BlogArizona Category: Leasing Commercial PropertyThis page contains all BlogArizona posts related to Leasing Commercial Property. Read a specific post by clicking on a title below, or scroll further down the page to read through all posts in this category.Sunday, April 06, 2008Selling a Home in AZ and Not Sure What to Disclose to the Buyer?I recently received an email with this question about disclosure of sex offenders when selling a home in Arizona:
First, I have to say that I'm not an attorney so I can only address this question in the general sense and from a Realtor's perspective. So do not consider my answer as legal advice, and ALWAYS consult an attorney for questions about your own specific situation. Second, don't believe everything you read in the mainstream media! Of course, you can't believe everything you read on the internet either. But I do know bloggers who are much more thorough about checking facts than some of the major media outlets. Arizona legislators are constantly updating our laws, and real estate disclosure is a hot topic. However, I don't think a change to the law is the source of confusion in this case. From my experience, I'd say all of the sources quoted are technically correct. I think this is the USA Today article that was referenced in the question, here's the AZ real estate attorney who was mentioned, and here's the Arizona Association of Realtors (AAR) Residential Seller Advisory form. The AAR Residential Seller Advisory does indeed state, "By law, sellers are not obligated to disclose that the property is or has been... located in the vicinity of a sex offender." But if you keep reading, it goes on to say, "However, the law does not protect a seller who makes an intentional misrepresentation." And then the top of the next page says, "Sellers are required by law to disclose all known material (important) facts about the Property to the Buyer". So what is considered to be "material" or "important"? Generally, anything that may affect a buyer's decision to buy is definitely material and should be disclosed. To be safe, I tell sellers that EVERYTHING is material to the buyer. At least, a seller has to assume that everything is material because they don't know what's material to the buyer. Every buyer is different... what seems minor and unimportant to the seller may very well be minor and unimportant to one buyer. However, that same item may be extremely important, and thus material, to another buyer. If it ends up in front of a judge, I would guess that anything and everything the buyers find out later, that the seller knew and didn't disclose, will be considered material! The AAR Residential Seller Advisory reinforces this idea with it's heading, "When in doubt, disclose!". If the sellers know there's a sex offender living down the street and the buyers ask, I would tell the seller to disclose it, in writing, to protect both the sellers and the buyers. Even if the buyers don't ask, I would still tell the sellers to disclose it, in writing. It doesn't matter if the buyers are older or don't have kids. You cannot assume they don't care about a sex offender living nearby. They may have grandchildren who visit and play outside, or friends that come over and bring their kids. My point is, you shouldn't try to get inside the buyer's head and figure out what is, or is not material. Only the buyer can decide that. Just disclose it and let the buyers make that call... whether it's a maintenance problem, or something you know about the neighbors, homeowners association, schools, etc. Disclose whatever you know. I know many people are reading this thinking, "Disclose it, even if it they don't ask? That would probably kill the deal." Well, it's better to kill the deal now than end up in court later. And actually, being honest from the beginning by making full disclosure reduces the risk of a last minute deal-breaker, 29 days into the transaction. As a seller, if the deal isn't going to close, don't you want to know right away instead of AFTER your house has been off the market for a month? Full disclosure isn't just for sellers either. It's a two-way street. Buyers should also disclose anything that might be material to the sellers, like if they know something which may affect their ability to qualify for a mortgage. The "golden rule" can (and should) be applied to real estate transactions, just like anything else in life. Every transaction is smoother, less stressful and turns out better in the end if both parties are honest and upfront with each other from the beginning. But buyers, don't be naive! You should NOT rely on the sellers to disclose all material facts about the property you're buying. Even if the sellers are honest people, they may not know all the material facts. So buyers must also do their "due diligence" by investigating everything that's important to them. The AZ Department of Real Estate advises buyers to read and investigate the items on this checklist for Arizona home buyers. While the law may require certain disclosures, "Buyer Beware" is a reality!
