There are many instances that a Notice to Perform could be issued. I issue them a lot. It could be sent to Buyers because they have missed any deadline in the contract such as putting Deposit into Escrow, release of each contingency, put funds into escrow for close, etc.
My guess is that this Buyer has never released the Physical Inspection contingency because she says they keep asking for more ‘papers’. So, this Notice to Perform will be about the inspection contingency.
coralbrook- i’m curious about the san diego real estate market. I’m 1500 miles away, and property in the midwest is cheap, so this is interesting to me. Are all the houses that pricey? How do low income/immigrants/service industry families find housing that is affordable? Are there areas that cost less, but you wouldnt want to restore a house there because of the margins?
That is a very good question. There is a real estate calculation called ‘Affordability Index’ that calculates median income against median home sales price. San Diego is one of the places in the US where homes are not affordable compared to the median income. This is because we have a lot of out of town purchases. Lots of people buy into the area for retirement and a lot of vacation home purchases and a lot of investors who purchase before they retire or for rental income.
However, the rental income calculators don’t work in this area either. It is very rare to find a multi-family property, and especially a single family property, where the Return on Investment will perform as well as other areas of the country, or at levels that all the experts say is a minimum ROI.
In general, a lower income family or a first time homebuyer cannot buy anything that is ‘West of I5’ which is the freeway running along the coast. These areas are priced out of their market. Also, young homebuyers need to get over the square footage phobia, they have to buy really small places to get into any decent location. New construction tracts are way inland where there is cheaper land. They are doomed to have a long commute full of traffic. In fact, during 2005-2006 when home prices were beyond ridiculous a lot of development of tract homes was occurring way out on the edges of the County such as Eastlake or Temecula. People were flocking to buy these homes because they wanted new construction and big square footage with ‘creative’ loans. Guess which areas were hardest hit by massive foreclosures during the recession…
Here is an example of young family with newborn trying to find someplace to live. The minimum that will buy anything decent in the County is $400,000. They had to search for over 4 months. Finally found something in the La Mesa area. 3 bd/2 ba 1300sf home which was in terrible condition. There were about 15 offers, but their parents loaned them all the cash to make a strong offer. They are spending $50,000 to make it liveable with a contractor. Then they will refinance and pay their parents back.
About five of my flips were sold to young professionals whose parents were giving them the entire downpayment or paying for the house for their child. About the only way they could get a house in San Diego.
Most everyone else rents for their entire lives. Low income families rent in our ‘ghetto’ areas (which are not really as ghetto as the Midwest or East Coast) and they cram a lot of people into the rental.
I need anyone’s help that might have an estimate for me.
The Listing Agent for the large property #13 just called me and said if I could come up a bit on price he can make it work. But, I need to be very careful with my calculations before I can commit to a higher price.
There are some very tall Eucaluptus trees on the property that are dropping branches and leaves onto the roof and my Roofing guy said we need to clean up the roof and stop the debris, and dangerous branch droppings. Does anyone know what tree trimming for really high trees (probably requiring some type of lift) would be? I’ll add a San Diego multiplier
Two trees
I have to say that when I look at the maps views of the places you are considering I’m always amazed by the enormous sprawl of houses crammed on top of each other on tiny lots. Much of the housing stock seems to have been very cheaply built in the 50s/60s, yet they cost an arm and a leg.The property taxes are really low, though.
It is completely different from where I’ve lived, both in the city and in the suburbs/country. In the cities it has been apartment houses and multi-family dwellings, with public transportation the mainstay. In CT and ME, the places I’ve lived have always been zoned for 2-4 acres minimum, with lots of woods and open space. I’ve never lived in a “subdivision.” The houses are a mixture of different styles and ages, ranging from the 1700s to brand new. And the property taxes are probably quadruple, based on house price.
Can you call a local arborist? Or better look on Angie’s list there.
@coralbrook: In Fairfield County, CT – a high-priced area – we had some tree work done last Fall. They brought in cherry pickers to get the really high branches that were hanging over the house, and also did a lot of clean up around the perimeter. It cost $2,600. It was four guys for eight hours.
In the same area as VeryHappy, my mother has a guy from Guatemala who climbs trees and trims them for considerably less. I guess it depends how high and how climbable. 
In Orange County, CA, so just up the freeway, my dad paid $2800 to get two tall (but not really wide) pine trees removed about 9 months ago. Removed the trees, debris, etc. Did not grind the stumps. They had 2 guys in the trees, and several on the ground, it took about 7 hours. They had to tie off some of the branches to avoid house/wall/building.
Wow, I am glad I asked… that seems like a lot of money for 1 day of work !!! We are all in the wrong business
Just called a neighbor who recently paid $800 for large tree pruning, so I think I will budget for about $1,500
“We are all in the wrong business”? I wouldn’t do that job for all the tea in China. Those guys are high off the ground, in awkward positions, working with heavy equipment that can cut off fingers, hands and arms. No thank you!!
Yes, I can imagine that there is some really expensive worker’s comp and hazard insurance involved with that business!
Near us…a tree worker fell…he unfortunately died. This is not the easiest work.
In the DC area, 2500-3000 for two trees sounds about right. The tree guy down the street would get a tall cherry picker to cut down large trees in pieces. We have a couple 80’ oaks that need serious trimming and another one that has to come down this season, as it is tipping dangerously (at least it’s tilted away from the house, though).
On another site, there’s a single guy in his 30’s who is trying to buy a home in the Point Loma area. He said
Not everyone can flip like cb!
Oahu housing prices are crazy too. Even people with 6 figure incomes often are renting because they cannot afford to buy homes. In many neighborhoods, prices are $700,000 to 7 figures or more, often for very old homes that “need work” or are even teardowns! People here also have to have family help or lots of money from a former job to be able to buy here or be very successful. Many folks inherit their homes from relatives or have multi-generational families living together.
Yes, I think in Hawaii family homes pass down generations and it’s the only way to get moved into a home. It also tends to reduce available inventory so that it drives prices up for others who are trying to buy. You have the same situation… retirees and vacation homes buying up the inventory, although at an even higher price bracket ! Not to mention the Chinese who will buy up anything in Honolulu (they don’t seem to be interested in rural areas of the outer islands)
Thanks for the compliment Marilyn. I think it would be embarrassing to ask top dollar for a renovated home and the new windows do not open or close smoothly. Or if drains leak, that is just dangerous!!! No way I would sell a home like that.
I do get ‘upset’ when buyers start getting picky about things like ‘tankless water heater pressure drain valve sticks a little bit’. When was the last time someone needed to drain out the whole 1 gallon of water in the tankless??? OK, so they have to fiddle with the valve a bit???
I have always agreed to every single request from a legitimate buyer with a good offer that is related to health, safety or plain old ‘Oops… we didn’t catch that’.
I have 12 Eucaluptus trees on one of my property, I have dealt with those trees for thirty years because parents lived there. Trim those threes over the roof is not cheap today. Depends how is the orientation of the tree it could cost a LOT of money because they are heavy. You have to get many estimates.
My trees are not any where near the houses so they are cheap to take down for about forty thousand, trim quotes ran around ten. A difficult tree could cost ten thousand just to trim. There is no formula on prices, it all depends on location and orientation. You cannot top the tree because the branches comes out afterwards is going to be weak. So the price could differ a lot.
Eucaluptus trees have shallow roots, one of my tree fall down in a wind storm. It was a hundred feet tree. Fortunately it did not hit any thing except fences.