Consumer Homes.

Question:

In my opinion, homeowner associations help maintain value.  if a dictator is on board, organize and get him/her out.   I am interested in the opinions of others. Tell me what you think! – Hide quoted text — Show quoted text ->The other point is with regard to the condo association rules. If it’s new >construction and no one has closed and consequently, no one is living there >yet, there are no condo association rules yet, right? If that’s so, that’s a >partial motivator for me to "grandfather" these changes prior to the rules >taking effect. > The association documents should be recorded before construction begins (or at > least before any units are sold).  You should either already have a copy or get > one to review when you sign—you will then have three days to back out if you > can’t "live with the rules". > Generally, you can do whatever you want inside your unit (architecturally > speaking), but anything outside must be approved.  Usually, the builder is > exempted from this rule so he can do whatever he wants outside.  It is probably > best to have the builder put up the unit the way you want at construction > rather than deal with the board later.  But I digress…. > The real point of my e-mail is to tell you to get a copy of the Declaration and > documents are not something that get established as time goes on and things > come up.  For example, a common rule is that only one pet is permitted. > Imagine moving into the place with two dogs and then this rule is enacted–you > would have to get rid of one of your dogs (obviously, completely unfair).  You > sign up and agree to follow the rules when you contract—it would be crazy to > sign up to a set of rules that will be established later. > My advice (and I’m president of our homeowners association) is to steer clear > of any association—unless you’re looking for the short term.  I learned too > late.  The so-called benefits cannot outweigh the problems if you get a > "dictatorial" board member. > It’s impossible to have an association without an ass.

Response:

What does your agent say?  Although based on the information provided I feel Kevin gave good advice.  I believe in consulting a local professional in the case of a property sale the real estate agent.  S/he should be able to guide you with proper responses or referrals to someone who knows. – Hide quoted text — Show quoted text -> I’m in the process of new construction in a condo in the Chicagoland > area. The condo is a loft rehab > <snip> > My fear is that come wintertime, heating the place will be an enormous > expense. The heating system is due to be forced air via the exposed > ductwork, but with high ceilings, walls which were originally designed > for commerical use and not residental (ie likely to have poor > insulation), and large windows, we’ll freeze. > Shouldn’t you have thought of this before you bought? > What is your experience with radiant, under the floor. heating? > Is it better with the "electrical blanket" type where it’s laid on the > concrete prior to the floor placement or is the pipe system cheaper (to > install, to use)? > Electric heat is the most expensive heat in your area. > It’s cheap to put in, but it will make your unit difficult > to resell. > I know of two houses that have radiant, circulating hot water > heat in the floor.  Both sprung leaks.  The first one had new > baseboard radiators installed as replacements.  The second > one is probably going to do something similar.  If they > leak, the condo underneath you will suffer lots of water > damage for which you will be liable. > <snip> > The builder’s a nice enough guy, but his primary job is to > finish the building, not customize my unit. > If you have signed a contract, read it.  It’s too late to > ask for all these extras.  You could have negotiated before > you agreed to buy, but not after. > <snip> >I’ve > also requested that a certain part of the condo be elevated (by 6 in), > so one would step down into the living area or step up in the master > bedroom. > This is a stupid architectural detail. > It may be in magazines and movies, but it is non-functional. > You  will turn off many potential buyers when it comes time > to resell. > Once again, he said no, based on building codes which are based > upon proper access for handicapped people. Is this true? > If you are really curious, check with the city building > department.  You are wasting your time though. > You are in a condo, not a private single family home. > I hope you read the condo association rules.  You are > about to find out how difficult associations can be > if you try to live very differently from the other > condo owners. > Am I dealing > with a builder who just wants to get this project over with? These > appear to be minor and straightforward modifications, at best. > I think that your requests are unreasonable if they were not > written into the contract.  However, money talks.  You might > be able to amend the contract if you are willing to pay for > all the changes.  What is minor to you may not be trivial in > a large project where the price is based on volume purchases > of building materials and the use of available sub-contractors.

Response:

>The other point is with regard to the condo association rules. If it’s new >construction and no one has closed and consequently, no one is living there >yet, there are no condo association rules yet, right? If that’s so, that’s a >partial motivator for me to "grandfather" these changes prior to the rules >taking effect.