Posted by Shannon Hubbard, Arizona Real Estate Agent on April 6, 2008 | Permalink | Comments (8) | TrackBack Friday, January 18, 2008AZ Termite Inspector Licensing Agency Going Away
Amid allegations of "cronyism, inefficiency, overregulation and instability", the executive director was recently fired by the seven member Commission. In protest, the 3 Commission members who voted against firing the executive director have resigned. A committee of Arizona lawmakers have since voted in favor of, and are introducing a bill to disband the SPCC altogether. Under the new bill, regulation & licensing of pest control professionals, including termite inspectors, will be transferred to the AZ Department of Agriculture. Arizona lawmakers also considered transferring the SPCC's duties to the AZ Registrar of Contractors (ROC) or the AZ Board of Technical Registration (BTR). However, agricultural pest control is already regulated by the AZ Dept. of Agriculture, so they are the most logical choice. Last I heard, the bill was supposed to be introduced in early January when the AZ Legislature reconvened. While I have not officially seen anything stating the bill has been introduced or approved, I was told by one of my State Representatives in early January that the SPCC's duties will be transferring to the AZ Department of Agriculture. I think he told me a time frame, but I don't remember what it was. So it sounds like a pretty done deal, even if it has not been officially approved. AZ Governor Napolitano mentioned late last year that she would consider the recommendation to get rid of the SPCC, and the State Representative I spoke with did not say the SPCC might go away, he said it was going away. Additionally, the SPCC (like all such agencies) is subject to review every ten years. I believe the SPCC's sunset review is due in June of this year, and even in the absence of other legislation, I don't think the SPCC is expected to be re-authorized or renewed. So, the "good ole boy network" at an Arizona licensing agency...could it really happen? Of course, I'm being sarcastic - yes, it really happens and probably more than you'd ever believe. I have personally witnessed the type of abuse of power alleged here at another AZ licensing agency. Luckily, it was not not directed at me personally. However, I would bet that it's much more widespread than the public really knows. That's a real shame since these licensing agencies are intended to protect the public. But when the agency is corrupt, it doesn't protect anybody - it just raises the cost of doing business. And that cost is ultimately passed on to the consumer, which means the licensing agency ends up hurting the very consumers it was supposed to protect. By the way, I want to apologize to my loyal readers for my recent "vacation" from blogging. Between the holidays, visiting relatives and another project I've been working on, the time has just gotten away from me. But I promise to post again soon. In fact, my friend the AZ Mortgage Guru recently sent me a very interesting article, which got me doing some research on another Arizona licensing agency. And what I found is definitely worth coming back to read. So be sure to check back in a few days and read all about it! Related articles:
Posted by Shannon Hubbard, Arizona Real Estate Agent on January 18, 2008 | Permalink | Comments (2) | TrackBack Saturday, December 08, 2007Indoor Air Quality & Pollutants in Your HomeDuring the last 20 years, many homes have been made tighter to conserve energy, to decrease the amount of heated air that leaves the house in winter, and likewise, decrease the amount of cooled air that escapes in the summer. At the same time, of course, there is less fresh, cold air getting into the house in the winter and less fresh hot air entering the house in summer. This may seem like a good idea; it isn't. Because the air inside your house is in an enclosed space, the concentration or level of pollutants can be much greater in the air inside than outside. A tighter house has a lower ventilation rate. As a result of ventilation decreases, the concentration of pollutants inside the home increases. Indoor air pollutants pose the greatest risk to people who are at home the most; babies, children, the elderly and chronically ill. Ironically, these are the very same people who are most susceptible to pollution in the air. Some indoor air pollutants like radon and asbestos are life threatening. While others may not be life threatening, they can make your life miserable causing eye, nose & throat irritation, shortness of breath, dizziness, lethargy, fever and digestive problems to name a few. There are three basic ways to reduce and alleviate indoor air pollution:
