Real Estate
Coronavirus deals housing market a mixed bag
Initial pain followed by increased prices
If you followed my last article in the Washington Blade entitled “Home sales in the time of coronavirus” (April 10, 2020), you may have noticed I wouldn’t commit to a full scale panic due to the effects of coronavirus, and the resulting lockdown, on the housing market. In fact, I mentioned a mixed bag of effects: showings were down almost 71% from last year, lending was a little tighter and open houses were made illegal, and yet, prices seemed to be holding steady.
One month later, these effects seem to continue, with one exception: prices actually seem to be rising as a result of coronavirus and the government response.
Thursday’s article in UrbanTurf explains this as well: while sales are down 20% in the region and 25% in D.C. proper, new listings are also down by even more—as much as 55%. The simple laws of supply and demand prevail in housing, and this sharper reduction in inventory—down to a supply of less than a month and a half—has only one outcome: higher prices.
Certainly, each house is different, as is every block, neighborhood and jurisdiction, so the effects may vary slightly. But just as all boats rise and fall in the harbor with the changing tides, the effect can be felt generally throughout the region.
Our group found this to be the case, even just in the past five days alone. Three listings of ours, ranging from $1,050,000 to $3,250,000 in Dupont Circle and Mount Pleasant, received no inquiries for a solid three weeks following the lockdown in mid-March. In April, showings were at a trickle.
Last Saturday, we had four showings between two of the properties, and as of today we have one of the two under contract, one is receiving two offers and the third and most expensive has received two inquiries this morning with an offer possible by this afternoon.
It seems coronavirus is doing exactly what I had hoped and predicted: delaying, but not eliminating, the typical spring market rush.
If you are considering a home purchase now and may be concerned about the long-term impact of the virus and government response policies, it may be a good idea to weigh the facts involved. First of all, interest rates, as I’ve often said before and can say even more accurately now, have never been lower, averaging right around 3% for qualified buyers. Lending is not a challenge for most borrowers: while lending has tightened for developers and some investors, it is free-flowing to purchasers of owner-occupied homes and condominiums.
If your concern is with the effects of the virus itself, remember that even if the virus were to spread unabated, it may not directly impact a large percentage of buyers in most of the D.C. area, since prices are high and there are not a lot of senior communities in our area. In addition, most buyers of higher-price properties in our region have been able to maintain their incomes even while businesses are temporarily closed. In fact, because so many in our area are government employees, there is not the same financial distress that is so prevalent in other parts of the country. As a result, just as in 2008, our area seems to be shielded from more volatile housing price shifts that other parts of the United States, and even the world, might feel. As a buyer, that should give you confidence that you are not buying in a falling market, and indeed, that if you wait, prices may only be higher when you’re ready.
As a seller, you should know that the availability and affordability of lending, combined with the pent-up demand of homebound (and home-cramped) buyers, and most importantly, the greatly reduced housing supply, makes it an ideal time to list your home for maximum results.
Asking a Realtor if it’s a good time to sell, you’ll often hear a hearty “Absolutely!” But with this information in hand, you’ll know that the answer, at least this time, is based on undeniable facts.
David Bediz is the 15-year veteran leader of Bediz Group, LLC, a boutique real estate team at Keller Williams Capital Properties in Dupont Circle. He is licensed in Maryland, Virginia, Delaware and the District and can be reached at bediz.com, [email protected] and 202-352-8456.
Real Estate
Avoiding the basement blahs
Renovating a lower level can add significant value to your home
Sadly, we have waved goodbye to summer and are now slowly shifting from enjoying outdoor activities to things we can do indoors. If you are lucky enough to have a basement, renovating it into livable space can be a great winter project to dramatically increase the functionality and value of your home.
Basements come with unique challenges due to their location below ground level, and overlooking critical aspects can lead to long-term problems. They are particularly vulnerable to dampness. Failure to address moisture can lead to mold growth, structural damage, and health hazards.
To tackle moisture control, start by checking for water leaks or seepage through the walls and floor. If moisture is present, you may need to apply waterproofing solutions to the exterior or interior walls of your home. Installing a vapor barrier is advisable to prevent condensation from damaging insulation and walls.
Make sure the basement has proper drainage systems, such as a sump pump and foundation drainage. The sump pump can remove water that collects around the foundation, while an effective drainage system redirects water away from the home. Installing a dehumidifier can also help.
Basements also tend to be colder than the rest of the house. Proper insulation in the walls and floor helps regulate temperature, reducing heating costs in winter and maintaining a cool, comfortable, and energy efficient environment in summer. Insulating the ceiling can reduce noise transfer between the basement and the upper floors, making the space quieter and more private.
Before any significant work begins, it’s crucial to assess the basement’s structural integrity. This includes checking the foundation for cracks or signs of shifting, which could indicate a bigger problem, particular with the plethora of old houses in the area.
