\u062c\u06cc<\/p>\n
\u0631\u0648\u0633\u062a\u0627\u06cc \u0644\u0627\u06af\u0648\u0646\u0627 \u0648\u0648\u062f\u0632<\/p>\n
JULY 19, 2023, SUMMER REAL ESTATE FORUM<\/p>\n
ANSWERS TO REALTOR QUESTIONS<\/p>\n
EPOXY PROGRAM<\/p>\n
Is the epoxy lining program performed on all designated pipes or, if the pipe is in extremely<\/p>\n
poor condition and disintegrating, is it replaced?<\/p>\n
All sewer pipes are included in the remediation program. The lining process can be<\/p>\n
accomplished with up to 60% pipe remaining. When lining cannot be done, the pipe must be<\/p>\n
traditionally replaced, and this is done with prelined pipe.<\/p>\n
Is a schedule in place as to when buildings will be epoxy lined?<\/p>\n
Staff creates the schedules for United Mutual and Third Mutual in November of the preceding<\/p>\n
year. This timeline allows buildings with the greatest need to be added to the plan of the<\/p>\n
succeeding year.<\/p>\n
GENERAL\/OTHER<\/p>\n
Why does the Village decline to install smoke detectors prior to close of escrow? This position<\/p>\n
does not comply with the law.<\/p>\n
\u0627\u0644\u0641<\/p>\n
United Mutual replaces smoke detectors on a 10-year cycle or when they fail.<\/p>\n
b. Third Mutual smoke detectors are the responsibility of the manor owner.<\/p>\n
What, if anything, can Third Mutual and United Mutual do regarding slumlords?<\/p>\n
Manor lessees and the owner\/shareholder share an agreement; the mutuals do not regulate<\/p>\n
matters between the two parties. Nonresponsive landlords can be reported to the Fair Housing<\/p>\n
\u0633\u06cc<\/p>\n
ouncil of OC, who investigates these types of matters.<\/p>\n
Some historical records were lost in the hack incident. However, permits for the paperless<\/p>\n
and\/or ATF mutual consents\u2014improvements recognized. However, if the alteration is<\/p>\n
structural, it\u2019s a more complicated issue to resolve.<\/p>\n
It is unclear if there is a question to answer. However, the IT department did recover all files<\/p>\n
impacted by the malware attack.<\/p>\n
Docent tours are booked out for several months. Is there a possibility of scheduling additional<\/p>\n
tours to cure backlog?<\/p>\n
At this time, due to staffing and budget reductions we are at capacity and unable to add<\/p>\n
additional tours.
\nWhy do some floors have one washer and dryer while others have two? Garden Villa homes?<\/p>\n
The LH-21 buildings have two washers and dryers per floor, but the Garden Villas have only one<\/p>\n
set due to space (Garden Villa laundry rooms are smaller than the LH-21 rooms). The difference<\/p>\n
is seen in the location; LH-21 laundry rooms are in the exterior tower, while Garden Villas\u2019<\/p>\n
laundry rooms are located in the middle of the buildings.<\/p>\n
Agent provided photos of weeds on berms and stated some are five to seven feet tall. Can<\/p>\n
anything be done to remove the blight and potential fire hazard? Weeds are throughout<\/p>\n
gates 7 through 10.<\/p>\n
Slope maintenance (berms) is contracted and budgeted at twice a year, in six-month<\/p>\n
increments. This level of service is dictated by the boards. Unfortunately, in springtime, weeds<\/p>\n
can grow significantly and, with all of the rain this year, they did grow quite tall. Crews are on<\/p>\n
their second round; all tall weeds will be eliminated soon.<\/p>\n
One agent is aware that recently, tree roots were removed from a toilet and flooring was also<\/p>\n
removed. She opined that the tree must be removed to avoid a repeat event. Root pruning?<\/p>\n
Without a manor number to investigate, we are unable to provide any information; however,<\/p>\n
any interruptions in mutual plumbing will be documented by the plumbing division and made<\/p>\n
available to the resident. It is possible to use this documentation to support a member’s case to<\/p>\n
remove a tree. Such action can be initiated via the Landscaping Services Department by<\/p>\n
submitting a request for board consideration.<\/p>\n
Who inspects outside contractor work before an invoice is paid?<\/p>\n
All contract work is inspected by coordination staff, who ensure all work is done to the<\/p>\n
satisfaction of the mutual and all paperwork is in order. In the Damage Restoration division,<\/p>\n
inspection is handled on many fronts. VMS field staff ensures that estimates make sense and<\/p>\n
