沒有permit的房子不要買

為什麼沒有permit的房子不要買。
某年幫一位客戶買房,賣家曾經remodel過卻沒有申請permit,但是已經是年代久遠的事。
投標之前我們也再三確認屋主做了哪一類的remodel,一些櫥櫃的更換,水電管線都沒有變動,廁所只換了vanity,也就安心買了下來。
屋主要求rent back 2個月,但是租約未到已經先行搬走,搬走時還很小氣,馬上打電話先切斷了電,由於Santa Clara是Santa Clara utilities,city 派人來切電,眼看這房子remodel過,不分青紅皂白,就開了張罰單,要求up to code。
我的客戶是第一次買房,賣家也堅稱持有過程中沒有做過任何需要permit而沒有申請的remodel,因為屋子已經成交,罰單必須要由新屋主負責,我跟Listing agent都傻了眼,根本沒遇過類似情況…
接下來就是跑市府問清楚,連市府permit center都詫異,這樣的情形怎麼會發生。為了要解決問題,我們只好當作是我們曾經remodel,先畫圖floor plan、到市府申請許可,期間還有模有樣的必須申請Title 24,就是為了要符合city Plan Submission Requirements 當初為了省錢,我們自己花了很多時間自己畫了圖,交上、申請許可、叫檢查,看看出了什麼問題,之後請工人修復、檢查、修復然後檢查通過,過程花了整整一個月,還好期間非常幸運,不僅櫃台的人通融,讓我用自己的格局圖,就拿到permit,也能call for an inspection,後來檢查員只挑出一些電盤老舊、加裝GFCI等小問題,我們請來licensed electrician,就在第二次檢查,把問題順利解決了 ,一切都算是不幸中的大幸。
到底什麼裝修需要permit?什麼不需要,像是San Jose City有一些標準可供查閱,點擊連結就能看到。但是每一個city都有不同的標準,請先諮詢在地市政府permit center。
分享自身的經驗給大家,就連這種不需要permit的裝修,都有可能會被找麻煩了,何況是動了管線、加建、改建卻沒有permit的建築。買房子的時候,從disclosure中去讀seller提供的屋況與歷史,到city permit center查詢歷史也很重要。賣房子的時候不管有沒有permit的整修,一定都要誠實揭示告知。

2019年1~2月矽谷房市行情報告

三月過了一半,趁昨天剛好有個空檔看一下過去兩個月的加價率跟去化天數,2019 1月~2月的數據代表2018年底12月與2019年1月的買氣,多個城市都有反彈,更有買個房好過年的跡象。2018年5月以來,矽谷房市已經有跌幅,原因很多,股市、利率、漲多回跌、與最新的稅法都是其一。


2019房市有點回溫,加價率稍有回升、去化天數減少,但是仍不如2017/2018市況激烈,當初幾乎每一套房都是多個offer,最近市場則是要看產品了,目前要地點不差、屋況好、帶土地的房子是現在多數買方的首選。


關於未來房市走向,我們也在持續觀察中。可以預期的是今年房市要漲回2018年春天的機率應該不大,維持平盤是多數人的看法,在這樣的市場,你可以有更多選擇、可以放contingency買房,對於買家有更多交易上的保護。


Time frame is from Feb 2018 to Feb 2019 Postal City is ‘Palo Alto’Property Type is ‘Residential’Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’Results calculated from approximately 460 listings

Time frame is from Feb 2018 to Feb 2019 Postal City is 'Mountain View' Property Type is 'Residential' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 540 listings
Time frame is from Feb 2018 to Feb 2019 Postal City is ‘Mountain View’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 540 listings
Time frame is from Feb 2018 to Feb 2019 Area Name is ’19 – Sunnyvale’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 950 listings
Time frame is from Feb 2018 to Feb 2019 Area Name is ’18 – Cupertino’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 590 listings
Time frame is from Feb 2018 to Feb 2019 Area Name is ‘5 – Berryessa’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 830 listings
Time frame is from Feb 2018 to Feb 2019 Area Name is ‘6 – Milpitas’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 590 listings
Time frame is from Feb 2018 to Feb 2019 Area Name is ‘3 – Evergreen’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 770 listings
Time frame is from Feb 2018 to Feb 2019 Area Name is ’14 – Cambrian’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 860 listings
Time frame is from Feb 2018 to Feb 2019 Area Name is one of ’13 – Almaden Valley’, ’12 – Blossom Valley’, ’11 – South San Jose’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 2,100 listings