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Do you Know your Local Septic System Laws

Jo Soss — Thu, 29 Jul 2010 11:39:19 +0000

We all work in areas where there are different laws governing lots of different aspects to a home purchase and sale. In the Puget Sound area we have several homes that are on septic systems. In Kitsap County there are over 60,000 on-site sewage systems. For years and years these systems were pumped or not pumped, inspected or not inspected all depending on the real estate agents involved in the transaction and the documents they used.

Then along came the State of Washington and State Health rules (Chapter 246-272A WAC) requiring the local health jurisdiction to ensure that all owners of onsite sewage systems have their system inspected and evaluated on a regular basis, and prescribe an inspection at the time of property transfer as one of the
options to attain these inspections.

I totally agree that something had to be done with the septic inspection process. The days of permit, install and done are over. There must be some checks and procedures to protect all.

In Washington each county takes on the responsibility of tracking a process.

In Kitsap County where I work the process is fairly easy. The Northwest Multiple Listing Service has procedures spelled out in document form that take the guess work out of what we need to do in order to comply with the state law.

We have a general septic addendum that outlines what type of OSS (on-site sewage system) the property is serviced by, that the seller represents that, to the best of their knowledge, the OSS is in working order and doesn’t violate any regulations or have any material defects.

This document supersedes any provisions in the purchase and sale agreement except for the provisions of a county specific septic addendum.

Here is where local area Brokers seem to have a learning curve. In Kitsap County the Kitsap County Board of Health Ordinance 2008-01 Section 13.D sets out in more detail the process that must be completed prior to the close of a home sale transaction.

It is a pretty straight forward form and details what the seller must do.

1. Specify type of system
2. Deliver Evaluation Report (from the Health Officer of Kitsap County Health District)
3. Deliver to Buyer maintenance records, if available.

If the seller has no evaluation report listed in item 2 they must complete an application, inspection and evaluation with the Health Department. The process is very simple and spelled out in simple terms on the addendum and on the Kitsap County Health Department site.

Why this process is so difficult for Brokers to understand I just don’t get. I have had to “argue” with Brokers what the process is over the last few transactions. This is a process that really should be done at the time the home is listed for sale. Why we don’t just do this all up front is in my mind a disservice to our sellers. I know the reason is probably one of funds. Yes, it costs to process this form with the county. Yes, it costs money to pump the tank. That is why this process is so hard for some Brokers to understand. They don’t know how to get their sellers to spend money prior to close.

I just want other Broker’s to understand the law and conform to it. I am tired of having to educate other Brokers about the process when I write a purchase and sale agreement. It is our responsibility to understand these documents and council our sellers.

Kitsap County has some great information available on their web site. I have had to on more than one occasion send these links to other Brokers in the area to make my point.

INSPECTION AND EVALUATION OF ONSITE SEWAGE SYSTEMS FOR PROPERTY CONVEYANCE
FREQUENTLY ASKED QUESTIONS

Onsite Sewage Program

Mike Rowe learns how to clean a septic tank.

Naval Base Kitsap | Bangor Sub Base | PSNS – VA LOAN

Jo Soss — Wed, 28 Jul 2010 13:24:47 +0000

I am sure you have heard all the doom and gloom from a million different news reports concerning the lending industry mess, how several loan programs once available are no longer, how zero down loan programs are almost non-existent and how hard it is right now if you have little to zero money available for a down payment.

But wait; are you a military member or a veteran? If you are the news isn’t as bad. With your VA Guaranteed Home Loan benefit you can still obtain a loan with no down payment and a fixed interest rate that is as good as or better than a conventional mortgage rate. This is the time for a VA Loan! What a great benefit to those of you that have served our country!

What is a VA Guaranteed Home Loan?

Many have the misconception that the military is the organization loaning the money. No they are not. Your VA Guaranteed Home Loan will be made by a private lender, such as your bank or a mortgage company of your choosing that has VA lending approval.

The guaranty means the lender is protected if you fail to repay the loan. This is also why you will not have to pay private mortgage insurance (PMI) for a zero down loan (if you could find one). Normally a lender would require a down payment and/or PMI to obtain a loan, since the VA Home Loan has a guaranty which replaces these you will be able to obtain your loan without, but with the same financial terms as if you had made a down payment. The risk is removed for the lender when the VA gives them that guaranty.

