Attention First-Time Homebuyers!

If you are a first-time homebuyer in NY state, a new program is starting soon that could greatly benefit you. It is called the Homebuyer Dream Program and will be replacing the previous First Home Club program the state offered.

There are several local banks that work with the state to provide grant assistance to first-time homebuyers. This grant provides up to $15,000 towards the purchase of a home.

There are several requirements to determine eligibility. These are:

• Must be first-time homebuyer
• Must reside and purchase a home in NY State
• Have a household income at or below 80% of area median income
• Complete an accredited homeownership course
• Meet income and credit requirements for the program
• Have a minimum equity contribution of $1000 toward the purchase
• Remain in home for 5 years or repay a portion of the grant back

If you have been dreaming of owning your own home and didn’t think you had enough money saved, this just may be your key to home ownership. Please contact me and I can help you get set up with a bank that will check your eligibility. I would love to help make your dream come true!

 

 

Living in a Preservation Disctrict

Here in Rochester, we are truly fortunate to live in an area steeped in so much history and surrounded by unique and historic architecture. Everyday you drive past residential and commercial buildings from the 18th and 19th century that add so much character and personality to Rochester and it’s surrounding suburbs. Many of these buildings reside in a historic district, or an area of specially deemed importance where preservation guidelines are being enforced.

Rochester has 8 of these areas, referred to as Preservation Districts. These areas are:

• East Ave
• Grove Place
• Mt. Hope/ Highland Park
• Corn Hill/ Third Ward
• Susan B. Anthony
• Beach Ave
• Brown’s Race
• South Ave/ Gregory St

In addition to these areas, there are also many individually landmarked buildings – buildings that have been deemed to have significant individual historic or architectural importance.

What does it mean if you live in one of these areas? Since historic preservation is being emphasized here, any changes to the exterior of the building is required to be reviewed and approved by the Preservation Board. The Preservation Board must issue a Certificate of Appropriateness approving a change before a permit can be issued for any Preservation District property or landmark. Some of the exterior modifications can include windows, shutters, doors, garage doors, porches, decks, storefronts, awning, signs, landscaping, roofing and siding. It is important to keep any changes historically appropriate to maintain the highest level of preservation.

But, did you know that owners of historic income-producing real property, owner occupied homes, and barns may qualify for an income tax credit for rehabilitating the property? You can find more information about there here. Also, the City of Rochester provides a Historic Property Tax Exemption for improvements to properties in the eight preservation districts or to city-designated individual landmarks. This credit applies to city and school taxes only and more information can be found here.

Maps and more detailed information about all of these districts and landmarks is available on the City of Rochester’s website.

Is Your Home Ready for Winter?

I love fall. It’s such a beautiful time of year here in Western NY. But, there is always a feeling of foreboding – you know that winter will soon be here.  So,  it’s time to get your home ready for the inevitable. There are many ways to lessen the impact of the brutal weather on your home. Especially in older homes, there are a lot of ways you can help make them more energy efficient and less likely for mechanical breakdowns during the cold months. Here you will find some tips for easy ways to prepare: 

1. It is important to keep your gutter clean of debris and make sure the downspouts are attached and directed away from the home.
2. Take a look at your windows and doors. Put down your storm windows and repair or replace any weather stripping that has come off. Preventing drafts is important in energy savings.
3. Replace the filter in your furnace and consider having a heating professional come out to clean and inspect it.
4. Do you have a programable thermostat? This is a great way to save money on your heating bill!
5. Locate and know how to turn off your main water shut-off valve just in case your pipes freeze and burst.
6. Ensure that pipes are well insulated to prevent bursting and also shut off and bleed water to any outdoor spigots.
7. If you have a wood-burning fireplace and use it regularly, call a professional to inspect and clean your chimney. An annual cleaning is recommended for fireplaces that are used very frequently. Every two years is sufficient for infrequently used fireplaces. 
8. Now is a great time to seed and fertilize your lawn.
9. Inspect your trees for any dead branches or branches close to your home or power lines. Ice and snow that build up on these branches can cause damage to your home.

 

8 Common Old House Problems

Congratulations! You’ve found your historic home and have an accepted offer! You know that older homes have different problems than newer ones, but what are they? Here are a few things that your inspector should look out for.

1. Outdated Wiring

Many older homes still use their original electrical wiring, which may not be up to current safety standards. One of the earliest is “knob-and-tube”, named for the ceramic knobs and tubes used to support and protect the actual copper wiring. The rubber insulation in older wiring can break down over time and may need to be replaced to prevent overheating or short circuits.

