SABRINA MOSENIFAR REAL ESTATE

5/18/2020

Design trends in real estate

Twenty years ago a book entitled The Art of Discarding: How to Get Rid of Clutter and Find Joy by Nagisa Tatsumi was published in Japan. The premise of the book was that objects are not useful to us if we do not use them. In order to let go of unnecessary items we are holding on to, it is useful to tackle them bit by bit rather than all in one go. 14 years after this book was published, Marie Kondo’s book the Life Changing Magic of Tidying Up became a worldwide sensation. When it comes to listing your home, it is important to take the information learned from these two Tidying Masters and put them into action. The reality is that staging a home can be costly and many sellers are unable and or unwilling to make that investment. This is completely understandable, however, if one is trying to sell their cluttered home, they are going to have a difficult time.

Below is an example of a space that is too cluttered and not sparking joy! The personal pieces which can be removed for the listing pictures [among others, demonstrated in the photos below] and open houses include the large picture of the woman holding a doll, excessive belongings in the shelves, pillows on the chairs which are distracting to the eye, and the sculpture on the right side of the last picture.

For both the open house and pictures posted online of the property, the space should feel full of possibilities. This may mean selling/donate half your belongings or putting them into storage. If that is the case, do it, this will be cheaper than staging and you can make some money. Prospective buyers walk in and ask themselves many questions- the most important of which is - Can I see myself living here?

Tips for making a space open house ready:

Paint all the walls white or a neutral tone such as a light beige
Depersonalize the space. Remove art/belongings that are very personal, and items found to be provocative/may make people uncomfortable- remember, you are trying to sell the house, not your taste
Dimmers are a great way to change the mood of the space
If there is landscaping- groom it, add some new plants

The below home sold in just over 2 weeks. The design is timeless, the pictures posted are clean and free from clutter:

If you are doing a remodel project with the goal of adding value to your home I suggest you take the following into consideration:

Make sure you have proper storage in the house
In a two bedroom+ home, make sure there is at least one bathtub as that makes it family friendly
Utilize durable building materials such as stone, concrete, brick and wood
If you are able to, and if it is in budget, raise the ceilings - height adds value
Energy efficient appliances, lights, windows, and systems [water, heat] should be considered
Natural light is important- if your roof has the capability, look into tubular skylights as these are a great way of getting natural light into even dark spaces of your home
Recessed lighting is desired but do not overdo it- one does not want to feel like they are in an airport
Do not cut corners- hire workers with real & great references. Check over all work up close
Great design has utility and stands the test of time
In my experience of working with buyers and renters, people looking to get into a home prefer gas ovens and stainless steel appliances

Below are three homes currently for sale in Los Angeles, ranging in price from 1.265M to 3.695M. Can you tell which is which?

Click here, here and here to see the homes above.

05/04/20

A History of the Mills Act and HPOZ's in California

The Mills Act was enacted in 1972 as a contract between local California governments and owners of qualified Historic properties. To maintain Mills Act status, owners are required to restore and maintain the historical and architectural character of their properties for at least a ten-year period. In exchange, the property owners receive a substantial discount on property taxes - usually around 40-60%.

If your Historic property does not yet have a Mills act contract you may apply, however it should be noted there is a non refundable application fee which is a few thousand dollars. Additionally, the approval process is lengthy. That being said, if approved, the savings you could receive will quickly recoup the cost of the fee.

To find out more about the program click here.

A Historic Preservation Overlay Zone [HPOZ] is a protected area of a city that has historic, architectural, cultural or aesthetic significance. The HPOZ ordinance was adopted by Los Angeles in 1979. There are 35 designated HPOZ districts in Los Angeles. These vary from residential neighborhoods, condo units, commercial zones and industrial properties. Studies have found that the value of homes in HPOZs appreciate at a greater rate compared with similar homes outside of the zone. While there are many benefits to living in HPOZs it is important to note that there are strict rules and regulations. One of which includes the fact that any exterior changes [regardless of permits] to a property in a designated HPOZs require approval. To learn more about HPOZ's click here.

Notable HPOZ's in Los Angeles include: The Gregory Ain Mar Vista tract, also known as Modernique homes and the Angelino Heights HPOZ.

Homes that Qualify for both the Mills Act and HPOZ

04/21/20

Accessory Dwelling Units: Your questions answered

In the state of California it is visibly apparent that we need more affordable housing. Rental rates continue to rise and many long term tenants are unable to move within the city. In addition to long term tenants, there are over 150,000 people in the state who sleep in shelters, on the streets or in their cars.

One way the state is combating the shortage of affordable housing is by easing up previous restrictions for Accessory Dwelling Units that were in place. One of which includes accelerating the process of approving / denying permits from within 120 days to within 60 days.

According to the LA County Department of Regional Planning, an Accessory Dwelling Unit [Also known as an ADU] is a living unit up to 1200 sq. ft in size which is attached or detached to an existing home.

An ADU is described as:
- An independent living facilities for one or more persons
- Located on the same property as the primary residence
- An accessory to the primary residential building
- Contains permanent provisions for living, sleeping, eating, cooking facilities, and sanitation

For the full list of requirements, permitting and development standards click here.

Building costs vary depending on area, materials used, structural plan, labor and size. Maxable, a company specializing in ADU education and guidance states that the average cost of building an ADU in Los Angeles averages about $220-$350/squarefoot with garage conversion being the least costly route to take.

Pre-fabricated ADU structures are an alternative option to constructing an ADU from the ground up. A few great design forward ADU Prefab companies include Abodu, Cover, Ark Shelter, and Koda.

If the idea of building/coordinating your own ADU conversion seems daunting, a company called United Dwelling can manage the entire process- including the cost and find you a qualified renter. So what's the catch? If you choose to have United Dwelling pay for the entirety of the unit, you share a large portion of the rent for a minimum of 12 years- they make back their investment two fold.
Why build an ADU? In addition to creating more affordable housing in your community, an ADU increases property value and provides rental income from long term tenants.

Pre-Fabricated ADU Designs by Ark Shelter, Cover and Koda.