that the right amount of equipment is used for whatever task is at hand. Vendors must provide<\/p>\n
staff with regular progress updates and any deviations from the initial plan. Finally,<\/p>\n
administrative staff ensure that only contract pricing is used and management reviews all<\/p>\n
invoices prior to being sent for payment.<\/p>\n
Request for return of contractor list.<\/p>\n
Both mutuals abolished this list at the recommendation of counsel due to the possible legal<\/p>\n
implications. This will need to be brought to the boards by the owners and shareholders for<\/p>\n
reconsideration.<\/p>\n
GRF TRUST FACILITIES FEE<\/p>\n
There is a rumor that GRF plans to increase the trust facilities fee to $10,000. Is this true?<\/p>\n
No, this is not true. The fee was last updated 1\/1\/2022.<\/p>\n
How is the GRF trust facility fee used?<\/p>\n
The trust facilities fee fund was established in 2012 to maintain and improve recreational and<\/p>\n
other amenities available to all residents of Laguna Woods Village. A fee, allowed under Civil<\/p>\n
Code \u00a74580, is imposed on all transactions involving the purchase of a separate interest in any<\/p>\n
of the community\u2019s common interest developments (United Mutual, Third Mutual and Mutual<\/p>\n
No. Fifty). The trust facilities fee is a fixed amount, as determined from time to time by the<\/p>\n
2
\ntrustee of the GRF trust. This fund receives monies through the aforementioned fee and<\/p>\n
interest earnings. Although this is not a required fund, the board shall determine the<\/p>\n
appropriate allocation to meet reserve expenditures.<\/p>\n
\u0627\u0644\u0641<\/p>\n
What is the breakdown?<\/p>\n
There is no breakdown. These funds simply go into reserves and are treated just like any<\/p>\n
other contributions to reserves.<\/p>\n
How does someone get the fee waived?<\/p>\n
The trust facilities fee is a fixed amount as determined from time to time by the trustee of<\/p>\n
the GRF trust. The entirety of each such fee, when and as paid by the purchaser(s) shall be<\/p>\n
deposited into the trust facilities fee fund and shall be applicable to all such transactions,<\/p>\n
excluding the following transfers of a separate interest:<\/p>\n
1<\/p>\n
Where ownership of a separate interest is joined between a current beneficiary of a<\/p>\n
trustor and a nonbeneficiary spouse, domestic partner or other relative of such<\/p>\n
beneficiary;<\/p>\n
Where ownership of a separate interest is transferred to a nonbeneficiary of a trustor by<\/p>\n
gift or through inheritance from a beneficiary of a trustor;<\/p>\n
Where ownership of a separate interest is transferred by a beneficiary of a trustor to the<\/p>\n
current qualifying resident (as defined in the bylaws of each trustor) of the separate<\/p>\n
interest, where the transferor has never been a qualifying resident and has previously<\/p>\n
paid a trust facilities fee;<\/p>\n
Where ownership of a separate interest is being transferred to a trust whose settler or<\/p>\n
principal beneficiary is the transferor, or to another trust for estate planning purposes;<\/p>\n
Where ownership of a separate interest is purchased by a current owner, who has held<\/p>\n
interest in their current interest for at least two years.<\/p>\n
INSURANCE<\/p>\n
1. Building 5499: An up-to-down leak occurred from a second-floor vacant unit to the first-floor<\/p>\n
unit. The resident at the first-floor level believes owner above is responsible for damages to<\/p>\n
unit\/personal property.<\/p>\n
Without the manor number, information is limited. The mutual does not get involved in<\/p>\n
matters between residents. The recommendation is that the residents contact their HO4\/6<\/p>\n
insurance provider, who will be the best resource in these situations.<\/p>\n
Can United Mutual ask for proof of insurance from members and sublessees\/lodgers?<\/p>\n
This issue has been discussed on many occasions by the board. There is no authority in either<\/p>\n
United’s occupancy agreement or bylaws relating to members, sublessees\/lodgers obtaining<\/p>\n
insurance, but it is strongly recommended, as United’s insurance does not cover personal<\/p>\n
property.<\/p>\n
OPEN HOUSE \u2014 SIGNAGE\/PROCESSES<\/p>\n
Can Security personnel enforce the branded real-estate sign restrictions? Consider allowing<\/p>\n
multiple agent signs at an intersection rather than permitting just one sign per intersection.
