Joe Capote

January 26, 2011 • 5:38 pm 0

Condominiums, Townhouse and PUD’s Defined

A client recently asked the question, “What is the difference between a condo and a townhouse?”. A great question that is not always clear to most folks.

I find most clients tend to think of condos as a building or a complex. Condos are often mistakenly referred to as a type of construction or development. In reality, a condominium is really a type of ownership in real property. In a condominium, all of the owners own the property, common areas and buildings together, with the exception of the interior of the unit to which they have title.

For example, say I own a corner unit at one of San Bruno’s condominiums complexes, such as Shelter Creek. I would have an ownership in the interior of the unit to which I have title. I would also have an ownership (along with all of the other owners) of the property, common areas and buildings. I would be part owner of the land, but would not have an individual ownership of the land.

Townhouses are often thought of as an architectural style. For the most part, a townhouse is one row of homes sharing common walls. Differing from condominiums, townhouse ownership does include individual ownership of the land. Depending on the townhouse, there can be common areas, such as a central courtyard, which can be shared.

So then, what is a planned unit development (PUD)?. Most folks have heard of a PUD, but don’t associate it with an architectural or building style. It is, like a condominium, a type of ownership. In a PUD, individuals actually own the building or unit they live in, but common areas are owned jointly with the other members of the association or development.

Clear as mud? Here’s a quick cheat sheet.

  • Condominium –  Owners own the airspace inside the unit, but share the ownership of the buildings and common areas.
  • Townhouse – A row of homes sharing common walls. Owners have individual ownership of the land. May have shared ownership of common areas.
  • Planned Unit Development (PUD) Owners have individual ownership of the building they live in. Owner’s share the ownership of the common areas.

I hope this helps.

Have any Real Estate questions? Contact me at www.JosephCapote.com or email me at JCapote@apr.com.

Filed under: Buyer's Blog, Seller's Blog, , , , , ,

January 28, 2010 • 11:28 am 0

10 Questions to Ask the Condo Board / HOA

Are you thinking of buying a Condo? It’s a great way for first time homebuyers to get their foot in the market as well as folks looking to downsize to continue to take advantage of the tax benefits of home ownership. The home owner’s association may look like a pretty benign thing but before you buy, contact the condo board with the following questions. In the process, you’ll learn how responsive — and organized — its members are. You’ll also be alerted to potential problems with the property.

1. What percentage of units is owner-occupied? What percentage is tenant-occupied? Generally, the higher the percentage of owner-occupied units, the more marketable the units will be at resale.

2. What covenants, bylaws, and restrictions govern the property? What grandfather clauses are in place? You may find, for instance, that those who buy a property after a certain date can’t rent out their units, but buyers who bought earlier can. Ask for a copy of the bylaws to determine if you can live within them. And have an attorney review property docs, including the master deed, for you.

3. How much does the association keep in reserve? Plus, find out how that money is being invested.

4. Are association assessments keeping pace with the annual rate of inflation? Smart boards raise assessments a certain percentage each year to build reserves to fund future repairs. To determine if the assessment is reasonable, compare the rate to others in the area.

5. What does and doesn’t the assessment cover? Does the assessment include common-area maintenance, recreational facilities, trash collection, and snow removal?

6. What special assessments have been mandated in the past five years? How much was each owner responsible for? Some special assessments are unavoidable. But repeated, expensive assessments could be a red flag about the condition of the building or the board’s fiscal policy.

7. How much turnover occurs in the building? This will tell you if residents are generally happy with the building. According to research by the NATIONAL ASSOCIATION OF REALTORS®, owners of condos in two-to-four unit buildings stay for a median of five years, and owners of condos in a building with five or more units stay for a median of four years.

8. Is the condo building in litigation? This is never a good sign. If the builders or home owners are involved in a lawsuit, reserves can be depleted quickly.

9. Is the developer reputable? Find out what other projects the developer has built and visit one if you can. Ask residents about their perceptions. Request an engineer’s report for developments that have been reconverted from other uses to determine what shape the building is in. If the roof, windows, and bricks aren’t in good repair, they become your problem once you buy.

10. Are multiple associations involved in the property? In very large developments, umbrella associations, as well as the smaller association into which you’re buying, may require separate assessments.

For more information on these and other issues, visit my buyer’s center at www.JosephCapote.com.

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