Real Estate Laws for the New Year - 2025

Some have already been mentioned, but here's an overall review of major California real estate laws either in effect now, or effective in 2025:  

1.  ADUs - Do you have an ADU built before 2020?  AB 2533 extends the Accessory Dwelling Unit  amnesty law to unpermitted ADUs and junior accessory dwelling units built before 2020.  Cities and counties must provide a clear process for homeowners to obtain permits for their unpermitted ADUs.

2.  If your property is a multifamily unit of 3 or more units, you have until January 1, 2026 to have balconies and other wooden structures that extend beyond the building inspected. Condo project inspection due date is January 1, 2025.

3.  Buyer Broker agreements were required by a legal settlement with Realtors effective last August 17, and beginning January 1, 2025, a new California law also requires all licensed agents to form a buyer broker agreement no later than submission of a purchase offer, on the following property types (excluding leases and rental agreements):

    Real property improved with 1 to 4 dwelling units including a unit in a stock cooperative, condominium     or planned unit development.

    Multiunit residential property with more than four dwelling units

    Commercial real property

    Vacant land

    A ground lease coupled with improvements, and 

    A manufactured home or a mobilehome when offered for sale or sold through an agent pursuant to the         authority contained in Section 10131.6 of the Business and Professions Code.

4.  If you are using a "handyman" --The contractors licensing law, previously affecting work valued over $500, has been increased to $1000.  It does not apply when the total contract price for labor, materials, and all other items on a work on one project is less than $1000 and does not involve a building permit or employing another person.

5.  Fair Housing Laws (Unruh Act) is expanded to include discrimination against such race traits as protective hairstyles, including braids, locs and twists.

6.  Foreclosures - There is a 45-day postponement of foreclosure after a listing is taken, and a 45-day postponement after an accepted purchase agreement, and the trustee is prohibited from selling the property at the initial trustee’s sale for less than 67% of the amount of the fair market value of the property.

7. There are several new owner/tenant laws regarding changing of locks, the charging of application fees, tenant's positive credit reporting regarding rental payments, extra fee charges, unlawful detainers, timeline requirements for certain notices, and requirement of landlords to take movein/moveout photos of the rental property.  Please contact me if you would like more specific information about these new requirements. 

8.  Assets may be distributed outside of probate for small estates valued up to $750,000. This may not work well for multiple heir situations, advice of an attorney should be obtained.

9.  Pool and spa features regarding the status, condition and labeling of drowning prevention equipment must be noted in a physical inspection report. 

If you would like more specific information on any of these topics, please contact me for a printout. 

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996

What Will 2025 Bring For the Housing Market?

A Merry Christmas Santa

Predictions don't always work out, so in the meantime, please enjoy your December holidays, however you  celebrate them!

2025 will possibly bring:

California median home price of $909,000, a 4.6% upward growth in price.

Statewide higher sales volume than the previous 2 years at 304,000 (but that's 100,000 lower than 2016 sales).

A continued housing affordability index of only 16%, compared to 31% in 2016.

A 30-year fixed rate mortgage of 5.9% (watch for Fed's meetings December 17 and 18).

Insurance costs are still rising along with stock market volatility.

Housing inventory has been increasing (as seen in higher sales volume figure) so that means it may be easier to make a move than in the last 2 years. When sellers can sell, more buyers are able to enter the housing market.

Election outcomes? **If capital gains exemption (some Congressional efforts have been made in the last 2 sessions) is doubled as hoped, that will be another big step for many sellers to move forward. An increase from a $500,000 exemption to $1,000,000 will be a huge help for the California markets. **Will state and local income tax (SALT) deductions increase for California? **Will tax cuts and tariffs help or hinder inflation--because some economists suggest that tax cuts will hinder a decline in mortgage rates. **And, the controversy of deportations may also suggest that deporting immigrants with no documentation is not likely to affect the housing inventory crisis at all: it's actually the millennial generation which has driven the increase in numbers of new households, while only 4.8% of U.S. households have immigrants here illegally. Housing shortages are also a result of land cost, construction costs, and housing programs that need to  be fixed. Read the link at Stateline for more on this issue.

Home insurance will probably continue to rise for some owners, depending also on location. Owners with newer roofing and updated electrical (a problem in some property sales) will fare better with their insurance companies. Contact your insurance agent to find out what you can do to avoid a premium increase as much as possible, and visit the CA Department of Insurance website for more information.  This is important, because 31% of homebuyers in 2024 had problems obtaining home insurance on their new purchase, and a buyer cannot close escrow unless the lender sees proof of obtaining insurance.

Long Beach Market, November:

In November, a single family average price for the city was $1,183,570, an increase of +3.2%.

The average price for a condominium was $580,235. 

The average price for a duplex was $1,151,280, an increase of 0.8%. Living in one and renting out the other could be a great option for some buyers.

If you would like to know more about your property value, just contact me.

And have a Happy New Year!

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996

New California Law Grants Foreclosure Extensions of Time When Listing and Selling a Property

 

Most of the time, banks or other holders of mortgage in default would rather work with the property owner to get a property sold, rather than go to further expense to take the property back on their books and then put it back on market.  But, there have been instances when the mortgage servicer proceeded strictly within the foreclosure guidelines in the law, and foreclosed anyway, even if the seller was still actively on the market and ready to take offers. This caused a lot of people a lot of pain, and the owners lost whatever net return they might have been able to get from any possible equity in their property. But now, there is a new California law that addresses a new timeline, after both the mortgage servicer and property owner have followed procedures as contained in the bill:

Back in September, 2024, the Governor signed a bill which would prohibit a foreclosure sale for another 45 days after a listing agreement is signed, and also prohibit a foreclosure for another 45 days after a purchase agreement with a buyer is executed. This is stating the issue simply, and as stated already, certain other guidelines must be followed. Several things must be done by the mortgage servicer, including:

"The mortgage servicer shall provide a means for the borrower to contact it in a timely manner, including a toll-free telephone number that will provide access to a live representative during business hours.

"(5) The mortgage servicer has posted a prominent link on the home page of its internet website, if any, to the following information:

(A) Options that may be available to borrowers who are unable to afford their mortgage payments and who wish to avoid foreclosure, and instructions to borrowers advising them on steps to take to explore those options.

(B) A list of financial documents borrowers should collect and be prepared to present to the mortgage servicer when discussing options for avoiding foreclosure.

(C) A toll-free telephone number for borrowers who wish to discuss options for avoiding foreclosure with their mortgage servicer.

(D) The toll-free telephone number made available by HUD to find a HUD-certified housing counseling agency.

As a borrower, you should make sure your contact information is completely current with your lender, so that if they need to contact you, you are available and are properly notified.

In Long Beach right now, there are about 203 residential and commercial properties in some stage of foreclosure, according to the property tax records; only 10 of these properties is on the market or in escrow. If you are one of these owners who are not on the market, and you haven't engaged your lender in any type of conversation, or you've received some type of notice in the mail but you haven't acted on it, you should not waste any time in contacting your lender, especially if you are interested in remaining in your home or otherwise keeping your property. Because if you don't act, you could lose your property and the equity with it.

If you are thinking of selling, you still need to be in touch with your lender, but you should also take action now in finding out what your market value is by contacting a REALTOR who can work with you on your selling requirements.  

For more information on the new required timelines and procedure affecting both the mortgage servicer and the property owner, see the link below for the new law.

 See the new law at AB2424  If you have any questions about what to do, please feel free to contact me and see how I can help you.

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996