Monthly Archives: October 2007

25 Rules to Grow Rich By: Real Estate Edition

Did you know there’s 25 rules to grow rich by?

Don’t worry if you don’t know them, I didn’t know them either.

But after reading them at CNN Money, thanks to an article from Simple Dollar, I’m not so sure they’re all true.

Now, not all of these rules relate to real estate, so we’ll be tackling the rules that deal with real estate only, since hey that’s what this website is all about. We’ll go through each rule one-by-one and see how valid and applicable they really are. Is it just a bunch of filler that the author of the article on CNN Money wrote or do they have merit?

When I read them, I started thinking, “Hmm.. is this really a rule? Or is it just an opinion?” Too many sites on the internet have tons of “rules” that we should supposedly follow in order to “lose 50 pounds in 8 days” or “achieve financial independence in one month by investing in timeshares” or some other nonsense. Here we’re all about separating the wheat from the chafe and finding out what works in real estate. What’s going to make us money. What’s going to give us the biggest bang for our buck in remodeling our homes. How to save money on your rental payments. Where to find the hottest real estate deals in the country.

There’s a little challenge with our goal of analyzing these 25 rules to grow rich by and modifying them.

There are only 6 rules that really apply to real estate. So we’re going to focus on them and really dissect them!

Here are the 6 rules in their original form (click on the Rule hyperlink for each one to read the revised version):

Rule 1: For return on investment, the best home renovation is to upgrade an old bathroom. Kitchens come in second.

Rule 2: It’s worth refinancing your mortgage when you can cut your interest rate by at least one point.

Rule 3: Spend no more than two times your income on a home. For a down payment, it’s best to come up with at least 20%.

Rule 4: Your total housing payments should not exceed 28% of your gross income. Total debt payments should come in under 36%.

Rule 5: Never hire a roofer, driveway paver or chimney sweep who is going door to door.

Rule 11: If you don’t understand how an investment works, don’t buy it.

Florida Property Insurance Market is at a Crossroad

From Sun-Sentinel:

Florida got through 2006 and most of 2007 without a hurricane, but a Category 5 insurance storm continues churning in Tallahassee.

Just last week, Allstate Insurance Co. became the latest company compelled to turn over its books to state regulators investigating a possible scheme by Florida property insurance companies to keep prices high. With Gov. Charlie Crist by his side, Insurance Commissioner Kevin McCarty vowed vigilance in making sure homeowners get the savings they’re supposed to on their insurance bills.

As both sides continue battling, will the state’s fragile property insurance market right itself any time soon? Will rates continue to climb? McCarty sat for an interview Wednesday while in Fort Lauderdale for a meeting of the International Association of Insurance Supervisors. Portions of McCarty’s answers are paraphrased, but the quoted remarks are his exact words.

Q: What is the state of Florida’s insurance market? Where do you see it going in the next year?

A: Florida’s insurance market is at a crossroad. State-backed Citizens Property Insurance Corp. didn’t see the flood of new policies many experts predicted, new insurance companies are covering homes in the state, and insurance prices are beginning to stabilize. Homeowners have reason to be cautiously optimistic.

But this all follows significant legislative action and, more importantly, nearly two consecutive hurricane seasons without a major storm hitting Florida. And insurance companies are still retreating from coastal markets.

That’s why the rest of the country is paying close attention to Florida’s “great experiment” — the state’s decision to expand the Florida Hurricane Catastrophe Fund to offer cheaper backup catastrophe coverage to companies, with the demand that insurers pass those savings along to customers.

Without a change, the state could be in peril. For the first time in years, more people are leaving Florida than moving here, “which is an indication that families can’t afford to move to Florida or stay in Florida.

“Clearly, the construction business and the tourism business and the growth are the backbone of Florida’s economy, and we just need to do what we can to stabilize it.”

Q: The state predicted some pretty sizable savings for homeowners with January’s insurance legislation. For some, those savings didn’t materialize. What happened and what is the state doing about it?

A: Many companies — mostly insurers based in Florida that only insure homes in Florida — did meet the state’s expected savings. Citizens, the state’s biggest home insurer, had its rates frozen until 2009 and still passed along refunds. But some of the big national companies and their subsidiaries “kind of stuck their finger in the eye of the Legislature and the governor, saying, ‘We don’t really care about this program.’ They don’t want to see it succeed.”

Some companies are instead buying more private reinsurance coverage, “far in excess of what’s required by the state or from rating organizations.” Companies trying to game the system will be held accountable.

“You are required by law to pass on those savings, and you will be held in violation of Florida law, and we’ll take whatever action is necessary to ensure that those cost savings are passed on.”

