When Selling your Condo – Do this FIRST

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BJ Matson real estate agent

If you own a condominium and are thinking of selling it, make sure your Real Estate Agent helps you do this FIRST.

There is a lot to selling your home and if your home is a condo this process has an added layer that needs your attention and due diligence. It is very important and will save you time and frustration. It will avoid getting deep into the process and then finding out the buyer that you Ratified with can’t buy your condo. Because their lender won’t approve them given the information found out about the condo. It’s not the end of the world if the information comes back and does not meet Fannie Mae guidelines. There are still lenders out there available, but they will use what’s called a Portfolio Loan Product. Typically requiring at least 20 to 25% down payment. Your pool of potential buyers has changed and decreased but now you know what you need to focus on.

So what do you need to do, you ask?
Whatever lender is working with the buyer that you end up ratifying your contract with, will require what’s called a Condo Questionnaire

This questionnaire will cover several main issues that lenders are most concerned with and include; What is the investor concentration in the building? What is the condo fee delinquency rate? What do the reserves look like?

Investor concentration — What percentage of condo units are owner-occupied versus the percentage that are being rented out. https://selling-guide.fanniemae.com/Underwriting-Property-Projects/Project-Standards-Condos-Co-ops-PUDs/Project-Eligibility/Full-Review/1033001711/What-is-the-maximum-investment-concentration-for-a-condo-project.htm

At least half, 50%, of the total units must be principal residence or second home occupants.

Delinquency rate — What percentage of units in the condominium can be late on their condominium HOA dues. Guidelines state that no more than 15% of the total units may be 60 days or more past due on their condo fees. For example, if there are 100 condo units in the building no more than 15 units can be 60 days or more past due on these fees.
https://selling-guide.fanniemae.com/Underwriting-Property-Projects/Project-Standards-Condos-Co-ops-PUDs/Project-Eligibility/Full-Review/1081306121/What-percentage-of-units-in-a-condo-project-can-be-late-on-HOA-dues.htm 

Reserves — at least 10% of the annual budget must go to Reserves. The lender wants to see the condominium is healthy and has funds adequate to maintain the property.

 

**NOW YOU WILL ALSO NEED
The above is the way it has been for as long as I can remember in this industry during my 27+ years. From what I have been told the incident in Miami where the building collapsed has triggered additional guideline requirements on the questionnaires. It is very important that the Lender Loan Officer learns and understands this piece so they can get involved to the best of their ability when necessary. To push back as needed when an Underwriter is too strict or not interpreting the rules correctly. This is new to the condo management companies as well. You can imagine a lot of frustration happening on the lender side, the buyer, the seller, and at the Management Companies.

*Fannie Mae is asking the lender to review the past 6 months of the condos’ meeting minutes and obtain information about any maintenance or construction that may have significant safety soundness structural integrity or habitability impacts on the unit or building.
*References to improvements, renovations, inadequate reserve funding, budget deficits, negative cash flow should all be researched.
*They also want the lender to review any available inspection engineering and other certification reports completed within the last 5 years to identify deferred maintenance that needs addressed.
https://singlefamily.fanniemae.com/media/29411/display

This is no small task. How much information will satisfy that particular lender. What if this information is not available or the management company just doesn’t know the answers. Will the lender be okay? Fannie Mae be okay? Will the lender worry that Fannie Mae won’t be okay thus protect themselves and decide not to do the loan because they just don’t know what is acceptable to Fannie Mae… and don’t want to be stuck with a loan that Fannie Mae won’t buy from them.


So again, WHY IS THIS IMPORTANT TO YOU?
You can get the due diligence started NOW and get a copy of this Questionnaire ahead of time

As your Listing Agent this is the first thing I will tackle with you.
It’s no different than getting a pre-inspection completed so you can address issues that would come up on the buyer’s inspection report. Keeping our heads in the sand is the last thing we want to do with this.

These forms take time to get completed and returned. If you and your Agent wait, you will be in the middle of the process and THIS is what you are waiting for… Hoping and praying that it comes back ok.  And if I’m on the other side as the Buyer and I have spent money on the home inspection and appraisal ($1,000), and the Lender finally gets this questionnaire back to the buyer, and it doesn’t meet guidelines and it kills this buyer’s deal…
That’s going to leave a very bad taste in everyone’s mouth. What a waste of time and effort and money that could have been avoided!!  And it CAN be avoided, by doing this due diligence up front. 

If only Buyers who are able to put 20% down are eligible to buy your condominium, then that needs to be communicated from the get-go.  To all potential Buyers.  So you don’t waste everyone’s time. Most importantly yours. 

As your agent I will help you get this completed by your condo management company and ready to go. With this tackled upfront we can get your buyer contract to the closing table without delay.

