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INSIDE THIS ISSUE

April 2017 Powered by

2 High-Rise/Low-Rise Condos;

CONDO TOWNHOME &LOFT

Builder’s Warranty

3 Termite Warranty; Downsizing 4& 5

Community Maps

Look before you leap Five things condo buyers need to know

By Susie Steckner

T

he Valley is experiencing a condominium and townhome boom with new projects that are on the drawing board or ready for grand openings at every turn. Here are five things to consider before picking out your new home.

Location. Do you want to walk out your door and hop on light rail? Or bike to dinner with friends? What’s the things-todo quotient of the area? You will want to consider whether a property matches your lifestyle — and that means taking a look at location.

If being in the “middle of it all” matters, think about whether the area is up-andcoming or one that is established with restaurants, shops and activities that are important in your daily life, said Paul Williamson, principal with True Craft Residential, developer of the Novella at Arcadia townhome project in Phoenix.

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The ‘smart’ stuff A bit of 411 on bandwidth and infrastructure in condo communities

By Debra Gelbart

Novella at Arcadia

Walkability is also a driving force in many of today’s condo and townhome properties which often tout close proximity to restaurants, bars, shops, public transit, entertainment and more. Liv URBN’s Contour on Campbell, for instance, is a short walk or bike ride to restaurants, grocery stores and shops.

Contour on Cambell

Construction. The type of construction can impact a property’s long-term stability, how a property holds its value, how much noise residents will hear from their neighbors and more, said Scott Fisher, principal with Liv URBN, which also is developing The Mason townhouse project in Phoenix.

Construction costs are higher with concrete — which translates into higher purchase prices for buyers — but Fisher

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LOOK BEFORE YOU LEAP; continued on page CL5

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he term “smart” refers to technology in the home from automation to energyefficiency, according to Keith Mishkin, owner of Cambridge Properties, a company that represents several new condo developments in Greater Phoenix.

New condos and townhomes may be equipped with broader bandwidth that enables faster downloads and uploads compared to a new single-family home, explained David Newcombe, a real estate broker with Launch Real Estate in Scottsdale.

In the Valley, at least two condo communities feature some of the latest bandwidth infrastructure, including Portland on the Park in Phoenix and The Cays at Downtown Ocotillo in Chandler.

“Statesman invested and paid for a cabling infrastructure…to deliver gigabit (a unit measuring the speed of data transfer) service to the property at an affordable price to the owners,” said Shantelle Monongye of the Statesman Group of Companies; Statesman developed The Cays at Downtown Ocotillo. “This infrastructure is necessary so that condo owners will have the ability to connect all of their home automation devices as well as stream ultraHD video content at speeds greater than industry standards.”

“

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“It is much more cost-effective to run all of the inside wiring at the time of construction rather than after the condo is completed.”

—Shantelle Monongye, Statesman Group of Companies

What some communities offer Some condo communities offer home automation services as standard features.

For example, Two Biltmore Estates in Phoenix “is one of the few communities where every home has a programmable pad that controls all your lighting, sound, automatic windows/sliders/blinds, sets the temperature and controls certain appliances,” Mishkin said. “You can turn on and off your lights with one button. You also can program your front lock with a code for vendors or guests or choose to go keyless.”

What’s available after-market “Smart-home technology has never before been as desired as it is now,” said Dennis Sage, owner and president of Phoenix-based Dennis Sage Home Entertainment (DSHE).

“With the multitude of choices available in the marketplace, there is a system for any budget or setting. The choices of what can be monitored and controlled continues to grow every year.”

Condos and townhomes are typically smaller than single-family homes, Sage said, “making the economy of scale work for the buyers. Less wire, smaller spaces and smaller areas to monitor make it easier on the budget. Smart systems can lower energy costs by programming, monitoring and reporting on a real-time basis.”

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THE ‘SMART’ STUFF; continued on page CL5

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Deco Communities

Views. You’re thinking high-rise, right? Yes,

Deco Communities

Go high or go low High-rise, mid-rise, low-rise: Three options, plenty of appeal

By Susie Steckner

T

oday’s condo and townhome communities offer something for everyone — from a walkable urban vibe to a luxe neighborhood experience to a middle-of-it-all lifestyle.

And the properties are drawing residents from all walks of life.

“There really is not one demographic for these communities,” said Jack Luciano, partner with The Agency, broker for Edison Midtown, Inspire and Envy condominium projects in the Valley.

“You see millennials, you see rightsizing.

