There is some good news for folks who are relocating to California and will be buying a new home afte March 1, 2009 and before March 1, 2010.

You MUST buy a new construction home (one that has never been lived in) in order to quality and must apply for the credit from the Franchise Tax Board here in California.

This must be a primary home and you must live there for two years.

Here are all the details.

So, if you are also a FIRST TIME HOME BUYER you might qualify for up to $18,000 in California - the new $8,000 First Time home Buyer credit AND the new home credit offered by CA.

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If I can provide more information about Carlsbad and surrounding areas, or the housing market in general, or otherwise assist you in your homes search, please contact me by phone or text at (760) 840-1360 or email me at JDowler@remax.net.

All content copyright © 2009 Jeff Dowler

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Living in California is rather different than many other parts of the country (well, duh!). I make this point, however, for those of you who are planning to relocate here, say from the Midwest, New England or other similar areas.

As a buyer myself, who moved here to Carlsbad from New England (Boston) a little over two years ago, I found that life here is NOT the same as in New England in a lot of ways. I still feel that at times. While I had traveled here quite a bit before moving, living here is another matter. I really enjoy it, for a variety of reasons, but recently decided to share some of my thoughts. Yep, the weather is REAL different but that was not my focus - everyone knows that about California already.

As a buyer coming from another area, you might find some of my musings helpful. Perhaps not. But I enjoyed writing about them anyway, and people seem to enjoy reading about them.

Here's the article if you're interested  > > > > > > > > > >

By the way if you DO have specific questions about things here, don't hesitate to ask. There are likely others who have the same questions and I am happy to share my thoughts at any time.

Jeff

If you are planning to move here to California, or are currently here, there are some disclosures you need to know about as a buyer (these vary from state to state - we had nothing this detailed in Massachusetts).

Rather than reprint the article here that I recently wrote, follow this link to read more about what sorts of disclosures you can expect during the due diligence period.

This post is about disclosures - specifically seller disclosures. However, if you are a buyer, I would read this as well, since it is important to understand what disclosures are all about and their relevance for YOU.

I am going to talk a bit more specifically about my state, California, however keep in mind that many states also require a variety of disclosures and these are regulated by state law (there are also federal disclosures, such as lead paint). There are typically forms to be used for these disclosures, and you can get in a lot of hot water by failure to disclose relevant information.

The CA form is called the Transfer Disclosure Statement  (TDS) and it is required in most cases of property transfer of 1 - 4 units (there are some exceptions, such as transfer from one spouse to another). This form  MUST be completed by the seller, NOT the agent (if you cannot complete the form you will need to arrange for someone to do so - the agent is forbidden from doing this).  The purpose is to share the seller's knowledge about the home's conditions, systems, defects, etc. that may impact the sale. Failure to disclosure relevant information can result in a transaction falling apart, and buyers have successfully sued sellers to failure to disclose certain information about a home (e.g., suppose you know there is a roof leak). It's fine to say you are not sure, in answer to a question, but to say NO when you know there are, or have been, issues can get you into legal trouble. And buyers have a right to know about these issues, although it is expected that they will conduct their own due diligence through home and other inspections, and to review all the disclosures that are required by law.

There are other disclosures you will come across that you will need to make - federal, state and local (e.g., strapping on hot water heaters in the event of earthquakes; lead paint; mold; smoke detectors). In addition , there may be information that you should disclose that may not be asked about on a form. Better safe than sorry - it's best to disclose. Your agent can advise you on the relevance of issues that may arise.

As you are preparing to make a trip to your new location in order to search for the home you want to buy, in my experience there are some important things to consider (I alluded to some of this in a previous post).

Mentally, you really need to be ready to make an offer on a house and buy, unless you know, going in, that you have time and do not need to buy right away, or because you will be making a second trip to look. Making the decision to buy is often pretty stressful, even when buying in an area you know. But then you generally have plenty of time to look and can make the decision to put in an offer when you are ready. But when you are relocating you often don't have the luxury of time. So prepare yourself you make that offer and know that is the goal you are to accomplish on your trip.