There are many different types of indoor air pollutants: the by-products of combustion, including environmental tobacco smoke; respirable suspended particles; carbon monoxide; nitrogen dioxide; volatile organic compounds (VOC's); biologicals; and electromagnetic fields (EMF's). Carbon Monoxide (CO) is a colorless, odorless, tasteless and nonirritating gas that can interfere with the supply of oxygen to the body tissues. Its sources can include unvented kerosene & gas heaters, leaking chimneys & furnaces, car exhaust, gas stoves and tobacco smoke. Volatile Organic Compounds (VOC's) refer to a large number of organic vapors that contaminate the air. It's common for VOC levels to shoot up temporarily, during and following new construction, renovation or refurbishing. Therefore, it's important to increase ventilation as much as possible during and following any renovation. Some VOC's are carcinogenic and there are numerous sources of VOC's including: household products (paints, paint strippers & other solvents); new carpeting, drapes & furnishings; wood preservatives; aerosol sprays; cleansers & disinfectants; moth repellents & air fresheners; stored fuels & car supplies; hobby supplies; dry cleaned clothing; and environmental tobacco smoke. When present indoors, tobacco smoke can be a major source, or significant part of indoor air pollution. Biologicals include things like fungi, molds and dust mites. Higher levels of humidity tend to encourage their growth. The two major actions to control biologicals are controlling the moisture and keeping your home as clean as possible. Electromagnetic Fields (EMF's) are a combination of electric fields and magnetic fields that radiate from electric cables, wires, fixtures and appliances. They include any appliance that either: uses electric bulbs; has an electric motor, such as a refrigerator, freezer, clothes washer, hair dryer, shaver, food mixer, blender, vacuum, etc.; or has an electric heating element, such as a clothes dryer, iron, electric blanket, stove/oven. The data is not conclusive regarding EMF health hazards. It seems to indicate that the most likely health effects of exposure to EMF's would be in the areas of cancer and reproduction. While a cause and effect relationship has yet to be established, a statistical association has emerged between exposure to EMF and cancer risks and reproduction malfunctions.
Here's one (probably unknown) step to control and mitigate EMF in your home: If you have an electric blanket, use it to warm the bed and turn it off before you get into the bed!
Posted by Martin Spilo on December 8, 2007 | Permalink | Comments (2) | TrackBack Saturday, June 16, 2007Summer Maintenance Links for Arizona HomeownersI intended to spend some time blogging this wonderful Saturday morning. However, as the real estate market picks up speed for summer, so does my schedule. So instead, I'll spend my day off doing 2 home inspections and a mold test. Oh well, that's just how life goes sometimes! So for today, I'll just post some links to maintenance information that will help to prepare you, your family and your home for this summer season. Swimming Pool Safety & Maintenance
Maintaining Your Home's Air Conditioner
Saving Energy & Keeping Your AZ Summer Electric Bill Low
Other Home Maintenance for the Arizona Summer Things to Do in Arizona During the Hot Summer
And by the way, if you're looking for something (other than the proverbial tie) to give Dad for Father's Day, here are a couple of cool ideas (Hint, Hint to my wife & kids!):
Can you tell I like airplanes? Okay, so I can dream anyway... Enjoy your Saturday!