\nReal estate sign policies are being enforced; however, it may be a challenge to observe all signs<\/p>\n
that are not compliant. If you see a nonstandard sign, please notify Security personnel at 949-<\/p>\n
580-1400. The matter of allowing multiple agent signs at an intersection is under review.<\/p>\n
Is there a better process for allowing people through the gate to attend open houses?<\/p>\n
A new process is being implemented that will enable potential buyers to notify the gate<\/p>\n
attendant that he\/she\/they want(s) to visit an open house. The potential buyer should have the<\/p>\n
property address and the agent\/brokerage name, and present a valid driver’s license. The<\/p>\n
potential buyer will be given a short form to complete and granted access. We will announce a<\/p>\n
start date in near future.<\/p>\n
PEST CONTROL<\/p>\n
Will every building ultimately be fumigated for termites? Vendor may not be performing<\/p>\n
thorough, quality inspections. They apparently do not inspect crawl spaces, which are rare,<\/p>\n
but appurtenant to a unit.<\/p>\n
The vendor is inspecting according to the contract. The mutuals have set a budget and staff<\/p>\n
schedules as many buildings as possible within that budget. If residents find signs of termite<\/p>\n
activity, they may contact Resident Services to request staff investigate and conduct spot<\/p>\n
treatments, which can be more than effective to the eradication of pests.<\/p>\n
There are no firewalls in some attics; code did not require them when units were built. When<\/p>\n
it comes to rodent control, the HOA does not take responsibility for rodents. Therefore, one<\/p>\n
owner may spend a couple thousand dollars to address voids that allow critters into his unit,<\/p>\n
but others in the building do nothing. Are attics considered \u201ccommon areas?\u201d<\/p>\n
Attic space is considered common area. However, if an alteration is added, the resident is<\/p>\n
responsible to make any repairs or maintain the alteration and any part of the building affected<\/p>\n
by the alteration. The most common case of this is an alteration HVAC unit, which requires<\/p>\n
building wall penetration. Subsequently, those penetrations must be sealed to keep rodents<\/p>\n
and other animals out of the buildings; this is the responsibility of the resident.<\/p>\n
RESALES \/ LEASING PROCESS<\/p>\n
FINANCIAL \u2014 CREDIT CHECK REQUIREMENTS<\/p>\n
1. Multiple requests for boards to revisit financial qualifications for high-net-worth individuals.<\/p>\n
Asset depletion formula. Perhaps the lending community can provide their asset calculations.<\/p>\n
This matter is under review.<\/p>\n
How long must asset accounts in United Mutual be seasoned?<\/p>\n
Acceptable assets are those considered to be liquid, marketable or income producing. Only<\/p>\n
aged accounts (180 days or greater) will be considered.<\/p>\n
When considering assets, a buyer might have a rental property whose tax return has their<\/p>\n
income reduced because the property is being depreciated. The HOA board does not include<\/p>\n
this to help with increasing income to help them qualify. Mortgage lenders will make this<\/p>\n
adjustment to help a borrower qualify. It is not uncommon. Why doesn\u2019t the HOA make this<\/p>\n
adjustment?
\nAt this point in time, staff uses the net amount for business and rental income, which is a more<\/p>\n
conservative approach. The financial guidelines are written for the benefit of the corporation\u2019s<\/p>\n
financial integrity, which may not align with assisting purchasers to qualify.<\/p>\n
Why must co-occupants show proof of income?<\/p>\n
In accordance with its CC&Rs, Third Mutual requires that co-occupants satisfy applicable<\/p>\n
financial qualifications. United Mutual does not require that co-occupants show proof of<\/p>\n
income.<\/p>\n
Why do the mutuals care about a tenant\/co-occupant\u2019s credit score?<\/p>\n
In Third Mutual, members may obtain\/perform both background and credit checks on new<\/p>\n
lessees\/renters and check references provided by the lessee\/renter to protect such member’s<\/p>\n
interests, given that the member will be held responsible for the acts and\/or omissions of their<\/p>\n
lessees\/renters who violate Third\u2019s governing documents. In United Mutual, members are<\/p>\n
required to obtain\/perform such background checks for the same reason, but United shall have<\/p>\n
no liability for a member’s failure to do so. Members are not required to ask for an applicant\u2019s<\/p>\n
credit score for co-occupants, as no rents are to be paid during the occupancy.<\/p>\n
6<\/p>\n
The HOA will ask for a credit report from buyers or tenants. How does the HOA use this<\/p>\n
information?<\/p>\n
Neither the mutuals nor VMS use any credit report information received from an applicant.<\/p>\n
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1<\/p>\n
What is the current rate of lease activity in Third Mutual and United Mutual?<\/p>\n
Lease and sublease activity at the end of July 2023 was 28.8% and 12%, respectively.<\/p>\n
What is the time frame between receipt of the resale package to the close of escrow?<\/p>\n
The average turnaround time for the last several months has been 20 business days.<\/p>\n
INSPECTIONS<\/p>\n
1<\/p>\n
Ground fault circuit interrupters (GFCI) outlets: Although the first inspection report mentions<\/p>\n
that one or more outlets lack a GFCI, and the seller must correct the problem before close of<\/p>\n
escrow, your maintenance policy then considers the outlet as altered and declines to service<\/p>\n
it after the safety concern is resolved. Should this policy be revisited with respect to this<\/p>\n
\u201calteration?\u201d<\/p>\n
\u0627\u0644\u0641<\/p>\n
United Mutual replaces outlets as needed; GFCls are added where required by the electrical<\/p>\n
code. If an outlet has been altered prior, then it can be done as a chargeable service with<\/p>\n
the material being provided by the residents. Find the list that allows this at United Mutual<\/p>\n
Non-Emergency Maintenance Chargeable Services.<\/p>\n
Third Mutual is not responsible for manor outlets; however, this can be fixed as a<\/p>\n
chargeable service with the material being provided by the owner. Find the list that allows<\/p>\n
this at Third Mutual Non-Emergency Maintenance Chargeable Services.