The good news is that here in Montgomery County, Maryland most condos I’ve worked with are healthy with their reserve funds, and are mostly owner-occupied, and are not delinquent on their condo fees.  There are pockets here and there that are known for having issues.  Having worked our County for the last 3 decades I have a pretty good idea of which buildings we need to be very careful with.  And we’ll make sure we carefully tackle our due-diligence upfront.

Questions? Never hesitate to hit me up…

BJ Matson
301-678-1378
BJ Matson Realtor

 

 

 

 

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LEISURE WORLD

15107 INTERLACHEN DRIVE • SILVER SPRING, Maryland 20906

2Bedroom(s)
2Bathroom(s)
34Picture(s)
1,210Sqft
BEAUTIFUL TOP FLOOR UNIT WITH PANORAMIC BALCONY VIEWS! SPACIOUS AND BRIGHT WITH TWO BEDROOMS AND TWO FULL BATHS. MASTER SUITE INCLUDES PRIVATE BATH, DRESSING AREA AND WALL-TO-WALL CARPETING. GORGEOUS NEW FLOORING THROUGHOUT ENTRANCE, KITCHEN, LIVING ROOM ,DINING AREA AND BATHROOMS. REMODELED STATE-OF-THE-ART GOURMET KITCHEN INCLUDES LOVELY PASS THRU TO LIVING AREA.
$275,000

VANTAGE POINT EAST @ LEISURE WORLD

3200 LEISURE WORLD BOULEVARD • SILVER SPRING, Maryland 20906

3Bedroom(s)
2Bathroom(s)
23Picture(s)
1,540Sqft
Welcome to this lovely Leisure World condo located in the Vantage Point East. Open floor plan with three bedrooms and two full baths provides extra space for guests or a caregiver. The kitchen has tons of cabinet space and breakfast table space area. The primary bedroom features a large walk-in closest. The primary bathroom has both a tub/shower combination as well as a second shower stall.
$415,000

THE WISCONSIN CODM

5809 NICHOLSON LANE • ROCKVILLE, Maryland 20852

2Bedroom(s)
2Bathroom(s)
39Picture(s)
1,347Sqft
Location! Location! Location! Walking distance to Metro, Whole Foods, restaurants, and the well-known Pike and Rose area. This open-space concept unit has stunning views from the balcony and bedrooms of Rockville and North Bethesda.
$475,000

TURNBERRY COURTS AT LEIS

2904 LEISURE WORLD BOULEVARD • SILVER SPRING, Maryland 20906

2Bedroom(s)
2Bathroom(s)
AssignedParking(s)
31Picture(s)
1,483Sqft
This one has it all! Welcome to this spacious end-unit condo, with views out of three sides of the unit, in the Turnberry Courts community of Leisure World. Entering into the foyer you will find a library/den/office space with built in bookcases. Just beyond the library is the large living room big enough for two sofas and separate dining room big enough for a table for eight.
$289,500

ROCKVILLE TOWN SQUARE

38 MARYLAND AVENUE • ROCKVILLE, Maryland 20850

2Bedroom(s)
2Bathroom(s)
Concrete drivewayParking(s)
18Picture(s)
1,163Sqft
Welcome to the Palladian, the contemporary urban oasis in the heart of the Rockville Town Center. Tons of building amenities, including club house, fitness center, pool and party room. This specious large 2 bedroom, 2 baths that has open floor plan, showcases nine-foot ceilings, hardwood flooring, a Juliet balcony and an in-unit washer and dryer, new refrigerator, freshly new paint.
$475,000

LEISURE WORLD

14801 PENNFIELD CIRCLE • SILVER SPRING, Maryland 20906

2Bedroom(s)
2Bathroom(s)
Asphalt DrivewayParking(s)
31Picture(s)
1,158Sqft
The Villa Cortese at Leisure World, a 55+ community, truly stands out from the rest of this community. So This is a warm and quaint two (2) bedroom and two (2) bath condominium with excellent views and sunlight from the sunroom. Includes parking in the garage. And usually there is plenty of parking available in the open, outside lot. This unit has two (2) en suite baths in each bedroom.
$299,900

GROSVENOR

10201 GROSVENOR PLACE • ROCKVILLE, Maryland 20852

2Bedroom(s)
2Bathroom(s)
39Picture(s)
1,615Sqft
Rarely Available 1 of 12 Jr Penthouses in Grosvenor Park with HUGE rooftop patio. 2 bed 2 bath with massive Livingroom w/wood burning fireplace overlooking the sunroom and there is no comparable view of Rock Creek Park! Condo fee includes ALL utilities//Basic Cable//Common Area Maintenance. This unit comes with 2 garage spaces and was renovated roughly 5 years ago.
$605,000
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Selling condo do this first

 

 

 

 

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Selling your Condo – Do this FIRST