Posted by Scott Hubbard, Arizona Home Inspector on June 16, 2007 | Permalink | Comments (1) | TrackBack Friday, April 13, 2007BlogArizona.com Welcomes the Arizona Mortgage Guru!Those who read BlogArizona.com regularly have probably noticed that I myself have been a blog mute over the past few months! To the many people who read BlogArizona.com each day, I sincerely apologize for my absence. Of course, there's no excuse to neglect your blog :) But I will say (in my defense and in defense of the AZ real estate market in general) that I've been crazy busy lately! No matter what the newspaper or other media may say, BUYERS ARE BACK TO THE ARIZONA REAL ESTATE MARKET! That's why I haven't blogged lately! Now that we've established that the Arizona "real estate bubble" is still not bursting, I want to welcome Shailesh Ghimire to BlogArizona.com. Shailesh is the Arizona Mortgage Guru and a local Home Loan Expert. Shailesh and his wife Aimee are a team at CTX Mortgage, serving the Greater Phoenix area. If you've read Shailesh's first BlogArizona post or visited his blog, I think you'll agree that Shailesh will make a great addition to BlogArizona.com. I have no doubt that his posts will add interesting and current content that BlogArizona readers will enjoy. I also want to say that while I haven't posted much lately, I have been working on some new upgrades/features for BlogArizona. These improvements will be added over time, and that's all I'm saying so you'll have to keep checking back to find out what they are! BlogArizona.com is also looking to add new Contributors. Here's more information if you or someone you know is interested.
Posted by Shannon Hubbard, Arizona Real Estate Agent on April 13, 2007 | Permalink | Comments (2) | TrackBack Wednesday, August 30, 2006BlogArizona.com Among Top Real Estate BlogsBiggerPockets.com recently put together a list of the Top 35 Real Estate Blogs, and of course, BlogArizona.com was on the list! BiggerPockets.com considered real estate blogs for their Top 35 list based on several factors including frequency of updates, as well as how unique, timely and relevant the blog's content is. Considering the thousands of real estate blogs that are out there, BlogArizona.com considers this an honor! But being named as a top real estate blog is not new to BlogArizona.com. Not only was BlogArizona.com one of the first real estate blogs in Arizona, but it has consistently been listed among the top blogs and real estate sites. So whether your buying, building, selling, renting or just want to learn a little about Arizona, be sure to come back to BlogArizona.com regularly! Posted by BlogMaster on August 30, 2006 | Permalink | Comments (3) | TrackBack Monday, August 07, 2006Commercial Office Space Available For Lease In MesaOffice Space in Mesa - For Rent By Owner
For more information or to arrange a viewing, contact Lubo Mihaylov at (480) 969-7537.
Posted by Shannon Hubbard, Arizona Real Estate Agent on August 7, 2006 | Permalink | Comments (0) | TrackBack Tuesday, July 11, 2006Property Analyzer Tool for Real Estate InvestorsI recently received an email from Stephane at LandlordMax.com informing me about a new online real estate property analyzer tool. The tool is FREE and it's basically like a mortgage calculator for investment properties, but much more extensive. If you're looking at investment property, it would definitely be a great idea to run the numbers through LandlordMax.com's property analyzer tool first to see what kind of return you can expect on your investment! It generates seven different reports, including:
LandlordMax.com also offers Property Managment Software for the more serious real estate investor or landlord. Their property management software is not free, but the online real estate property analyzer tool is free, so check it out! If you do try it, feel free to make a comment and let me know what you think.