Q: Is that why the state is issuing subpoenas to insurance companies?

A: There are two major reasons for the subpoenas: Take a closer look at insurance rates, and examine several “major coincidences” in rate requests by insurance companies.

Shortly after the Legislature passed its insurance bill in January, “we have the rating organizations and the reinsurers and the brokers using new modeling techniques … where they come up with much higher losses.

“We have rating agencies requiring [insurance companies] to have enormous amounts of new capital that would be crippling to any other financial marketplace.”

The insurance department served subpoenas to make sure companies are following the insurance code and anti-trust laws.

“Because if we succeed in Florida at providing a state partnership … to keep rates affordable, that frustrates the objectives of some people in the industry. They’re deeply concerned about that.”

Q: Some companies have said the department is using subpoenas to bully insurers into keeping rates low.

A: There’s no evidence to support that. For instance, State Farm settled with insurance regulators over its proposed rate reduction, but the state’s largest private insurer still must turn over all its books and records as part of the investigation into alleged collusion between the companies. If the subpoenas were simply a device to force down rates, “then our investigation with State Farm would be over. It’s simply not the case.”

“I’m not accusing any of these companies of doing anything wrong, but I’m going to tell you, there’s a constellation of issues that are out there, it makes a prudent person very suspicious why these rates haven’t come down.

“Like I said, we’ve seen a pattern of practice with regard to certain companies that is very disturbing, where they’re not passing those down, where they’re using some of the same techniques in their rate filings and using some of the same strategies to keep those rates up. Is that strategy by design or is that just by happenstance? And that’s what we’re going to get to the bottom of.”

How To Pay Less Charges in Your Lease

When in a commercial lease, tenants are usually required to contribute payments for taxes, utilities, and building operating expenses. They are billed typically during the first or second quarters of the year.

Review the charges

Good Leasing Contracts Mean Money and Dollar Bills in Commercial Real Estate RentingRemember to always revise and review these bills! They often contain errors. One of the reasons why there are many mistakes is that the provisions in the lease are very complex. There are many small details that can add up to big payments a tenant may be paying for unnecessarily. If you’re a tenant, it really pays to learn as much as you can about lease structures and basic contract language and wording. And when I say it “really pays” it really does! You can really save a lot of money you’d be unnecessarily paying by looking over your contracts and the bills you receive to contribute to your lease. As a landlord it also pays to learn as much as you can about lease and contracts or pay someone who really knows to handle it for you! As a landlord you have to do a cost-benefit analysis of the situation. Is it worth you taking the time and look and look and revise and revise a contract? Or is it worth paying an expert in the field that has intimate knowledge of contracts and legal knowledge to revise them for you? Perhaps your time and money is better spent in marketing or developing your business and not with your nose buried in paperwork.

Make sure the items charged are correct

Another reason why these bills may contain errors is that landlords often are unable to devote the proper time to customize the bills to each individual tenant’s particular lease. There may be so many tenants in the office building or retail space that the landlord cannot create a custom lease for each office tenant. As a tenant, take responsibility and look over the lease and see if there’s items in there that may not pertain to your situation. Maybe you’re getting charged for a particular service you’re not using. Maybe you’re paying for parking you’re not utilizing. Maybe there’s a concierge service that is not applicable. Look into the details and make sure everything is detailed correctly. As a landlord, again think of the benefits of your time and money! Is it worth the time involved to do this yourself? You may actually be losing money in the long run (and getting way more headaches in the process) by doing the contracts and billing yourself. You may be overbilling some of your tenants and underbilling others, and it may even be to the point where you’re getting a net loss from the lack of tailoring your bills to each tenant!

30 days to dispute the charges

There are legal restrictions to dispute any erroneous charges on a lease. If you’re a tenant you better be quick with any disputes you want to resolve because often there is a time limit of 30 days or less. There must be a detailed objection given within 30 days that the bill has been issued. There are many legal templates available that you can use as a tenant to submit a bill dispute. You want to customize the template to fit your situation and then submit this, in person if possible since you don’t want the possibility that this may get lost in transit or in the mail (as we know, the post office sometimes has a magical ability to make mail disappear). Make your letter, take it in person, and keep the communication lines open. Call them up and ask them questions. Get the details and use that to your advantage in the letter. Get names of people that have answered questions that pertain to your situation and write down their responses with their full name and department. This is your evidence.

Compare and contrast

In this situation you must compare your charges as a tenant to the lease language. If possible compare them to the landlord’s books and records – a legal profession should help you here. It’s a tricky situation but it’s one that as a tenant and as a landlord you should be on top of.

The money is in the details.