Of course you still must meet income and debt requirements, your credit reports will be used and if there are items in your history that are derogatory you can be denied a loan even though you have your Certificate of Eligibility. The VA cannot demand a lender make a loan to you that would violate their lending practices.

Lenders also must comply with the VA rules and policies when it comes to income and credit standards. Just having the benefit is not enough, you must be credit worthy.

If a lender is unwilling to approve you for a loan the only thing the VA can do is suggest that you try other lenders.

It could just be the perfect time for you to purchase a home with your VA benefits. Interest rates are at all time lows and prices in the Kitsap area are amazing. There are some awesome deals out there. Now, remember that the housing market isn’t moving as fast as it was years past, so you must be able to stay in this home longer than that 3 yeas. So, if you have a plan to be here longer you just might want to jump at these low home prices.

Silverdale WA Real Estate | June Homes Sold 2010

Jo Soss — Tue, 27 Jul 2010 13:18:51 +0000

During the month of June there were 12 homes that sold in Silverdale. These Silverdale homes actually had a transfer of home ownership. Contracts complete and Lender funds available.

Once all the I’s were dotted and the T’s crossed there where deeds recorded at the Kitsap County courthouse that transferred the property into the new home owner’s name!

If you want to learn more about how we transfer property in Washington State a really great site to visit is the Escrow Association of Washington site. There you can find definitions and explanations of the home buying process for Port Orchard Washington.

Let’s look at those 12 Silverdale homes -

Average List Price

$340,044
$164 per sq ft

Average Sold Price

$312,804
$151 per sq ft

The average sq ft of these 12 Silverdale homes was 2078 sq ft. These homes spent an average of 93 days on the market (DOM) The list to sale ratio for these homes was 91.98 percent. What that meas is that buyers offered 91.98 of what the seller requested.

Not a bad time to purchase a home in Silverdale, Washington. Prices are down, interest rates are at an all time low you might want to look at what it means to you.

What do these numbers mean? Is it a good time to buy? Is it a good time to sell. It all depends on your individual situation. I would rather buy in a buyers market and I would rather sell in a buyers market if I have to buy another home with the proceeds. I am a fan of the NORMAL market – everyone can feel more comfortable and real estate transactions are not as stressful.

If you would like to find out the value of your home please feel free to contact me via phone or email. I would be more than happy to supply you with a FREE Market Analysis. If you would like to purchase a home in the Kitsap County Real Estate Area please give me a call or contact me via email. We can discuss your future plans and I can set you up on an email campaign to receive the hot new listings quicker than YOU can find them.

“Statistics not compiled or published by NWMLS.” Equal Opportunity Housing All information deemed reliable, but not guaranteed.”

Bremerton | It’s Farmer’s Market Thursday – 4:00PM

Jo Soss — Thu, 22 Jul 2010 14:14:37 +0000

Thursday, July 22

Bremerton Farmers Market

When: Thu, July 22, 4pm – 7pm

Where: Evergreen Rotary Park, Bremerton ()

Contact Market Manager, Holly at 360-633-6137 or bremertonfarmersmarket@gmail.com for more details.

Visit www.bremertonma rket.com for current news.

Here is a video – taken a couple of years ago. The market has really grown by moving into the park!

Bremerton WA :: Farmer’s Market from Jo Soss on Vimeo.

Port Orchard WA Real Estate | June Homes Sold

Jo Soss — Thu, 22 Jul 2010 12:55:53 +0000

During the month of June there were 78 homes that sold in Port Orchard. These Port Orchard homes actually had a transfer of home ownership. Contracts complete and Lender funds available.

Once all the I’s were dotted and the T’s crossed there where deeds recorded at the Kitsap County courthouse that transferred the property into the new home owner’s name!

Let’s look at those 78 Port Orchard homes -

Average List Price

$240,390 [May -$246,917 - April -$246,162 -March -$245,815 February -$241,177 January - $245,351]
$127 per sq ft

Average Sold Price

$234,948 [May -$244,070 - April - $243,425 March -$241,747 February -$227,483 January -$239,603]
$124 per sq ft

The average sq ft of these 78 Port Orchard homes was 1893 sq ft. These homes spent an average of 116 days on the market (DOM) The list to sale ratio for these homes was 97.73 percent. What that meas is that buyers offered 97.73 of what the seller requested.