It really is a mix,” he said.

If there is a commonality, it’s a desire for a certain lifestyle, he noted. Edison Midtown, for instance, appeals to residents looking for an urban lifestyle. For example, the property has attracted retired buyers who are docents at the nearby Phoenix Art Museum as well as younger couples who want to be closer to their jobs in downtown Phoenix.

Key differences If the hunt is on for a condo or townhome, you need to know some key differences between high-rise, mid-rise and low-rise properties. Here’s the breakdown:

you will get the most unobstructed views the higher up you go. However, that doesn’t necessarily mean you should skip the midrise option where the view might include other buildings but can still be enviable.

“In a mid- to high-rise, the views are spectacular,” said Tim Sprague, principal with Habitat Metro, developer of Phoenix’s Portland Place and Portland on the Park condo projects. “You can have 360-degree views all around Phoenix and the Valley.”

Neighbors. It stands to reason that you will have less interaction with neighbors in a low-rise property spread out over acreage than you will in a building where everyone rides the elevator together.

In mid-rise and high-rise communities, residents are more integrated and often seek out shared experiences, Sprague said. Decide if making those connections is important or if you fall into the less-is-more category.

Amenities. Newer projects are going well beyond the standard pool-gym-barbecue package. Edison Midtown, for example, offers a 60-foot lap-lane pool, a bike room with storage and a repair station, an outdoor kitchen and more.

Inspire Scottsdale

Meanwhile, Portland on the Park boasts the “Nest” — a getaway patio with views of the neighboring Japanese Friendship Garden — as well as a communal lobby and rooftop lounge space.

Parking. With low-rise properties, expect surface parking lots. Mid-rise and high-rise properties will often offer underground garages.

Ask about the number of parking spaces per unit and whether they are assigned. If the property is located in a downtown area where parking can be elusive, ask about guest parking options.

Walkability. Newer low-rise, mid-rise and high-rise projects are tapping into residents’ desire to walk, bike or ride public transit to restaurants, shops, museums, green spaces and the like.

Take Inspire, a new mid-rise condominium project in Scottsdale. The community will put residents just minutes away from the Scottsdale Museum of Contemporary Art, Scottsdale Stadium, restaurants and shops. In Phoenix, Portland on the Park sits between the three-acre Portland Park and the 32-acre Margaret T. Hance Park and is steps away from light rail.

Portland on the Park

Portland on the Parkl

ASK THE EXPERT A conversation about builder warranties with Melinda Childress, Sales Manager, Homes by Towne

Homes by Towne

When it comes to a condo association or a condo owner, who’s responsible for contacting customer care when there’s a problem?

Q:

Homes by Towne

How does a builder’s warranty differ for a condo/ townhome versus a single-family home?

Q:

The warranty itself is the same. The builder’s warranty for condos is given to the condo’s association for the common areas, amenities and structure, and is issued to the condo owner for the features within the individual unit. With a single-family home, the warranty is given to the homeowner.

An example would be: If there are small cracks in the stucco of a condo building, the condo association would contact the customer care department to schedule the warranty repair. If a leaky faucet were to occur within an individual condo unit, the condo owner would contact customer care directly.

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Bigger is not always better Why one Texas native chose to downsize in Arizona Truly Nolen

By Meghann Finn Sepulveda

Termite tips from the pros

A

fter living in a 3,000-square-foot single-family home in Dallas for 17 years, Steve Edwards decided it was time to relocate to Arizona.

A new job opportunity that gave him the freedom to work from home combined with the desire to be closer to his aging parents, Edwards, 50, downsized to a condominium in northeast Phoenix in January.

Periodically visually inspect the outside Truly Nolen

Termite warranties Are termite warranties different for condos vs single-family homes?

“

Steve Edwards (and Bailey)

“The move happened really fast but I’m very happy here. I have no regrets.”

—Steve Edwards

Scott Sandler via Monterey Ridge/Cachet Homes

Narrowing the choice Edwards had been looking at homes online for months before visiting Monterey Ridge, a Cachet Homes luxury condominium community, last November.

“I really wanted to purchase a condo,” Edwards said. “I was tired of the upkeep, the yard work and pool maintenance that comes with owning a large home.”

Although he was hesitant to give up some square-footage, Edwards realized he would still have ample space in a two-bedroom, two-bath condo.

“In my Texas home, most of my time was spent in the kitchen, office and bedroom,” he

said. “I wasn’t using the other rooms.”

