About landinlosangeles

Neville Graham has over fifteen years experience selling Los Angeles real estate and his extensive knowledge of the industry has earned him praise from clients and peers alike. WestsideLand.com creates opportunities for buyers and sellers by brokering raw unimproved land and tear-downs.

Brush Fires Continue to be a Threat to Life and Property within the Very High Fire Hazard Severity Zone

Brush Clearance Season will be delayed. The New Date for the 2020 season will commence June 1, 2020.

NOTE: The date may change as public health needs related to the COVID-19 are assessed.

All parcel owners can anticipate the LAFD’s efforts toward Brush Clearance will proceed. The LAFD will make every effort to ensure all impacted parcel owners remain informed and updated on any necessary changes to their operation.

All fire/life safety Brush Notice Violations: Due dates will be extended from 15 to 45 days from the initial inspection.

Brush inspectors will be practicing physical distancing in the course of their duties and discontinuing in-person meetings until further notice. Cooperation and patience is requested so as to ensure the safety of all parties.

The safety of your home can be significantly increased with proper brush clearance, advanced planning, and preparation. The LAFD will continue to provide leadership, ongoing loyalty and commitment as public servants in these very difficult times.

For more information, please visit the Brush Clearance inspection portal.

I have been a realtor and a real estate land specialist in Los Angeles for more than 15 years creating opportunities for land-owners and Buyers, brokering vacant land throughout the Greater Los Angeles area. I can be contacted at sales(@) westsideland (dot) com and information from westsideland.com.

How to Avoid Under-Budgeting New Construction or a Remodel

How to Avoid Under-Budgeting New Construction or a RemodelGiven that there are always unforeseen costs associated with building a new home and or remodeling an existing home, it is often difficult to determine exactly how much the project will actually cost. Here are my thoughts on how to avoid the trap of under-budgeting your project:
 
 

Create a Detailed List:

You should create a list outlining all the items you would like to incorporate into the proposed construction. Make sure that the Architect/Engineer includes all the items you want in your plans. Note: Be realistic about whether your budget will allow all your items and prioritize what is most important to you,

Have a detailed Architectural Plan:

The more details and specifications your plans have from the beginning, the less likely you will face surprise expenses during construction. Note: Finishes, materials, brands, colors – in selecting all these elements before construction will help you estimate the actual cost of your project.

Choose the Right Contractor:

You should get at least 3 contractor references because It is very important to find a contractor with a good reputation. Note: Always make sure to see the contractor’s work and to check their references.

Get Itemized Bids:

Give your plans to each contractor along with the project description and specific product lists. Request an itemized bid, then compare the bids to see which one is the most comprehensive, honest and competitive. Note: Be careful of the lowest bids as low bidders might not have included all of your specifications and may come back with expensive change orders during the construction process.

Contingency and Value Engineering:

Make sure to incorporate at least 10% – 20% contingency to the bid. If the total cost is still in your budget, then you are on the right track. If not, you may want to review the proposed scope of work and trim back where needed to a price that you are comfortable with. Note: You can substitute expensive finishes for others with the same look which are more cost-effective to lower the total budget cost.

I have been a realtor and a real estate land specialist in Los Angeles for more than 15 years creating opportunities for land-owners and Buyers, brokering vacant land throughout the Greater Los Angeles area. I can be contacted at sales (@) westsideland (dot) com and information from westsideland.com

HOW TO FIRE-HARDEN YOUR HOME

Fire Harden Your Home

Did you know embers are the most dangerous part of a wildfire? Carried by wind, they can land directly on your house and ignite it, even when the full blaze seems to be a safe distance away. That means when it comes to fire safety, you have to consider every inch of your house as a potential vulnerability. But there are steps you can take to protect your home to be sure each and every part of the home is “hardened” in preparation.

First, Address These Vulnerabilities:

  1. Consider re-roofing a roof built with shingles or wood. Use materials with a Class A fire rating, like composition shingles, tile, steel or tin.
  2. Inspect for and cover up gaps in the roof to prevent falling embers from entering the house. Houses can burn from the inside out.
  3. Cover up any open vents, including chimneys, with 1/8” mesh to keep out falling embers. Move any combustible items away from the vents, both inside and out.

Stay On Top Of Ongoing Maintenance:

  1. Regularly clean out rain gutters.
  2. Remove dead plants or dry leaves from the property and regularly trim trees that come close to the house.
  3. Clean outdoor decks to remove leaves that get trapped between deck boards.
  4. Check fire extinguishers annually to be sure they have not expired.
  5. Non-residential buildings and temporary structures are not eligible for home sharing: that includes vehicles parked on the property as well as storage
    sheds, trailers, yurts, and tents.

I have been a realtor and a real estate land specialist in Los Angeles for more than 15 years creating opportunities for land-owners and Buyers, brokering vacant land throughout the Greater Los Angeles area. I can be contacted at sales (@) westsideland (dot) com and information from westsideland.com

Los Angeles New AirBnb Rules

“rules defend from chaos and whim”

New home-sharing regulations are in place for the City of Los Angeles today, changing the ways hosts from AirBnb and other rental platforms can book vacation stays and short term rentals. Starting today, hosts must register and pay a $89 fee to the city. Hosts can only register one property with the city at a time and the property must be their primary residence (where they live at least six months out of the year) Rentals are limited to a 120-day annual cap, and rent-stabilized units are no longer allowed to be used for home sharing-even if the host owns the unit. Enforcement of the regulations begin on November 1st, 2019.