If you notice any large cracks or signs of movement, consult a structural engineer or foundation expert to determine whether repairs are needed. Small cracks can be sealed, but larger ones may require reinforcement or more extensive foundation work.
Depending on local building codes, you may need to install egress windows if you are adding bedrooms or turning the basement into a rental unit. Egress windows provide an escape route in case of emergencies and allow more natural light to enter the space, making it feel more welcoming.
When adding a bathroom or kitchen, you’ll find that installing plumbing in a basement can be more challenging because of the need to pump wastewater upwards. You may need a macerating toilet system or a sewage ejector pump to manage this. I learned this the first time I found that, contrary to what we have been told, water can indeed travel up.
Adding more outlets, lighting, appliances, and ventilation systems may necessitate electrical upgrades. Since basements are often unfinished, you may have exposed wiring, which should be properly enclosed or rerouted to meet code. Depending on the scope of the renovation, you might need to upgrade your home’s electrical panel to handle the increased demand.
Proper ventilation is often overlooked in basement renovations but is essential for maintaining air quality and preventing the buildup of stale air or harmful gases. Installing mechanical ventilation, such as an HRV (Heat Recovery Ventilator) or an ERV (Energy Recovery Ventilator), can help ensure a consistent flow of fresh air in the basement.
Radon, a naturally occurring radioactive gas, can enter homes through cracks in the foundation. Since radon exposure is a leading cause of lung cancer, it’s wise to test for it before beginning the renovation. If elevated levels are detected, you may need to install a mitigation system.
Once the technical aspects are addressed, focus on creating a functional and aesthetically pleasing layout. The design of your basement will depend on how you plan to use the space, whether it’s a guest room, home theater, office, workout area, or game room.
Since natural light is limited in basements, it is important to plan your lighting carefully. Recessed lighting is a popular choice because it doesn’t take up ceiling space, but you should also consider adding floor lamps and sconces to make the space feel brighter and more inviting.
Choose flooring that can withstand moisture, such as vinyl planks, tile, or sealed concrete. Since basements can double as storage areas, consider incorporating built-in shelving, closets, or under-stair storage to maximize the available space.
Whether doing it yourself or hiring professionals, renovating a basement is a rewarding project that can add significant value to your home, but it comes with challenges. From moisture control and insulation to plumbing and air quality, careful planning is crucial to ensure a comfortable, functional, and safe space to enjoy indoor hobbies and emerge from winter free from the Basement Blahs.
Valerie M. Blake is a licensed Associate Broker in DC, MD & VA with RLAH Real Estate / @properties. Call or text her at (202) 246-8602, email her at DCHomeQuest.com, or follow her on Facebook at TheRealst8ofAffairs.
As interest rates begin to cool off for the first time in a few years, prospective “first time homebuyers” may have their wheels spinning again about whether it’s a good idea to buy a home. Still, the idea of home ownership may feel out of reach for some; historically, the prevalence of homeowners has been low in certain subsets of the population. It wasn’t until the 1900’s that laws were enacted to grant women and people of color equal access to property ownership:
1968: The Fair Housing Act prohibited discrimination in home buying, homeownership, and rental real estate based on sex, race, religion, and other protected classes.
1974: The Equal Credit Opportunity Act (ECOA) prohibited discrimination in consumer credit practices based on sex, marital status, and other factors. This made it easier for women to buy homes by allowing them to apply for loans and credit without a male co-signer.
Even with these laws in place, socioeconomic disparities and lack of access to generational wealth have slowed progress in this area. Generational wealth occurs when resources are passed on to family members when the family homeowner or the head of household passes away. In areas like D.C. this type of asset can be worth hundreds of thousands of dollars, and can be used to pay off student loans, help younger members of the family purchase their first or second homes wherever they live, or be invested in other ways.
While this may have been the key to buying property in the past, people today are pursuing homeownership for themselves and their own means — especially women. Many real estate agents in the D.C. metro area can testify that they are working with individuals who are the first in their family — and often the first woman in their family — to buy a home. The days of waiting until marriage to invest in property are slipping away; these days people marry later, may not stay married, or may choose not to marry at all. “I didn’t consider buying a home at first, because I didn’t really see myself as a “typical” homeowner; I was single and wasn’t sitting on a stockpile of cash,” says Jordyn White, a D.C. resident who bought her first home at 29. “A trusted friend encouraged me to explore first-time homebuyer programs, and I’m glad I did. My monthly mortgage payment is similar to what I would likely pay to rent in the same area, and now I have created a path to generational wealth for my children.”
The rates of homeownership for people of color and women are steadily rising. A 2023 Pew Research Center survey using 2022 census data found that single women owned 58 percent of the nearly 35.2 million homes owned by unmarried Americans, while single men owned 42 percent. Single homeowners have peace of mind in knowing that they own assets by themselves.
