At my downtown Decatur townhouse community, we are goverened by condo association bylaws and we restrict the landlord headcount, but like a few other nearby communities, we are heavily populated by owner occupants and landlord options are available on some current purchase opportunities.
What is your budget?
Outside of what I just described, there are very few opportunities for immediate landlording rights in a condo association community in a sought after neighborhood in metro ATL.
There are quite a few fee simple townhouse communities along Ponce, N. Decatur Road and Briarcliff and throughout the Emory area, but again, what is your price range?
Before you buy, contact the condo board with the following questions. In the process, youâ€™ll learn how responsive â€” and organized â€” its members are. Youâ€™ll also be alerted to potential problems with the property.
What percentage of units is owner-occupied? What percentage is tenant-occupied? Generally, the higher the percentage of owner-occupied units, the more marketable the units will be at resale.
What covenants, bylaws, and restrictions govern the property? What grandfather clauses are in place? You may find, for instance, that those who buy a property after a certain date canâ€™t rent out their units, but buyers who bought earlier can. Ask for a copy of the bylaws to determine if you can live within them. And have an attorney review property docs, including the master deed, for you.
How much does the association keep in reserve? Plus, find out how that money is being invested.
Are association assessments keeping pace with the annual rate of inflation? Smart boards raise assessments a certain percentage each year to build reserves to fund future repairs. To determine if the assessment is reasonable, compare the rate to others in the area.
What does and doesnâ€™t the assessment cover? Does the assessment include common-area maintenance, recreational facilities, trash collection, and snow removal?
What special assessments have been mandated in the past five years? How much was each owner responsible for? Some special assessments are unavoidable. But repeated, expensive assessments could be a red flag about the condition of the building or the boardâ€™s fiscal policy.
How much turnover occurs in the building? This will tell you if residents are generally happy with the building. According to research by the NATIONAL ASSOCIATION OF REALTORSÂ®, owners of condos in two-to-four unit buildings stay for a median of five years, and owners of condos in a building with five or more units stay for a median of four years.
Is the condo building in litigation? This is never a good sign. If the builders or home owners are involved in a lawsuit, reserves can be depleted quickly.
Is the developer reputable? Find out what other projects the developer has built and visit one if you can. Ask residents about their perceptions. Request an engineerâ€™s report for developments that have been reconverted from other uses to determine what shape the building is in. If the roof, windows, and bricks arenâ€™t in good repair, they become your problem once you buy.
Are multiple associations involved in the property? In very large d evelopments, umbrella associations, as well as the smaller association into which youâ€™re buying, may require separate assessments.
Fred Yancy, Broker