID. Provides that ADUs and junior accessory dwelling units (JADUs) must not be counted toward this cap. Provides that such a cap must not change the right of an individual owner who was renting their unit out prior to the effective date of this law, to continue renting out their unit.

2) Requires CIDs to follow the requirements of this law on January 1, 2021 and requires amendments of governing documents to be completed by CIDs by December 31, 2021. Requires CIDs to comply with this law regardless of whether the governing documents have been amended.

3) Provides that a CID that violates the provisions of this law must be liable for a civil penalty of up to $1,000.

Assembly Bill 3182 is codified as Civil Code Sections 4740 and 4741, and Government Code Sections 65852.2.

Effective January 1, 2021.

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Current Homes for Sale
Santa Cruz County
City # Price Range
Aptos Homes 66 $405k - $6.8m
Capitola Homes 37 $75k - $11.9m
Rio Del Mar / Seascape Homes 34 $405k - $6.8m
Santa Cruz Events 168 $76k - $10.0m
Santa Cruz Homes 168 $76k - $10.0m
Santa Cruz Real Estate 168 $76k - $10.0m
Monterey County
City # Price Range
$0-$300000 272 $75k - $5.5m
Alta Mesa-Monterey 272 $75k - $5.5m
Big Sur Homes 6 $1.8m - $30.0m
Carmel Homes 156 $15k - $24.0m
Fishermans Flats 272 $75k - $5.5m
Glenwood Circle Monterey 272 $75k - $5.5m
Monterey Homes For Sale 272 $75k - $5.5m
Oak Grove Monterey 272 $75k - $5.5m
Old Town Monterey 272 $75k - $5.5m
Pebble Beach Homes 40 $799k - $29.9m
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