Here is what hosts need to know:

  • Hosts must register with the city planning department and pay a $89 fee. According to the city planning department, enforcement will begin November
    1st, 2019.
  • Only the host’s primary residence can be rented out, defined as the place where a host lives for at least six months per year.
  • Renters cannot home-share without prior written approval of their landlord.
  • Stabilized (aka “rent-controlled”) units are not eligible for home-sharing, even if you own, your own RSO unit.
  • Hosts may not register for or operate more than one home-sharing rental unit at a time in the city.
  • Hosts cannot home-share for more than 120 days in a calendar year, unless they have registered with the city for “extended home-sharing”
  • The “extended home-sharing” option allows hosts to rent out residences for an unlimited number of days. To get approval for the city, hosts have to pay a
    $850 fee. To qualify, they need to be registered with the city for at least six months or hosted for at least 60 days. Hosts who have received a citation in
    the past 3 years will be disqualified, unless they pay a $5,660 fee to have their case reviewed.
  • Non-residential buildings and temporary structures are not eligible for home sharing: that includes vehicles parked on the property as well as storage
    sheds, trailers, yurts, and tents.
  • Hosts are responsible for providing Code of Conduct to all guests with rules about amplified sounds and “evening outdoor congregations”

For additional information, you can contact: Home-Sharing Unit, Department of City Planning – Development Services Center 201 N. Figueroa Street, 5th Floor Los Angeles CA 90012. Tel # 213-202-5464.

I have been a realtor and a real estate land specialist in Los Angeles for more than 15 years creating opportunities for land-owners and Buyers, brokering vacant land throughout the Greater Los Angeles area. I can be contacted at sales (@)westsideland (dot) com and information from westsideland (dot) com.

Vacant Land Loans

US Bank finances vacant lot purchasesUS Bank offers a unique 30 year loan program for financing vacant lot loan purchases for buyers to as much as $5 million. Buying vacant land does not necessarily require a highly affluent profile, we can offer vacant lot financing currently to $750,000. While our pricing is comparable for any buyers, we now include a 30 year adjustable mortgage program with 3 years of fixed payments. There are no prepayment penalties currently required.

It can be helpful to note when buying a vacant lot to work with a knowledgeable real estate professional, who will know questions to ask in advance and address specifics whether an available lot has concerns including access to utilities and sewer services. For example: some lots may require a ‘Perc test’ to accurately determine if they can handle a septic system? This information is useful to get established clearly with your agent’s help prior of going into escrow. As a lender, it is a requirement also for closing a new lot loan request.

Buying vacant lots today may offer an excellent value and includes many advantages in building exactly what is desired for an owners’ lifestyle. Buying a ‘clean slate’ lot can save numerous issues dealing with costly retrofits and serial remodels to adjust for limited trade-offs in purchasing a mostly depreciated or ‘fixer’ home.

Please feel free to email me with any questions at rod.kuhns@usbank (dot) com.

New Residential Ordinance 2017

“less is more”

land-in-losangeles-residential-ordinance-2017In 2014 the Los Angeles City Council instructed the Los Angeles Department of City Planning to prepare and present an Ordinance to amend the Baseline Mansionization Ordinance (2008) and the Baseline Hillside Ordinance (2011) in order to “stabilize the conflict” of out-of-scale homes that continued to grow rapidly in Los Angeles neighborhoods.

Effective March 17, 2017 pursuant to a new Ordinance Number: 184,802 the provisions governing development of single-family (RA,RE,RS R11) residential zoned properties citywide, are now modified to establish new regulations regarding the size and bulk of new and or enlarged homes, and to further regulate grading and earth import/export in designated Hillside areas.

Although more restrictive than the ordinances passed in 2008 and 2011respectively, Buyers of Residential Properties in the City of Los Angeles whether it be vacant land or a house, need no longer be concerned as to what they can or cannot build on their property as the New Ordinance (#184, 802) is now settled law.

I have been a realtor and real estate land specialist in Los Angeles for more than 15 years creating opportunities for land-owners and Buyers, brokering vacant land throughout the Greater Los Angeles area. I can be contacted at sales (@) westsideland (dot) com and information from www.westsideland.com.

What Is Your Vacant Lot Really Worth?

a reality check list”

Welcome To Reality - What Is Your Vacant Lot Really Worth?

Land owners are not altogether surprised at the general price range their land might sell at. However some hope or expect to hear a higher value than what an objective analysis concludes.

 

The market value of your land is not:

  • What you have in it
  • What you need out of it
  • What other properties are listed at
  • What the tax assessor says it is worth
  • Or the highest list price suggested by one of the agents that you are interviewing

The true market value of your land is what a Buyer is willing to pay:

  • Based on location
  • Based on today’s market
  • Based on today’s financing
  • Based on today’s competition
  • Based on today’s economic conditions
  • Based on how long it has been active on the market

Land that will sell are those that:

  • Have easy access
  • Are well and thoroughly marketed
  • Are perceived as a good investment
  • Have Soils Reports, Topography and Surveys – this is a plus.
  • Are value priced and properly prepared at the start of marketing

As a final reminder to the Seller:

  • You cannot control value
  • You can control the price you ask
  • You can control access to the property
  • You can control the condition of the property
  • You cannot control the motivation of your competition
  • You cannot control market conditions, including Buyer financing, appraisals, et.al.

Note* Land owners can have the will to sell (but that is not always enough), Land owners have to be prepared to sell.

I have been a realtor and real estate land specialist in Los Angeles for more than 15 years creating opportunities for land-owners and Buyers, brokering vacant land throughout the Greater Los Angeles area. I can be contacted at sales(@ )westsideland (dot) com and information from http://www.westsideland.com