The condo he was considering had become a spec home and was immediately available. It matched Edwards’ design style and had a separate study which was perfect for his home office.

“I decided to move forward, made a down-payment on the condo, went back to Dallas and put my house on the market,” Edwards said. “It sold in two days.”

Adjusting to a new lifestyle After only a few months, Edwards and his two Shih Tzus, Bailey and Wicket, have settled nicely into their new home. When he’s not working, Edwards spends his time walking his furry friends, working out at the gym or hiking and biking.

He has met several neighbors in the community who are also dog owners and the group regularly meets to socialize. “There are a nice mix of people in this community from young professionals to seasonal residents,” he added.

By David M. Brown

of your home. Look for (1) termites’ signature pencil-sized mud tubes that often dangle or run from the ceiling to the floor; (2) discarded wings near closed windows, doors and other access points; and (3) wood damage behind and around walls and floors.

Watch for water. Don’t allow water to accumulate around your home.

Make sure that all water drains away from your foundation — including even your A/C condensation line, Gomes said.

Have an annual termite inspection.

T

he termite warranty is often the same for attached homes as it is for single-family homes — with one big difference.

“The termite warranty for condos is transferred to the condo’s association whereas the single-family home’s warranty goes directly to the homeowner,” according to Melinda Childress, sales manager for the Phoenix office of Homes by Towne.

In general, the builder certifies that a state-licensed or otherwise authorized pest control company treated the property to help prevent subterranean termites. The builder then guarantees that if subterranean termite infestation occurs within a year from the date of closing, the builder will ensure that a licensed pest control company will treat as necessary to control infestations in the structure, she said.

A hotbed of termite activity Alas, termites love the Sonoran Desert.

“We’re a literal hotbed, so to speak, of subterranean termite activity,” said Leo Gomes, district manager for Truly Nolen, Phoenix. Founded in 1938, Tucson-based Truly Nolen of America is the largest

Be sure it’s done by a state-licensed inspector.

Treat the soil. “We create a layered approach, which combines the below-soil treatment with an aboveground, including the treatment of the wood inside the walls and the attic,” Gomes said. “This way, if termites penetrate through our first layer of treatment below the soil, we have a second layer of protection.”

family-owned pest control company in the United States.

“These tiny insects often go undetected for long periods of time, causing extensive damage,” he said. “They can penetrate your home in various ways such as through plumbing, settling cracks in the foundation and the outside of the foundation.”

“Think of it this way,” Gomes said. “We have created the perfect environment for them to thrive. Our homes are built out of dead wood, we have water irrigation around our homes to give them a water source, and once they are inside our walls, they have shelter from their natural predators.”

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Availability, prices, incentives and dates are subject to change, and K. Hovnanian® Homes reserves the right to cancel or change all offers without prior notice; see Sales Consultant for details. If buyer is working with a licensed real estate agent or broker, the agent or broker must accompany and register buyer on first visit to community if agent or broker has not submitted a Rapid Registration form. No offer for sale or lease may be made or accepted until buyer’s receipt of Arizona Subdivision Public Report. A public report is available on the State Real Estate Department’s website. We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. We encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status, or national origin.© 2017 K. Hovnanian® Great Western Homes, LLC. ROC 188563. ©2017 K. Hovnanian® Building Company, LLC, an Arizona limited liability company. ROC 277023

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WWW.AZCENTRAL.COM LOOK BEFORE YOU LEAP; continued from page CL1

SOUTHWEST

believes that concrete offers stability and value in the long run. First-time buyers should not only think about their entry-point purchase but how the home will hold up in the resale market, Fisher [of Liv URBN] said.

Amenities. Newer condo and townhome projects are loaded with amenities — everything from rooftop gathering spaces to pet-washing stations to fabulously appointed fitness centers. Properties may also offer technology packages which might include basics like poolside wi-fi connectivity or more involved smart-tech inside your home, said Crel Vogel, regional sales manager for Polaris Pacific, which oversees sales for Contour on Campbell and also Optima Kierland in Scottsdale.

wiring with Cat 6 wire has never been more important.” Despite the popularity of wireless connections, hard-wiring is vital to accommodate devices requiring much greater bandwidth than in the past, including the next generation of high-definition video, he added.

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“

Optima Kierland

“Condominium and attached living is

CENTRAL

really more lifestyle driven today than it ever has been.”