People often ask, how many houses should I see? That's a tough question, and there is no real right or wrong answer - it depends on you and how you buy, but also on the available inventory (there may only be a few homes in your price range, or hundreds). Some people can see 5 or 6 homes and know they have found the right thing and can make the decision. Others need to see more homes before they can decide. One thing to be aware, and cautious of, if the "kid in the candy store" approach. This is especially common in the current market, at least here in California because there are so many homes on the market. Some buyers are taking the approach that they want to see everything before they decide. This can take forever, and you can risk losing a house you really like while you are out looking at everything else. PLus if your house hunting trip has a time limit, you simly will NOT be able to see everything. I know of people who have looked at 50 or more houses in 3 days, trying to decide. Personally I think this is overkill - after a while they will all start to seem alike, and how can you really decide among that many homes? But if this is what you feel you need to do, then you should do it. I would, however, talk about this with the Realtor in advance so everyone is on the same page.

I mentioned using a digital camera to help keep track of homes. You might also want to take your  video camera if your enjoy that. The nice thing about a digital camera is you can easily delete pictures as you go along, eliminating houses as you do. But either will work well and help you keep track of what you have seen.  This an be especially helpful if you return home to ponder the decision, then make you offer from a distance.

If you know you need to make an offer while away, make sure you take a checkbook  to pay for the downpayment with your offer (and verify that you have sufficient funds to cover the check that you write). Take a copy of your pre-approval letter and make sure you put your mortgage officer on alert that you may need to reach him/her while traveling with any questions or to modify the pre-approval letter (check that you have all the ncessary contact information with you).

Have you ever thought about WHY having a home is important to you, or what the advantages are to you and your family or friends? Since you are more than likely not a first time buyer at this point, those reasons may already be obvious. But if not, I wrote a bit about this on my blog about First Time Buyers.

Above is a tranquil view of the sun setting off the coast of California - lots of people living near the coast stop by the beaches in the evening to watch views such as this.

Here are a few thoughts on relocation packages, if you are fortunate enough to be offered one.

1. My best advice - make sure you CLEARLY understand all the details of the relocation package the company is offering and have it in writing. If it isn't in writing then it probably isn't binding. DO NOT rely on company promises that they will cover this item, or pay you X for that.

2. If you are getting a relocation package as part of a new job and this is part of your decision making process, it is even MORE critical to understand the details of the package so you can look out for your welfare and that of your family before accepting the job offer. You may want or need  to propose other changes in the package or negotiate further, if there is room to do so. Be aware that some companies are very rigid and do not negotiate terms, but others will, especially if you are in a higher level position. Just DON'T negotiate yourself out of a job (I've seen it happen as a Human Resources professional in my past life).

3. It is likely the Human Resources Department (if your company has one) will be involved so make sure you get ALL your questions answered and that you understand the implications of each portion of the package. Talk to your manager as well.

4. Ask if your firm is using a Relocation Company to handle the transaction (e.g., processing of invoices, handling of funds including reimbursements to you, sale of your current residence, purchase of a new residence). If so, find out who the contact person will be and make sure you talk to them and understand how the relocation process will work and who to call whenever there are problems (which WILL happen). Can you reach them in an emergency, at night or over the weekend? NOTE: Sometimes companies are not fully aware of the requirements that the Relocation Company has, and you may be told one thing by your company and another by the Relocation firm. Get everything clarified and in writing, especially any changes to the terms and conditions that are agreed on.

5. Examine the following in the package, if applicable (you may have other things offered to you as well that are not mentioned here, and not all of this will be part of a relocation package).

