Architecture Consultation: Information is Power
When should you reach out for an architecture consultation? After you’ve bought a home? How about when you’re still assessing your home purchase options? We recently worked with darling newlyweds who are also expecting their first baby. The first words out of the client’s mouth when he found out he was going to be a father were: “Holy smokes, we need a bigger home”. And it’s true, usually the addition of a little one prompts the house hunt, but they want to be smart about the process and decision. We all know the cost of homes across the world has gone up in recent years, so this will be their largest investment many times over. Let’s chat a bit here about what you can do to find power in information when it comes to your new home.
Yes, the realtors will give you all the information that they decide to give you, but we hope this guide will provide a little more. We’ll go out on a limb here and assume that everyone does a google search on the property, surrounding areas, the homeowners and town. All of that is fairly easy but there is a fast, smart way of getting even more accurate information.
Google search:
1. “X” town” GIS map”
2. VISION appraisal.
3. Property Tax Card
I’m going to use THIS property as an example of what I see:
GIS:
- What is the proximity of the neighboring houses?
- What I’m seeing here is that there are two large properties in green that are currently permitted but not yet built. While not a deal killer, you just need to be aware that there will be a lot of building around you in the future if you purchase this house.
- The neighborhood across the street will be close proximity which could be good for resale value and a bummer for traffic.
2. Are there any overlays on the map that would create a permitting issue (ie. wetland and any districting)?
- There is not a wetland or waterway issue on this property. If there was, be prepared to hire a civil engineer (this will have an added cost) and be limited as to what you can do on the property.
- The lot moves up 6’ from street level to the top of the lot. I can tell this because each line on the lot overlay represents 2 feet. It’s typically more desirable to have a walk-out basement on the back of the house verses the front but we can play with grade to terrace the front yard with landscaping for that kind of grade change.
3. There is a PSNH Right of Way through the neighbors to the left and across the street. While there might not be power lines there now, there could be some day (decreasing the value of your home).
VISION APPRAISAL:
- Typically, we prefer Vision Appraisal because it’s easier to read, but some towns do not subscribe to Vision Appraisal so they will have another system.
- In my example here, they do list an Avatar Property Card and this links to their property tax card.
- Price: you can see how much the previous owner paid etc. as well as taxes on the property.
- Year that is was built (ie. Think Maintenance / structure). Here, I can see 2003 which was not a bad build year.
- Footprint of the house
- Acreage: 3.02 acres
TOWN / CITY HALL INFORMATION:
My best advice here is to show up at town or city hall and pull the file on the home which is public information. All tax records and files on a home are public record, so even if you have to go into the Building Department in Town Hall, you will be able to put your hands on the file and take photos of it.
- Chat like you are the nicest, friendliest and curious person about the property in the world to the person at the desk (bringing treats doesn’t ever hurt). I promise you that they will be happy to chat about the property. Your goal here is to fall on gossip or any red flags.
- Also, go to the Assessor’s Office and read the file. You want to make sure that there are no red flags on taxes or the deed there either.
INSPECTION:
Have any home that you are considering purchasing inspected by a professional home inspector. Review the report and make sure you are comfortable with what it says. Every single home needs work, there is no perfect, so just make sure you are comfortable with the health and financial ramifications. Before closing, make sure you have a structural engineer, architect and/ or contractor walk through with you. You don’t need all three but ideally one so that you can get a strong sense of what you are in for financially moving forward.
Here is my best example, in a mid-size home: new siding, windows, well, septic, kitchen = $500k.
Long and short, it’s all about research and walking into a purchase fully informed. Know what you are buying! You might love, love your realtor but your time is worth the investment of research. And I’m always happy to meet with you during a consultation to review your prospective houses you are considering and I can help with the research. INFORMATION IS POWER.
The end of the story? This sweet newlywed / parents-to-be couple decided not to purchase the property that we used here as an example. Their budget was all in and done for $1M. Given the date of the house, site constraints with a changing neighborhood and delayed maintenance, I thought they would have to invest $500 – 6000k within quickly before it started costing more and more for the repairs.