—Scott Fisher, Liv URBN

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HOA. Pretty much all condominium and townhome properties will have HOAs to manage maintenance and upkeep of the property. Ask about monthly HOA dues and what those dues cover. Dues run the gamut and should match the level of amenities to ensure the association is planning for future needs. Williamson [of True Craft Residential] said buyers can also ask for an HOA’s reserve study, a long-range capital budget planning tool that helps guide associations.

Buyers should know that HOA dues can impact financing since the dues will be factored into debt-to-income ratios and may affect the amount a buyer can borrow.

Parking. Parking options can range from surface lots to underground garages to private garages. If you are considering a property with communal parking, ask about the number of spaces allotted to each unit and whether those spaces are assigned to individual units. Also ask about the availability of guest parking.

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THE ‘SMART’ STUFF; continued from page CL1

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Newer features available include pet geofencing — a virtual perimeter established for your home and your pet — where you can track a runaway dog in real time through a GPS tracker attached to its collar, Sage said. The same technology allows you to automatically close your garage door as soon as the smart-phone controlling your home’s automation system recognizes that you are beyond the perimeter you’ve set. In addition, water sensors can alert users to a leak in the home, he said, and a doorbell/ camera “gives you a look from anywhere [as to] who is at your door and [also] has twoway communication between the user and the person at the door.”

“You can integrate most smart-technology options into most condos” where these features are not already standard, Mishkin said. “Some of the more desired devices are automatic adjustable outdoor lighting, selfadjusting thermostats, home-monitoring cameras, a master remote/control panel for all of the household preferences and doors that can be locked remotely,” Sage said.

Wired vs. wireless Sage said that “the network is essential to the success of any smart-home. Hard-

Security issues Because condos and townhomes frequently share walls and are often close together, the need for a secure network is even more vital in these settings, Sage said. Adding a firewall and a strong password greatly benefits the security of the home system.

Getty Images

FYI: Network cables Category 5 and Category 6 cables (known in the industry as “Cat 5” and “Cat 6”) are most commonly used as network cables. They connect computers and servers to modems and ultimately, Internet Service Providers, or ISPs. Like virtually everything else in the technology sector, these cables have undergone significant development over the years, and the newest cables are capable of significantly greater performance than previous cables.

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CORNER OF LITCHFIELD ROAD AND VILLAGE PARKWAY CachetAtTheWigwam.com | 623-385-0129 TOWNHOMES, CONDOS AND SINGLE FAMILY HOMES AVAILABLE. *See Sales Associate regarding package details and eligible homes. Refrigerator GFE26GSKSS and Washer GFWR2700HWW & Dryer GFDR270EHWW For a limited time. Subject to change without notice. No additional incentives are applicable. Pricing subject to change and does not include upgrades 0&" 2#$087#& !=?(76(;+ 3#(?#)&?=; .;;#$7087#& >??; 0=? 0!!27$0/2?+ :=7$?;, !=#(#87#&;, >?086=?;, #!87#&;, *##= !20&;, ?2?4087#&; 0&" "7(?&;7#&; 0=? subject to change without notice. Square footage and dimensions are estimated and may vary in actual construction. Floor plans and elevations are art7;8%;$#&$?!87#& 0&" 0=? &#8 7&8?&"?" 8# ;9#) ;!?$71$ "?80727&<+ 52##= !20&; 0=? 89? !=#!?=8' #> -0$9?8 3#(?; 0&" 78; 0>12708?; 5#= >6=89?= 7&>#=(087#&, please see Sales Associate All sales are subject to buyers receipt and review of a Arizona Subdivision Public Report.

17850 N 68th St, Phoenix, Arizona 85054 480.356.0179 • www.montereyridge.com All pricing, availability and plans are subject to change without notice.

Sq. footage is approximate. All brokers are welcome and must accompany prospect on their first visit. Sales subject to review of Subdivision Public Report.

6SP

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GRAND OPENING

IMPECCABLY DESIGNED CONDO LIVING FROM WATT COMMUNITIES 2,3 &4 bedroom condos from the low $300â&#x20AC;&#x2122;s

DOWNTOWN

MIDTOWN

UNIT A

UNIT B

UNIT C

1,395 sq. ft.

1,582 sq. ft.

1,806 sq. ft.

MOVE IN READY HOMES AVAILABLE

UPTOWN

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MODELS OPEN DAILY

602-350-0126 4236 NORTH 27TH STREET PHOENIX,AZ 85016 www.MyBiltmoreLiving.com

AR-0008635257-01