Not a bad time to purchase a home in Port Orchard, Washington. Prices are down, interest rates are at an all time low you might want to look at what it means to you.

So what is the absorption rate at this point in time? Check here for the definition of absorption rates – Absorption Rates

“Statistics not compiled or published by NWMLS.” Equal Opportunity Housing All information deemed reliable, but not guaranteed.”

Bremerton WA Real Estate | June Homes Sold 2010

Jo Soss — Thu, 15 Jul 2010 15:27:26 +0000

During the month of June there were 88 homes that sold in Bremerton. [zip codes: 98310, 98311, 98312, 98314, 98337]. These Bremerton homes actually had a transfer of home ownership. Contracts complete and Lender funds available the home buyer and seller signed all of their documents as escrow prepared the closing packages. Once all the I’s were dotted and the T’s crossed there where deeds recorded at the Kitsap County courthouse that transferred the property into the new home owner’s name!

Let’s look at those 88 Bremerton homes -

Average List Price

$217,283 [May- $199,895 -April- $197,429 - March -$202,739 - February -$220,258 - January -$203,640 December -$224,396]
$128

Average Sold Price

$209,182 [May-$195,044 - April -$192,860 - March -$198,231 - February -$213,465 - January -$201,166 - December -$218,171 ]
$123

The average sq ft of these 88 Bremerton homes was 1701 sq ft. These homes spent an average of 108 days on the market (DOM).

The list to sale ratio for these homes was 96.27 percent. What that meas is that buyers offered 96.24% of what the seller requested.

If you would like to find out the value of your home please feel free to contact me via phone or email. I would be more than happy to supply you with a FREE Market Analysis.

If you would like to purchase a home in the Kitsap County Real Estate Area please give me a call or contact me via email. We can discuss your future plans and I can set you up on an email campaign to receive the hot new listings quicker than YOU can find them.

“Statistics not compiled or published by NWMLS.” Equal Opportunity Housing All information deemed reliable, but not guaranteed”

Port Orchard WA Real Estate | May Homes Sold

Jo Soss — Tue, 15 Jun 2010 16:27:06 +0000

During the month of May there were 63 homes that sold in Port Orchard. These Port Orchard homes actually had a transfer of home ownership. Contracts complete and Lender funds available the home buyer and seller signed all of their documents as escrow prepared the closing packages. Once all the I’s were dotted and the T’s crossed there where deeds recorded at the Kitsap County courthouse that transferred the property into the new home owner’s name! If you want to learn more about how we transfer property in Washington State a really great site to visit is the Escrow Association of Washington site. There you can find definitions and explanations of the home buying process for Port Orchard Washington.

Let’s look at those 63 Port Orchard homes –
Average List Price

$246,917 [April $246,162 -March -$245,815 February -$241,177 January - $245,351]
$136 per sq ft

Average Sold Price

$244,070 [April - $243,425 March -$241,747 February -$227,483 January -$239,603]
$134 per sq ft

The average sq ft of these 63 Port Orchard homes was 1810 sq ft. These homes spent an average of 92 days on the market (DOM) The list to sale ratio for these homes was 98.84 percent. What that meas is that buyers offered 98.84 of what the seller requested. Not a bad time to purchase a home in Port Orchard, Washington. Prices are down, interest rates are at an all time low you might want to look at what it means to you.

I am a fan of the NORMAL market – everyone can feel more comfortable and real estate transactions are not as stressful. So what is the absorption rate at this point in time? Check here for the definition of absorption rates – Absorption Rates If you would like to find out the value of your home please feel free to contact me via phone or email.

I would be more than happy to supply you with a FREE Market Analysis. If you would like to purchase a home in the Kitsap County Real Estate Area please give me a call or contact me via email. We can discuss your future plans and I can set you up on an email campaign to receive the hot new listings quicker than YOU can find them.

“Statistics not compiled or published by NWMLS.” Equal Opportunity Housing All information deemed reliable, but not guaranteed.”