Posted by Shannon Hubbard, Arizona Real Estate Agent on July 11, 2006 | Permalink | Comments (0) | TrackBack Tuesday, June 20, 2006New Law Helps Arizona Homeowners with HOA'sArizona Governor Janet Napolitano recently signed House Bill 2824 into law, giving Arizona homeowners one more tool to fight back against abusive homeowners associations (HOA's). The new law, which goes into effect 90 days after the legislative session ends, will enable homeowners to have their HOA disputes heard before a judge rather than having to file an expensive lawsuit. The filing fees haven't been set as of yet, but the non-refundable filing fee is expected to be around $500 versus what could be tens of thousands to file a lawsuit. Most lawyers oppose the new law, while most homeowner advocates support it, so it must be good for homeowners! I believe it will help to level the playing field between the homeowner and the HOA. Personally, I have mixed emotions about HOA's. I'm currently the President of a commercial property owners association, and I have worked closely with the Board of Directors in other HOA's. I have seen first hand how great a community can be if it has a good HOA, and how miserable it can be with a bad one. While homeowners associations can be good for property values, a "bad" HOA can seriously mess up your life. Because they have the power to lien and foreclose on your property, it is important that you stay paid up on your dues and promptly deal with any fines or non-compliance issues, no matter how angry you become! I've seen homeowner associations turn a couple hundred dollars into thousands of dollars in fines, late fees and interest in a relatively short period of time. So what is a bad homeowner association? First, it's important to understand how HOA's work. A homeowners association is usually made up of two components - 1) the elected Board of Directors, who are members of the association, and 2) the property management company, who is hired by the association to take care of the association's daily operations. In my opinion, a "bad HOA" is bad either because it has a "bad" Board of Directors or it has a "bad" management company, or both. My experiences both in residential and commercial real estate have lead me to the conclusion that property management companies are some of the sleaziest people in the real estate industry. (Just my opinion, of course!). I think the reason for this is that property management is not a licensed activity - anyone can do it. Don't get me wrong, there are many really good property management companies that provide great service to their clients. But the ones that are "bad" do a huge disservice to their entire industry. As far as the Board of Directors go, they can be "bad" in more than one way. If your association has that one Board member that wants to measure everybody's grass and make sure it's not out of compliance, that is "bad" in my opinion. That's the guy I call the "Neighborhood Nazi", and I've met him! As long as the Board has other reasonable members to overrule the Neighborhood Nazi, the HOA can still be okay. If there are more Neighborhood Nazis than reasonable members on the Board, I would call that a "bad" HOA. The Board of Directors can also be a problem if they are too passive, what I call an "absentee Board of Directors". Unfortunately, when a management company realizes they are dealing with an "absentee Board", they will often take advantage of the situation. Remember, not all homeowners associations are bad. But also remember that even a good HOA can quickly become a "bad" HOA with the election of one or more new Board members, and vice versa. But the "bad" HOA's worst enemy is the informed, involved homeowner...so be sure to go to meetings, vote and participate in your association. And even more importantly, before you purchase a home, carefully read the CC&R's. I know they're usually long and boring, but sometimes they have rules you don't expect like you must have at least 2 citrus trees in your front yard, or you can't park a pickup truck in front of your house overnight. So use your inspection period wisely and inspect more than just the house, inspect the association before you buy!
Posted by Shannon Hubbard, Arizona Real Estate Agent on June 20, 2006 | Permalink | Comments (12) | TrackBack Saturday, May 20, 2006BlogArizona Gets Mention in Arizona Republic Real Estate Blogging Article!BlogArizona.com was recently contacted by Arizona Republic reporter, David van den Berg, who was doing an article on real estate bloggers. Several of BlogArizona's Contributors were interviewed and quoted in the article, which came out in the May 17th Arizona Republic. The article, "Blogs Will Grow As Tool For Real Estate", can also be viewed online. Posted by BlogMaster on May 20, 2006 | Permalink | Comments (2) | TrackBack Saturday, May 13, 2006New Arizona Developments - Northeast ValleyWork will soon start on the largest retail and office development ever slated for Cave Creek. The new development, called Stage Coach Village, will offer more than 26,000 square feet of office space and nearly 79,000 square feet of retail and restaurant space. M&G Contracting Inc. is the developer of the 105,000-square-foot project at the northwest corner of Cave Creek Road and Galloway Drive, near the Carefree border. This project will be the largest ever opened in Cave Creek.