The association documents should be recorded before construction begins (or at least before any units are sold).  You should either already have a copy or get one to review when you sign—you will then have three days to back out if you can’t "live with the rules". Generally, you can do whatever you want inside your unit (architecturally speaking), but anything outside must be approved.  Usually, the builder is exempted from this rule so he can do whatever he wants outside.  It is probably best to have the builder put up the unit the way you want at construction rather than deal with the board later.  But I digress…. The real point of my e-mail is to tell you to get a copy of the Declaration and documents are not something that get established as time goes on and things come up.  For example, a common rule is that only one pet is permitted.   Imagine moving into the place with two dogs and then this rule is enacted–you would have to get rid of one of your dogs (obviously, completely unfair).  You sign up and agree to follow the rules when you contract—it would be crazy to sign up to a set of rules that will be established later. My advice (and I’m president of our homeowners association) is to steer clear of any association—unless you’re looking for the short term.  I learned too late.  The so-called benefits cannot outweigh the problems if you get a "dictatorial" board member.   It’s impossible to have an association without an ass.

Response:

Kevin, Thanks for your quick response. The key point that I didn’t mention in the initial email was that I *haven’t* signed the contract yet. I’m signing it in tomorrow. Thus, is it better to negotiate with the builder (have him place the radiant heating in and then place the flooring on top of that) or in two phases (close on the deal with unfinished floors, have a subcontractor place the radiant heating in place, then, under separate contract, have the builder place the flooring). The other point is with regard to the condo association rules. If it’s new construction and no one has closed and consequently, no one is living there yet, there are no condo association rules yet, right? If that’s so, that’s a partial motivator for me to "grandfather" these changes prior to the rules taking effect. Lastly, as a point of curiousity. Why are these 6in elevations stupid if they’re supposedly hyped up in all the archy magazines, generating interest in them. One would think that by doing so, it would increase resale value. I dunno. Of course, decreasing resale value is the last thing I want to do. Thanks in advance, w fung – Hide quoted text — Show quoted text -> I’m in the process of new construction in a condo in the Chicagoland > area. The condo is a loft rehab > <snip> > My fear is that come wintertime, heating the place will be an enormous > expense. The heating system is due to be forced air via the exposed > ductwork, but with high ceilings, walls which were originally designed > for commerical use and not residental (ie likely to have poor > insulation), and large windows, we’ll freeze. > Shouldn’t you have thought of this before you bought? > What is your experience with radiant, under the floor. heating? > Is it better with the "electrical blanket" type where it’s laid on the > concrete prior to the floor placement or is the pipe system cheaper (to > install, to use)? > Electric heat is the most expensive heat in your area. > It’s cheap to put in, but it will make your unit difficult > to resell. > I know of two houses that have radiant, circulating hot water > heat in the floor.  Both sprung leaks.  The first one had new > baseboard radiators installed as replacements.  The second > one is probably going to do something similar.  If they > leak, the condo underneath you will suffer lots of water > damage for which you will be liable. > <snip> > The builder’s a nice enough guy, but his primary job is to > finish the building, not customize my unit. > If you have signed a contract, read it.  It’s too late to > ask for all these extras.  You could have negotiated before > you agreed to buy, but not after. > <snip> >I’ve > also requested that a certain part of the condo be elevated (by 6 in), > so one would step down into the living area or step up in the master > bedroom. > This is a stupid architectural detail. > It may be in magazines and movies, but it is non-functional. > You  will turn off many potential buyers when it comes time > to resell. > Once again, he said no, based on building codes which are based > upon proper access for handicapped people. Is this true? > If you are really curious, check with the city building > department.  You are wasting your time though. > You are in a condo, not a private single family home. > I hope you read the condo association rules.  You are > about to find out how difficult associations can be > if you try to live very differently from the other > condo owners. > Am I dealing > with a builder who just wants to get this project over with? These > appear to be minor and straightforward modifications, at best. > I think that your requests are unreasonable if they were not > written into the contract.  However, money talks.  You might > be able to amend the contract if you are willing to pay for > all the changes.  What is minor to you may not be trivial in > a large project where the price is based on volume purchases > of building materials and the use of available sub-contractors.

