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Transcription

Now that we’re done with residential, we’re going to move on to multifamily zoning verification. We’re going to touch on a little bit, which blends into all of our sections residential, commercial and industrial agents, real estate professionals do your due diligence. Don’t put, especially when you list a property, we don’t want to take pictures of violations. We don’t want to make misrepresentations on the MLS, which is the multiple listing service. In this case, this was a house in unincorporated Miami Dade County, just south of North Miami Beach. Again, everyone thought it was North Miami Beach or North Miami, but there are a lot of sections of unincorporated Dade County where you need to resort back to the county. Again just I say to people just because you see electrical service, our a lot of times water service. Not so much electrical but water service being a particular municipality doesn’t mean that it The properties within that municipality, just because you see North Miami Beach on the on the garbage cans doesn’t mean you’re within the city. So in this particular case on this street, we’re right on the border here. The agent went ahead and the agent wrote on the MLS, that you can rezone the property and put nine units. The reason why I brought this to your attention is because we did our zoning verification with Miami Dade County, making a couple calls. And we found out that you can only put four units on the property, maybe with a variance and keep in mind, there’s only two units existing on the property. So that makes a big difference with price. It makes a big difference with buyers expectations. It makes a big difference with representation on the MLS. So again, do your zoning verifications rely on a company like us for doing your land use zoning verifications, any type of occupancy license? cities like these, they’re starting to do licenses for a lot of people doing Airbnb, they’re looking for code enforcement issues. That way, they’re requesting them to get a license. Just as the hotels get a license, you want to operate your property as a hotel. So the city wants to come in there and make sure everything is code compliant. people doing property management, just your basic investors, your homeowners doing Airbnb on the side of their single family residents. Every situation is different. And we have to talk about that. So keep in mind, when you’re listing a property, you could give us a call at any time about any photographs, confirming the property appraiser updates, meaning if the property appraiser says it’s a three, two, and it’s a four, three in the field, a lot of these things we could correct. For example, in Miami Dade County, we’re correcting these using appraisals with a single family residence. So before this the city of Miami Gardens or any jurisdiction Going back to the occupancy as an inspection, we’re able to use an appraisal to go in the county and correct the bed and bath count really early in the game. And we’ll talk about early and being proactive really shortly to help save your transactions. Were able to help cure these problems before you list the property. Were able to help identify deficiencies before you list the property. I work with Ralph Megan. He’s an excellent Coldwell Banker agent all the time, he calls me for his re occupancy inspections in North Miami, in Miami Gardens. Again, these are things where the city’s coming on the property and they’re looking for deficiencies. So what if we can correct those deficiencies, the ones that are big and going to cause problems prior to the city coming out one o