\n2. Can we tighten the lag time in getting water heaters replaced before the close of escrow?<\/p>\n
What is the cost for VMS staff to replace a water heater?<\/p>\n
The need to replace a water heater is noted on the first inspection; a chargeable service<\/p>\n
request should be made as soon as possible to allow plenty of time before escrow closes.<\/p>\n
However, to allow more time, the listing agent should check the age of the water heater and<\/p>\n
instruct the member to submit a chargeable service request before ordering the first resale<\/p>\n
inspection. Third Mutual\u2019s nonemergency chargeable service cost to replace a water heater is<\/p>\n
currently $1,721.<\/p>\n
On a resale inspection in Third Mutual, can the first inspection include checking if the toilets<\/p>\n
are low flow? The inspector is already at the property and could check all toilets at the same<\/p>\n
time they check the water heater. Sellers often need to pay someone to do toilet<\/p>\n
certification, and it increases the amount of paperwork as well. This is often an extra burden<\/p>\n
on the seller, the realtor and the escrow office to collect the required information and<\/p>\n
documentation.<\/p>\n
\u0627\u0644\u0641<\/p>\n
In 2019, the State of California mandated the use of low-flow toilets and fixtures. Third<\/p>\n
Mutual does not govern toilets, which are the responsibility of the owner, including the<\/p>\n
inspection of them during resale. Third Mutual\u2019s policy states that a water heater must be<\/p>\n
replaced during the resale process if it is older than 10 years and, because of this policy,<\/p>\n
inspectors must check the water heater to ensure policy compliance.<\/p>\n
United Mutual replaces all nonaltered toilets with low-flow toilets; however, it is assumed<\/p>\n
that all toilets in United Mutual are low flow. In 2018 and 2019, United Mutual directed<\/p>\n
staff to create a program to replace all mutual-owned toilets not in compliance with the<\/p>\n
1.28 gallons per flush.<\/p>\n
Please clarify the stepping-stone policy. How can a seller in Third Mutual become compliant<\/p>\n
so that stepping stones do not have to be removed in order to close escrow?<\/p>\n
The mutuals have adopted landscaping policies that require stepping-stone installation to be<\/p>\n
approved by the mutuals\u2019 boards of directors through a variance request prior to installation.<\/p>\n
Find Third Mutual’s stepping-stone policy and request form at Third Mutual Stepping-Stone<\/p>\n
Policy. If the stepping-stones do not comply with the policy, they will be removed. No<\/p>\n
unauthorized\/hazardous walkways or other avenues of pedestrian traffic may be installed,<\/p>\n
either through the placement of stepping stones or otherwise, that may interfere with<\/p>\n
community landscaping maintenance operations or may pose a threat to the health, safety or<\/p>\n
well-being of residents, guests or employees. The existence of stepping-stones under these<\/p>\n
conditions is prohibited, and they will be removed.<\/p>","protected":false},"author":2,"featured_media":0,"template":"","document_category":[1712],"document_type":[53],"class_list":["post-49503","document","type-document","status-publish","hentry","document_category-realtor-forum-qa","document_type-other"],"acf":{"document":47334,"resolutions":null,"legacy_id":"8522","pdf_extracted_text":""},"yoast_head":"\n