1. Who covers moving your household goods? Any limits? Who gets to choose the moving company  and what is the process? How many competitive bids do you need? Who signs off on the contract? What insurance coverage do you get (sometimes there are limits by the relocation company and/or van line, so if you want more coverage how is this to be handled and paid for? Will the move include your car (s); what about a boat? jet skis? RV? other large equipment? Can you drive a car versus having it shipped?
2. Are house hunting trips to your new location covered and what are the restrictions? How many times? How many days? Hotel and meals? Who can go - you, you and a spouse/partner; what about children?
3. Who makes the transportation and hotel arrangements (i.e., does the company use a vendor such as Carlson or do you make your own arrangements)? What are the daily limits for hotel rates and food? Do you have to stay at a particular hotel?
4. Is there a housing allowance to assist in the transition? If so, how much and what is this based on? Consider whether you are moving to a less expensive or more expensive city than where you live currently.
5. Will the company help in any way with the sale of your current residence, and if so how? What happens if your house does not sell? Will the company buy it? How does this impact your mortgage and value?
6. Will the company assist in the purchase of a new home as you transition (financially or otherwise). Can you select your own Realtor to help you find a new home? NOTE: If you are required to use the services of a Relocation Company, rather than it being optional, make sure you understand their role in the new home purchase - restrictions, timing, who you can use, the amount of the referral fee they might demand of the Realtor in your new location.
7. Will the company cover any housing costs in your new location before you move into your new home, if necessary? Limits? Requirements? How reimbursed and when? Is temporary housing available through the company or must you find your own rental? This can be particularly important if you leave your current home to start your new job and need to live in temporary housing and your family remains behind while your house is on the market. Will you have two sets of housing costs?

6. Make sure you understand the reimbursement process, requirements, and limitations. And it is critical to understand what will happen if you should leave the company voluntarily and if this will impact the relocation reimbursement. It is not uncommon for companies to require that you sign an agreement that you will owe the company part or all of the reimbursement if you should leave the company on your own within a period of time (e.g., 6 months or a year). And what, if anything, happens if you are fired or laid off? These details should be part of the original package, but if not ASK!

7. Review the details of the package with your accountant. There can be significant tax implications for certain aspects of relocation packages and money you may receive, particularly if it counts as 1040 income. While the IRS and your state DOR may allow deductions for different components of relocation (mileage, cost of moving goods, transportation, among other things), there ARE limits and restrictions. You NEED to understand what these are so you are not surprised at tax time. That great sounding package you are getting is NOT FREE and it CAN COST YOU. Find out from your company how they handle the monies that are given to you for the relocation, e.g., does this count as part of your 1040 income?

8. Receipts and records - I can't emphasize this enough. Keep the best possible records you can, in a separate folder and notebook. Track all mileage, especially if you drive to your new location or for a house hunting trip. Your company will require receipts and you will need them for tax purposes. Keep copies of any receipts you need to pass along to your company and/or the Relocation firm. Keep copies of any and all contracts and agreements or anything else that you sign.

9. If the relocation is very complex and financially lucrative, you might want to have your attorney review it as well. It does become a contractual arrangement between you and the company and you want to understand your legal rights.

As a Realtor who works with buyers who are relocating, it is important for me to know about your relocation package so I can better assist you. This is especially important if you must use a Relocation Company and there is a referral fee required, or if the firm requires that you use a certain brokerage.

I cannot advise you on the terms and conditions of your relocation package but I can assist with the house hunting process (helping you find a home, educating you on the market, providing neighborhood and community information, giving you resources so you can do your own due diligence).

Good luck!! Don't hesistate to contact me if I can help in any way with your move to sunny San Diego.

I wanted to take a moment to give you an overview of my relocation experience so you will understand my personal perspective on moving. Unlike lots of agents who help people with relocation, I have actually gone through it a number of times, both by choice and due to corporate jobs.