Compass real estate agent Katri Hunter has helped many of her clients buy their first home. She reports, “I find more and more that I have single clients that approach me in their early/mid-30’s and say that they thought they would be buying their first property with a significant other and then decided to take things into their own hands … I tell people all the time to consult an estate planner when and if they do decide to get married to discuss pre-marital assets and keeping those in their own name. I think people really take more pride and ownership buying property on their own rather than something they dread.”
Katri Hunter can be reached at [email protected]. Joseph Hudson is a referral agent with Metro Referrals. He can be reached at 703-587-0597 or [email protected]
Real Estate
Ensuring safer water in rentals with ‘Lead Free DC’ initiative
An excellent opportunity for landlords to replace old service lines
Maintaining a safe and healthy environment for your tenants is a top priority as a landlord in the District of Columbia. One critical aspect of this responsibility is ensuring the water in your rental properties is free from lead contamination. The “Lead-Free DC” initiative, led by DC Water and supported by the District of Columbia, offers an excellent opportunity for landlords to replace old lead service lines and contribute to the broader effort of safeguarding public health.
Why Lead-Free Water Matters
Lead exposure is a serious health concern, particularly for young children and pregnant women. However, even in rental properties where no small children currently reside, lead in drinking water poses an ongoing risk to all occupants. Long-term exposure to lead can lead to various health issues, including cognitive impairment, cardiovascular problems, and developmental delays. As such, addressing lead pipes is not just a matter of compliance but a strategic investment in the long-term value and safety of your property.
Resources Available to Landlords
The District of Columbia, through DC Water’s “Lead-Free DC” initiative, provides several resources to help landlords replace lead service lines:
1. Free Pipe Replacement: DC Water offers free replacement of lead pipes on public property, such as the pipes running under streets and sidewalks. This service is available to all property owners, including landlords, and significantly reduces the cost burden of making your rental property lead-free.
2. Partial Replacement Assistance: For lead pipes on private property (e.g., those running from the property line to your building), DC Water offers partial financial assistance. The cost to replace these pipes is typically shared between DC Water and the property owner, reducing the overall expense.
3. DC Lead Pipe Replacement Assistance Program (LPRAP): This program specifically helps low-income residents replace lead pipes on their property at no cost. While it primarily targets homeowners, landlords with qualifying properties may also benefit from this program.
4. Federal Programs: The U.S. Environmental Protection Agency (EPA) and the Department of Housing and Urban Development (HUD) provide grants and low-interest loans to property owners for lead hazard reduction, including pipe replacement. These programs can further alleviate the financial burden associated with removing lead from your rental properties.
Strategic Value of Going Lead-Free
Investing in lead pipe replacement is a strategic move that offers significant long-term benefits:
• Increased Property Value: As awareness of lead-related health risks grows, properties with modern, lead-free infrastructure are likely to become more desirable and command higher market values.
• Tenant Retention and Attraction: Tenants increasingly prioritize health and safety in their living environments. A lead-free property can be a key selling point, helping you retain current tenants and attract new ones.
• Regulatory Compliance: As regulations surrounding lead in drinking water continue to tighten, staying ahead of the curve can save you from potential legal issues and costly retrofits in the future.
• Community Contribution: By participating in the “Lead-Free DC” initiative, you are not only protecting your tenants but also contributing to the broader effort of making the District of Columbia a healthier place to live.
Understanding Potential Costs
While much of the pipe replacement work is covered by DC Water and other programs, there may be some additional costs to consider. For example, once the old lead pipes are removed, the area where the pipes were accessed might need restoration. This could include patching up driveways, sidewalks, or landscaping around the foundation of your property. Although these costs are relatively minor compared to the health and safety benefits, it’s essential to budget for them when planning the work.
A “No-Brainer” Decision for Landlords
Replacing lead pipes is more than just a necessary update—it’s a no-brainer decision that will pay dividends in the long run. The peace of mind that comes from knowing your rental property is free from lead risks is invaluable, and the potential increase in property value and tenant satisfaction makes it a wise investment.
Take advantage of the resources available through the “Lead-Free DC” initiative and other programs to ensure your rental properties offer safe, lead-free water for all tenants, now and in the future.
Further Access Information for Readers:
DC Water – Lead-Free DC Program:
https://www.dcwater.com/resources/lead
This page provides detailed information about the Lead-Free DC initiative, including how to apply for pipe replacements and available assistance programs.
DC Water – Lead Pipe Replacement Assistance Program (LPRAP):
This page offers insights into the Lead Pipe Replacement Assistance Program, focusing on how low-income property owners can receive help in replacing lead pipes.
EPA – Lead in Drinking Water:
https://www.epa.gov/ground-water-and-drinking-water/basic-information-about-lead-drinking-water
This URL covers essential information on the risks of lead in drinking water and federal programs available to help property owners.
Scott Bloom is owner and Senior Property Manager of Columbia Property Management. For more information and resources, go to ColumbiaPM.com.
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