Older wiring is also often missing a ground wire, which is an important safety component of modern electric systems. A tell tale sign that the house is missing a ground is two prong outlets. In some cases the original wiring can be updated to include a ground, but you’ll have to speak with an electrician to know for sure.

Some lenders will require an electrical inspection before they approve your loan. And some insurance companies won’t insure a house with knob-and-tube, regardless of its condition.

2. Fuse Boxes

Many older homes still have fuse boxes instead of newer circuit breaker panels. Because fuses are usually impractical and insufficient for today’s houses, many insurance companies will charge a premium for houses with fuse boxes, or simply refuse to insure the house at all. The best solution is to upgrade the fuse box to a circuit breaker panel.

If you’re doing the upgrade from fuse panel to breaker panel, consider upgrading the electrical system from 100 amps to 200 amps at the same time. This will allow you to meet all the electrical needs in today’s home without overloading your system.

3. Lead Paint

Before it was banned in 1978, lead was commonly used in building paint. We now know that this is extremely dangerous – especially for young children – although this isn’t necessarily a problem if the paint is in good condition or has been painted over. But if the paint is peeling, or if you’re going to be scraping or sanding it off, you should get it tested first. If the paint does contain lead, consult a professional trained in lead paint remediation.

4. Asbestos

From the 1940s to the 1970s, asbestos was used as a thermal insulation – especially on basement boilers, tiles and pipes. Now we know that exposure to asbestos is extremely dangerous; it can cause lung damage and cancer. If you suspect that a home has asbestos, contact a trained professional to assess it. You should avoid disturbing it, and you should never attempt to remove it yourself.

5. Galvanized Pipes

Homes built before about 1960 often have “galvanized” water pipes – pipes dipped in zinc to prevent corrosion and rust. However, galvanized pipes don’t age well – they rust and corrode on the inside, which can result in low water pressure and potential water quality issues. If the home has galvanized pipe you should consider getting it replaced. Talk to a plumber about pricing and options.

6. Old Furnaces

Make note of the age and condition of the furnace, especially if it’s getting to the end of its life span. Furnaces can be expensive to replace, but older inefficient furnaces can be expensive and dangerous to run.

7. Old Water Heaters

As with the furnace, make note of the age and condition of the hot water heater, especially if it’s more than 8-12 years old. Water heaters are relatively inexpensive to replace, preventing potentially expensive water damage, emergency plumber costs or inconvenience.

8. Old Roof

You definitely want to do a thorough roof inspection prior to closing. Roofs can be very expensive to repair or replace, and insurance doesn’t necessarily cover roof issues related to age.

Even if the house you’re considering has all these issues, that doesn’t mean that it can’t be made safe or that you shouldn’t buy it. It will just take money, or work, or both. It depends on what kind of deal you can get from the seller and/or contractors, and if it’s worth it to you.

Finding a Historic Home Inspector

Congratulations! You’ve decided to buy a historic house! As with all home sales, once your offer has been accepted, you should plan on getting a home inspection.

Finding a Historic Home Inspector

Historic homes have different issues than newer homes, so you’re going to want an inspector who knows what to look for in an old house. So, how to find an expert in historic houses?

Your first resource should be your real estate agent. Agents often have a wide network of specialists working in their area, including inspectors.

If your agent isn’t able to recommend a good historic home inspector, try one of these professional organizations:

• The American Society of Home Inspectors (ASHI). Experienced and certified home inspectors. Go to their website at and search for an inspector whose specialty is historic homes.
• Historic Building Inspectors Association (HBIA): Inspectors who have experience and certification in inspecting historic homes, and are dedicated to the preservation of historic properties. inspecthistoric.org.

Working with your Historic Home Inspector

Some things to talk about with your inspector about:

• Does the house have good bones? You’ll hear this a lot with historic homes, and it means is the house structurally sound, both its original construction, and how it has aged. This is especially important if you’re planning on changing the floor plan.
• What about the HVAC, plumbing, and electrical? Have they been updated? Do they need updating? If you are changing the floor plan, will you need to move existing lines or run new systems?
• Later additions, like swimming pools, septic tanks, burglar alarms, and specialty constructions like chimneys, might not be covered by the general inspection, so consider getting separate inspections for these.

Normal wear and tear is to be expected. Some older or original fittings might not be as efficient as newer versions, but that’s part of the charm of owning a historic house. Some things will require major repairs – like a rotted floor or infestation. Talk to your agent and inspector, and get estimates from contractors qualified in historic home repairs and restoration before you close on the sale.