Most recently, my wife and I decided to make a lifestyle change (I was most in favor of moving to California and had been for years since I hate winter in Boston, which lasts about 6 months!). We spent almost a year talking, thinking, and exploring (good advice) before taking the plunge and moving to Carlsbad. We paid for our own movers, sold a house and a condo, closed the art gallery, and hit the road with 2 cats (more on issues associated with relocation and pets later), taking 7 days to drive 3400 miles. I will share some suggestions on house hunting from a distance, finding the right mover, planning your schedule and more in future posts.

The first big relocation was from Michigan, where I was working on my Ph.D., to Boston for my wife's new job. We had 2 very young children, our first house in Dearborn Heights, and planned to buy a new place in Boston (where prices were at least double). This was a move paid for by my wife's new company (more on working with corporate relocations later). The most difficult aspect was that my wife was in Boston in her new job and house hunting, while I remained in Michigan working fulltime, in graduate school fulltime, and with 2 daughters aged 2 and 3. This went on for a number of months with us able to get together just a few times (part of the relocation agreement with the company). We moved into an apartment in the Boston suburbs for a short period after we sold out MI home until we had closing on the house in Massachusetts. Talk about stress that year!

Next big relo (with a local move to a larger house in between) was to Minneapolis, again a job move with a new company. We had the opportunity to explore the possibility first with the company (great advice if you have the choice before you end up moving to a city that you DON'T want to be in). We were impressed with the Minneapolis area and made the move. The relocation package was different and, again, we were apart with my wife traveling weekly plus house hunting in Minnesota while I was in Boston working fulltime, taking care of the kids, and finishing the work on my Ph.D.  We bought a model home in Minnesota and moved but at the time could NOT sell the Boston house until much later (more on dealing with that issue) so we had 2 mortgages. With the kids growing up, schools were a bigger issue for us and here we found fabulous schools. A downside to the move to Minnesota (we were there 2 years), and something any family who relocates may experience, was that the kids not only changed schools when we moved, but because of living in 2 different homes while in Minnesota plus to school district changes, the girls were in 3 different schools in 2 years (a major issue for one daughter).

The first house was in Minneapolis and the second was in St. Paul, then an abrupt company close-down (no warning, just overnight) forced my wife to hunt for another job (fortunately I was working fulltime). Her new job allowed us to remain in Minnesota for a bit but with significant travel to the west coast, but ultimately we would be moving again. We almost ended up in California this time but my wife's business travel to San Francisco during the big earthquake nixed that decision!! The next decision was to return to Boston (another corporate relo with yet another package). We moved in the dead of winter which meant, with pets, some restrictions on when, or if, you can fly. Since it was 29 BELOW ZERO for 2 weeks while preparing to move, the airlines would not let us fly with pets (for safety reasons, as it gets too cold in the hold), so we ended up having to rent 2 cars (with 2 kids, 3 cats and personal stuff) and driving all night to Ohio to a family member's home, then flying from there to Boston since the temperatures were warmer. This time, given we could NOT sell our home in Minnesota and decided to rent it (oh, and by the way we were ALSO renting the first house since that did not sell when we moved to St. Paul due to the downturn in the market there at the time), we thought it made the most sense to rent a place in Boston for 6 months where we could have pets, and then house hunt (not a bad option if you can manage it and financially it makes sense - it did for us as it gave us time to sell both houses in Minnesota). Who wants to carry 3 mortgages?

There you have it. The BEST advice I can offer as a Realtor, in general, about relocation is to ALWAYS BE PREPARED TO MAKE A CHANGE IN YOUR PLANS and KEEP YOUR OPTIONS OPEN. You just never know when you might need to be flexible. Be ready to deal with lots of emotional stuff too, no matter how smoothly it goes. You are making a significant change here, and it WILL impact you - psychologically, emotionally and physically. Plus if you are married or with a partner, or have kids, IT WILL AFFECT THEM AS WELL.

Need to make a move by choice or job transfer? Check out my services for relocation buyers to see how I can help YOU! Thanks for  reading...and if you have a relocation story you would like to share, please do so.