Bremerton WA Real Estate | May Homes Sold 2010

Jo Soss — Fri, 11 Jun 2010 16:59:54 +0000

During the month of May there were75 homes that sold in Bremerton. [zip codes: 98310, 98311, 98312, 98314, 98337]. These Bremerton homes actually had a transfer of home ownership. Contracts complete and Lender funds available the home buyer and seller signed all of their documents as escrow prepared the closing packages. Once all the I’s were dotted and the T’s crossed there where deeds recorded at the Kitsap County courthouse that transferred the property into the new home owner’s name!

Let’s look at those 75 Bremerton homes -

Average List Price

$199,895 [April- $197,429 March -$202,739 -February -$220,258 January -$203,640 December -$224,396 ]
$123

Average Sold Price

$195,044 [April -$192,860 March -$198,231 February -$213,465 January -$201,166 December -$218,171 December]
$120

The average sq ft of these 75 Bremerton homes was 1631 sq ft. These homes spent an average of 112 days on the market (DOM).

The list to sale ratio for these homes was 97.57 percent. What that meas is that buyers offered 97.57% of what the seller requested.

If you would like to find out the value of your home please feel free to contact me via phone or email. I would be more than happy to supply you with a FREE Market Analysis.

“Statistics not compiled or published by NWMLS.” Equal Opportunity Housing All information deemed reliable, but not guaranteed”

Manette Area Home – 2221 Soundview Ave NE

Jo Soss — Thu, 03 Jun 2010 16:41:40 +0000

Homefront Realty – New Listing.

Priced at $149,000

Bedrooms:

Bathrooms:

Square Foot:

750

Lot Size:

7,840 sq.ft.

County:

Kitsap

Property Type:

Single Family Detached

Year Built:

1967

MLS Number:

82182

Property Description

An eclectic home in desirable Manette to bring out the romantic, eclectic in you! Virtually restored over the last 12 years w/attention to every detail.

Superior residential metal roof that far outlasts conventional roofing, not to mention being environmentally friendly! Cement-plank lap siding – the most popular siding in America today because of its strength, beauty and durability.

Vaulted ceilings, Eco-heaters, painted wood floors and attention to every detail. You will find the finish work of the remodel very aesthetically pleasing. The home also features several banks of specialty windows. All energy efficient white vinyl.

If you are a gardener you will love this blank canvas. Plant some vegetables on the upper level sunny area or if you would rather lounge around you have a great place to place a Gazebo and maybe a fire pit for some quiet relaxation.

All this and just minutes to the Ferry for an easy relaxing commute to Seattle if that is where you work.

Features List

Superior Metal Roof	Cement Lap Siding	Eco-heaters
New StoveRrange	All Appliances Stay	Private Lot
Vaulted Ceilings	Warm wall tones	Upgraded Millwork
Newer Windows	Several Fruit Trees

Check out the ePropertySite individual website for more detailed information.

2221 Soundview Ave NE

Port Orchard WA Real Estate | April Homes Sold

Jo Soss — Sun, 23 May 2010 04:25:20 +0000

During the month of April there were 61. [25 less homes sold than in March] homes that sold in Port Orchard. These Port Orchard homes actually had a transfer of home ownership. Contracts complete and Lender funds available the home buyer and seller signed all of their documents as escrow prepared the closing packages. Once all the I’s were dotted and the T’s crossed there where deeds recorded at the Kitsap County courthouse that transferred the property into the new home owner’s name! If you want to learn more about how we transfer property in Washington State a really great site to visit is the Escrow Association of Washington site. There you can find definitions and explanations of the home buying process for Port Orchard Washington.

Let’s look at those 61 Port Orchard homes – Average List Price

$246,162 [March -$245,815 February -$241,177 January - $245,351]
$141 per sq ft

Average Sold Price

$243,425 [March -$241,747 February -$227,483 January -$239,603]
$139 per sq ft

The average sq ft of these 61 Port Orchard homes was 1811 sq ft. These homes spent an average of 94 days on the market (DOM) The list to sale ratio for these homes was 98.88 percent. What that meas is that buyers offered 98.88 of what the seller requested. Not a bad time to purchase a home in Port Orchard, Washington. Prices are down, interest rates are at an all time low you might want to look at what it means to you.

“Statistics not compiled or published by NWMLS.” Equal Opportunity Housing All information deemed reliable, but not guaranteed.”