Please call or e-mail me if you or someone you know is thinking of buying or selling a home, or if you would like to know the range of value of your property, I’d be happy to service your real estate needs. Posted by Aaron Freeman on May 13, 2006 | Permalink | Comments (0) | TrackBack Friday, May 12, 2006New Arizona Developments - Northeast PhoenixCityNorth is a $1 billion mixed-use development planned for northeast Phoenix, east of Desert Ridge Marketplace. It is composed of 5-million square feet of development featuring retail, office and luxury residential space on 144 acres. The first phase will have more than 2 million square feet. At the southern edge of the development, next to Loop 101, will be the signature building with several floors. Initial site work is set for July. Groundbreaking is scheduled for October, with the first phase of retail opening in late 2007. CityNorth may set a new standard in the Southwest if it is built as designed, with luxury condominiums over retailers, offices and several high-end department stores. A five-star, 250-room hotel is planned at the east end of CityNorth, at 56th Street and the 101. The hotel will be connected to a luxury department store and topped by four levels of luxury residential condominiums. CityNorth’s west end will have a four-star, 300-room business hotel with an 80,000 square-foot health club. The health club opens in late 2007, with the hotel opening in Spring 2008. Palisene is a 2,200 acre master-planned community northwest of Scottsdale Road and Loop 101. The Stacked 40’s proposal across Scottsdale Road from Palisene is an upscale retail center that the Wolff Cos. and Vanguard City Home is planning on 29 acres across Scottsdale Road from Kierland Commons. These four projects represent about 4 million square feet of retail space.
Please call or e-mail me if you or someone you know is thinking of buying or selling a home, or if you would like to know the range of value of your property, I’d be happy to service your real estate needs. Posted by Aaron Freeman on May 12, 2006 | Permalink | Comments (0) | TrackBack Thursday, May 11, 2006New Arizona Developments - West ValleyThe West Valley is growing extremely fast and very quickly will support the majority of the Valley’s overall population, and eventually will provide a large part of the Valley’s entertainment and business growth. See attached photos of West Gate City Center. 500,000+ square feet of retail, entertainment, dining and office will debut at the end of 2006. This is the first phase of a 6.5 million square foot master-planned new city. The $25 million Grand Avenue underpass project, under Glendale Avenue, will open on July 3, 2006 ending a 2-year construction project. Several key intersections were redesigned to eliminate bottlenecks caused by six-point traffic signals next to a railroad. It’s going to be much easier to get to, through and around downtown Glendale. A trip from downtown Glendale to downtown Phoenix will require only 12 minutes. This was the last and largest of the five-year, $100 million modernization of seven intersections on Grand in Glendale, Peoria and Phoenix, which is all a part of the Grand Plan. Residential builders are beginning new development in central Glendale:
Several new commercial projects are underway or imminent:
Please call or e-mail me if you or someone you know is thinking of buying or selling a home, or if you would like to know the range of value of your property, I’d be happy to service your real estate needs. Posted by Aaron Freeman on May 11, 2006 | Permalink | Comments (0) | TrackBack Saturday, February 04, 2006Paradise Ridge - a Master Planned CommunityParadise Ridge, a 2,200-acre master-planned community, will border the south side of the 101, spanning from 64th Street to Scottsdale Road. Located on approximately 700 acres, the retail development will become a regional destination for shopping, dining and entertainment. The other 1,500 acres of Paradise Ridge will house residential, office, hospitality and resort facilities.
Posted by Aaron Freeman on February 4, 2006 | Permalink | Comments (0) | TrackBack Wednesday, January 18, 2006Receive New Arizona Real Estate Listings As Soon As They Hit MLS!We've added new features and functionality to the Arizona MLS search page. You can now save your searches and have automatic updates emailed to you! It's quick, it's easy and it's FREE!! After you sign up, just save your search and you will receive an email each day notifying you of any new listings that match your search criteria. You can search Residential Homes for Sale, Residential Rentals, Land & Lots or Commercial Properties for Sale. You may also browse several other categories, including Commercial Properties for Lease, Multiple Dwellings, Gated Communities, Golf Communities and New on MLS Today. In today's real estate market, the good properties are sold before most buyers even know they're for sale. Not anymore! Sign up for automatic updates today, and be the first to know when new properties are listed!
Posted by Shannon Hubbard, Arizona Real Estate Agent on January 18, 2006 | |
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If you haven't already heard, the licensing agency for 