Response:

I’m in the process of new construction in a condo in the Chicagoland area. The condo is a loft rehab from an old warehouse with large windows (11 x 6 in the living room and 5 x 6 in the master bedroom). In addition, these windows are set in exposed brick walls, which cover roughly 1/3 to 1/2 of the unit. The ceilings are 11-12 ft high. It’s a beauty to look at. My fear is that come wintertime, heating the place will be an enormous expense. The heating system is due to be forced air via the exposed ductwork, but with high ceilings, walls which were originally designed for commerical use and not residental (ie likely to have poor insulation), and large windows, we’ll freeze. What is your experience with radiant, under the floor. heating? Is it better with the "electrical blanket" type where it’s laid on the concrete prior to the floor placement or is the pipe system cheaper (to install, to use)? Also, if a hardwood floor is placed over it, will this radiant heat accelerate the expansion/contraction process and mean a short life for the floor? If so, I’ve looked at marble, tile and concrete options, do these go better with this radiant heating system? If radiant heat is a good thing, where does the builder/ subcontractor fit in? The builder’s a nice enough guy, but his primary job is to finish the building, not customize my unit. I understand that. Unfortunately, my fear is that we’ll close on the unit without the radiant heat in place because his union labor isn’t listed to do that, so that if I *really* want that radiant system in place, out go the new hardwood floors so that the heating system goes in. He cites that he really can’t sell me a place without finished floors, but it seems to be a waste of everybody’s time and energy to close on something I’m not completely satisfied with. Lastly, a suspucion…. My general impression stems from our conversations (cordial ones) regarding differences in the standard master bathroom layout. Plus, I’ve also requested that a certain part of the condo be elevated (by 6 in), so one would step down into the living area or step up in the master bedroom. Once again, he said no, based on building codes which are based upon proper access for handicapped people. Is this true? Am I dealing with a builder who just wants to get this project over with? These appear to be minor and straightforward modifications, at best. Thanks for all your insight. W Fung

Response:

>……. He cites that he >really can’t sell me a place without finished floors, but it seems to be >a waste of everybody’s time and energy to close on something I’m not >completely satisfied with. >…so one would step down into the living area or step up in the master >bedroom. Once again, he said no, based on building codes which are based >upon proper access for handicapped people. Is this true? >W Fung

Lookit, Fung, what did you sign a contract for?  It may be anyone’s opinion as to whether it is good business or bad business to not want to do custom changes where they could stick you big time as you are sorta over a barrel (an old contractor’s saying is supposedly "bid it low and then make it up on the change orders"), but bottom line if you signed a contract for a certain unit as presented to you per the filed plans at the time, they are in no way obligated to do anything different for you.  You do have this under contract?   Single dwelling units do not have to be ADA handicapped accessible inside, but if for some reason you don’t close, maybe they are concerned with now having a non-std unit; maybe they don’t think your ideas would be more saleable in the marketplace, and are just trying to put you off gently. whatever, -v.

Response:

> I’m in the process of new construction in a condo in the Chicagoland > area. The condo is a loft rehab

<snip> > My fear is that come wintertime, heating the place will be an enormous > expense. The heating system is due to be forced air via the exposed > ductwork, but with high ceilings, walls which were originally designed > for commerical use and not residental (ie likely to have poor > insulation), and large windows, we’ll freeze.

Shouldn’t you have thought of this before you bought? > What is your experience with radiant, under the floor. heating? > Is it better with the "electrical blanket" type where it’s laid on the > concrete prior to the floor placement or is the pipe system cheaper (to > install, to use)?

Electric heat is the most expensive heat in your area. It’s cheap to put in, but it will make your unit difficult to resell. I know of two houses that have radiant, circulating hot water heat in the floor.  Both sprung leaks.  The first one had new baseboard radiators installed as replacements.  The second one is probably going to do something similar.  If they leak, the condo underneath you will suffer lots of water damage for which you will be liable. <snip> > The builder’s a nice enough guy, but his primary job is to > finish the building, not customize my unit.

If you have signed a contract, read it.  It’s too late to ask for all these extras.  You could have negotiated before you agreed to buy, but not after. <snip> >I’ve > also requested that a certain part of the condo be elevated (by 6 in), > so one would step down into the living area or step up in the master > bedroom.

This is a stupid architectural detail.   It may be in magazines and movies, but it is non-functional. You  will turn off many potential buyers when it comes time to resell. > Once again, he said no, based on building codes which are based > upon proper access for handicapped people. Is this true?

If you are really curious, check with the city building department.  You are wasting your time though. You are in a condo, not a private single family home. I hope you read the condo association rules.  You are about to find out how difficult associations can be if you try to live very differently from the other condo owners. > Am I dealing > with a builder who just wants to get this project over with? These > appear to be minor and straightforward modifications, at best.

I think that your requests are unreasonable if they were not written into the contract.  However, money talks.  You might be able to amend the contract if you are willing to pay for all the changes.  What is minor to you may not be trivial in a large project where the price is based on volume purchases of building materials and the use of available sub-contractors.

Response: