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Atlanta Condos For Sale

Who Is Responsible for the HVAC Ductwork in My Condo?

August 13, 2018 by Thom Abbott

As a condominium owner, you’d like to think you live in a “set it and forget it” environment. Unfortunately, such is not the case. While you may not have a roof to replace (directly) or any lawn to mow, you do have maintenance items inside your condominium that ARE your responsibility and DO require attention. So when you ask Who Is Responsible for the HVAC Ductwork in My Condo, the answer would be…

Condominium HVAC Maintenance

Yeah, I’m afraid so! Just as you are responsible for the plumbing and hot water heater, YOU are responsible for the maintenance of your HVAC both inside your condominium as well as where ever your condensing unit is located. (This could be on the roof or in the garage of the building)

Keeping your HVAC in tip-top shape can help you both in your wallet and with your health! Let’s look at both of these.

Your Wallet

Did you know that 25-40 percent of the energy used for your HVAC  is most likely being wasted? WOW! When your system is dirty…meaning that the ductwork or the system itself has not been cleaned or maintained, that it just has to work harder, and last less! And if you have not priced an HVAC replacement, $4000-5000 would be a good place to start. What does a dirty system look like? The photos below show both the coil from one system ( on the left) and the filter we found in a condo on the right. YIKES!!! Can you imagine breathing air that came through THAT?

How Do I Maintain a Condominium

 

Your Health?

The HVAC system could be considered the lungs of your home. Your system takes in air, and then sends it back out through the condo. So, if you’ve got a dirty system, or dirty filter….most likely you have dirty air. And that is what you are breathing! YUCK!!

What Can I Do?

 

  • Have your HVAC serviced at LEAST once a year. (Single family homes are usually done Spring and Fall, but the system is subject to more dirt from leaves and such, considering the condensing unit is sitting on the ground next to the house.) In a condominium building, the unit is most likely on the roof of the building. So while it will most likely be clean, there are other parts of the system that are affected by being in the beating hot sun every day! Hoses that should have an insulation wrap on them can be deteriorated from the sun. (See the photo on the right) 
  • Change your filter at a minimum every other month. And if it gets dirty, then change it EVERY month! $20 something for a filter is much less than a $500-700 service to clean the system.
  • If you are purchasing a condominium, be sure to look at the Seller’s Property Disclosure Statement to see what the age of the system is. While older systems can last much longer, they certainly are not very efficient. And if it’s a REALLY old system, it could potentially fail at anytime. Take this into consideration in your purchase price, or consider getting a home warranty, either paid for by the Seller or buy one yourself. It can be worth its weight in gold if your system should fail and you need to replace it.

Who Should Do This Service?

Certainly, a licensed HVAC technician!!! Working for a licensed company. In most condo buildings, the Concierge will have a list of vendors that have worked in your building in the past and do a good job. They will also have their license and insurance already on file with the HOA. This is required in case there is any damage or anything happens during a repair, or installation. 

It does not take much to maintain your HVAC in your condo.  But when you ask Who Is Responsible for the HVAC Ductwork in My Condo….just remember it’s YOUR responsibility! 

Filed Under: Blog, Condominiums of Buckhead, Condominiums of Midtown, Condominiums of Perimeter Tagged With: Atlanta Condominiums, condominium safety, home and condo improvement tips, Midtown Atlanta Condominiums, So You Know

The Pros and Cons of Condo Living

May 13, 2018 by Thom Abbott

Thinking about buying your first home? Or maybe the kids are out of the McMansion you have in the suburbs, and you’d like to be closer to museums or the theater? Either way, you are probably considering purchasing a condominium (often just called a condo)

Condo Living Pros and ConsThe Pros and Cons of Condo Living

In many large cities, people talk about buying an apartment. For our sake, in the Atlanta area, an “apartment” is a rental place, and a condo is something you buy. And there are pros and cons to that, but that’s a topic for another post! 

Smaller in size than a traditional single-family home, a condo has many benefits, but there are other things to consider as well. 

PROS

Minimal Maintenance

Now you should not presume that living in, or owning a condo means you have ZERO maintenance. You still have a hot water heater, an HVAC system, and plumbing. But you don’t have to worry about mowing a lawn, cleaning the garage or the pool either! 

This low-maintenance life style offer you more…well…lifestyle! Time to enjoy parks, restaurants, the pool, or even travel since you aren’t worried about those outside things. 

Lock and Go

Pros of Living in a CondoWanna head to New York City or maybe the beach for the weekend? Just walk out your door, lock it and GO! No worries about setting the sprinkler system or watering the plants (Just ask Serenity Pond about this!) You also have the security, if you live in a controlled access building, that your home it safe. (This has variables depending on they type of community you live in…) 

A condo is also perfect if you want to maintain more than one residence. Say you have a place in the mountains, or at the beach…it’s easier to just leave and head to one or the other when it’s condo living.

Transit Access

Now this is not the case with every condominium option in Atlanta, but certainly living in Midtown Atlanta, you have the convenience of access to THREE MARTA stations! It makes getting to and from the airport a breeze for those aforementioned weekend trips, or even business trips. And depending on where you work, you may have the option to use transit to get to work. Also, if you happen to be reading this and live in a city other than Atlanta, the transit access may be even more available. 

Lower Price and Lower Taxes

Now this factor really does depend on many things. Yes, if you purchase, say a $400,000 condominium, and are selling a $600,000 home, your property taxes may be lower. Your tax advisor can help you determine if you have benefits here. If your Atlanta condo is your second home, you will be paying higher taxes since you are not able to claim Homestead Exemption  on your property. So maybe the other home is the best one to be a second home, and call Atlanta home. 

Community

Living in a condo building, the sense of community can be both a Pro and a Con. I’ve lived in several Midtown Condo buildings and hardly knew anyone on my specific floor. (Could be a Pro or a Con?) Yet I made great friends at the social events and at the pool on the weekends, by hanging out with my neighbors. In a single-family home neighborhood, the same thing can happen. You can know your neighbors, or not. 

Accessibility

Be it now or in the future,  your condo may be much more accessible to you that a home with multi-levels. You might have to add  grab bars and such in a bathroom, but the “one-floor living” will certainly be easier, along with an elevator to get you to your parking deck, amenities and lobby. (Again, keep in mind there are low rise buildings that may NOT have an elevator!)

CONS

HOA Fees

You may not have to maintain the roof, or clean the pool or staff the 24-hour Concierge, but someone does, and someone has to pay for it. This is called your Homeowners Association, or HOA. Your monthly HOA fee you pay covers these expenses, and more. Monies from this monthly payment are also placed in a Reserve Fund to build up funds to pay for future expenses. This can be things like a new roof, pool renovations, lobby and hallways upgrades, and more. 

Some HOA’s bill your utilities through your monthly HOA bill. This is often the case with water and sewer, and you establish your electric service with Georgia Power. 

When purchasing a condo, your lender will request a Condo Questionnaire to learn more about the financial stability of the HOA, and you want to know this as well. Not having an adequate Reserve Fund could lead to a special assessment down the road to repair one of the above mentioned items. And these assessments can be minimal..or they can be very expensive, depending on the nature of the issue to be addressed. 

HOA Rules and Regulations

The Pros and Cons of Condo LivingLet’s face it….when you have a few hundred (or more) people living in one building, there is going to have to be rules. And some of them may seem trivial to you, but most rules are there because somebody did something wrong….

Imagine these things:

  • Lighted cigarette butts land on your balcony and burn your chair cushions…or in landscape below and start a fire.
  • Your puppy relieves him/herself at the elevator door because they couldn’t wait
  • Throwing a 50 lb dumbell down the trash chute because you don’t want it anymore
  • Breaking a glass bottle next to the swimming pool, causing it to be closed, and drained. 

Yes…these ARE real-life things that I’ve seen happen in a condo building. So we must have rules. 

Additionally, you can’t just decide you are going to take out a wall between your bedroom and living room without permission. There could be wiring or plumbing in that wall that services multiple condos above and below you. So remodeling requires permission from the HOA. 

Now you could live in a single-family neighborhood that already has an HOA with various restrictions, so this is not new to you. But if you are coming from an established neighborhood that may not have them, you need to be prepared to follow the rules…or pay a fine. And some of those fines are quite stiff. 

But I also consider HOA rules to be a PRO as well. They help protect your investment and your right to enjoy your condo without being bothered by someone else’s lack of judgement. 

Privacy and No Yard

Ok, if you ARE the kind that loves to grill every meal, or plant flowers, or sit on your patio with no one watching, then condo living might be a challenge for you! Now, all buildings have grill stations, they just might be 20 floors below you. And you can make that work in any number of ways. 

Some buildings allow plants on balconies, and others do not. I’ve seen a couple amazing balcony gardens, but if you don’t have a green thumb, and it all dies, then the neighbors have to look at all that (Hence those rules again!)  

Privacy on your balcony is relative…I mean after all, in a high rise, there is bound to be numerous buildings around you, and you never know who is watching you! And in some buildings, the balconies are cantileverd …meaning they “hang” off the side of the building with no privacy walls, just railings. So don’t be planning to run around in your skivvies unless you don’t mind someone seeing you. (And that is a WHOLE OTHER SUBJECT…..)

So, we actually seem to have more Pros than Cons to living in a condominium.  That said, each building can have a totally different “feel” to it. I’m here to help you see all your options and find just the right condominium community/building that is right for you!

You will also need to have insurance when you live in a condominium and here is a great article,

Condo Insurance: How Much Coverage Do You Need?

 

Midtown Atlanta Real Estate

Filed Under: Atlanta Relocation, Blog, Buyers, Condominiums of Buckhead, Condominiums of Midtown, Condominiums of Perimeter, Real Estate Tips Tagged With: Atlanta Condominiums, Buyers, Intown Atlanta Real Estate Buyers Guide, Midtown Atlanta Condominiums, So You Know

8 Narrow Kitchen Island Ideas

January 27, 2017 by Thom Abbott

Storage and space. Can we ever have enough?
Whether you live in a home or a condominium, it seems storage is always at a premium.
 
Here are some cool kitchen island ideas…if your kitchen as the room, and you don’t already have one! 
 
 
8 Narrow Kitchen Islands With Function to Spare
Narrow Kitchen Island Ideas

Filed Under: Condominiums of Buckhead, Condominiums of Midtown, Condominiums of Perimeter, Random Topics, Real Estate Tips Tagged With: Atlanta Condominiums, home and condo improvement tips

Condo Living Rooms

November 4, 2016 by Thom Abbott

Condo Living RoomsDepending on the size of condominium you may have purchased in Atlanta, you could have a large living room, or it could be part of a smaller space, combined with the dining area, and even open to the kitchen. Condo Living Rooms can be small, medium or even large!

The interior design of many condos offer cool spaces where you can do an accent paint color, like along the dropped ceiling that as the HVAC and vents in it.

What’s YOUR condo living room look like?

 

Trending Now: 5 Foolproof Living Room Ideas From Popular Houzz Photos

Filed Under: Blog, Condominiums of Buckhead, Condominiums of Midtown, Condominiums of Perimeter, Random Topics Tagged With: Atlanta Condominiums, Condominiums, home and condo improvement tips

Five Tips For Selling Your Condo Quickly

April 23, 2016 by Thom Abbott

With the ever-so-hot Atlanta real estate market, you may think you can just put your condo on the market and ….BAM! It will be Under Contract. That could be true for some of you. But, if you have plans to buy a house, or some other significant reason that has you putting your condo on the market….you might just need…

Five Tips For Selling Your Condo Quickly

Price

pre approved mortgageI consult with Sellers almost every day. And I totally understand that every dollar you make from your sale of your condo can go towards the purchase of your next home. But when you play the pricing game, you may not win if you are looking for a quick sale. Take a look at the comparative sales (comps) that I (or any agent) will show you. And price your condo there…if not even below that price. A condo that does not have a huge price tag is going to appeal to agents and buyers alike.

No Personal and No Pets

If you have been living in your condo for a few years, you have stuff. (Unless you truly are a minimalist…..and I’ve not seen many.) That stuff is personal items from those wedding photos (maybe THAT is why we are moving?) to the great group shot from that mud run….these things need to go in storage bins…and go to storage. There are numerous storage places around Intown Atlanta where you can get a small storage room for your….stuff.

And pets. Nothing can kill a sale like pet odors. Even if the potential buyer has a pet themselves, no one wants to smell….or “see” them. Make sure you remove pets for showings. If you are at work during the day….doggie day care is a great option. And then tuck pet dishes away.

A 2 Bedroom Looks Like a 2 Bedroom

Tips to Sell your Condo FastNow this CAN work both ways. If your second bedroom is a home office, that just might appeal to the buyer who also wants space for a home office. On the other hand, if they are looking for a 2 bedroom condo, and your’s “appears” to be a 1 bedroom with an office, they might not be able to see past this really IS the second bedroom. Again, I realize this could be hard to change in a condo….but make that office as clean and sleek as possible so the Buyer can visualize what they would use the room for.

Update…Not a Full Blown Remodel

Often times, one condo can look like another…and another. That’s because that is how they were built….in “stacks” such that 1504 looks like 1804 that looks like 2104. So if you are 1504….make it stand out above the others! The quickest, easiest thing you can do is paint! You might have a great color scheme or accent wall you just love. But that’s the point….YOU love it and the buyer does not! So THEY are thinking, “Ugh, I’ll have to paint this.” Remove THAT thought from their mind. A fresh neutral color not only gives a fresh, new feel to your condo, it helps that buyer think about their own colors….or not. Do you still happen to have the builder-grade little light fixture on the ceiling? A new ceiling fan/light can make a big difference. Has that kitchen sink taken a real beating? Replacing it could make the kitchen really shine. Think about other simple things like faucets or your cabinet hardware. Anything that makes your condo look unique and different can help lead to that quicker sale.

Technology Sells

Condo Marketing Tips For a Fast SaleEveryday when I search the MLS for properties for clients, I’m blown away at the horrible quality of photographs that are out there trying to sell someone’s home or condo. Seriously….I have to wonder if the Seller knows just how BAD their home is being marketed. Well, if I am looking at those photos, guess who else is. The potential buyer of your condo!!! Make sure your home shines online! This WILL BE the first place your home is shown! Look at the photos your listing agent takes (some of us are good at photography) or that the professional photographer takes. Just make sure they show the good features of your condo.

The days on market your condo faces can be greatly reduced by being aggressive from the moment you leave the starting gate. Also making your home readily available to show (24 hour notice, can only be shown on such and such days, etc) are not flexible to a buyer. In the hot Atlanta market, if  your listing goes live this morning….you best be prepared for showings this afternoon.

Get that potential Buyer in your condo….and let’s get it….SOLD!

Filed Under: Blog, Condominiums of Buckhead, Condominiums of Midtown, Condominiums of Perimeter, Real Estate Tips, Sellers Tagged With: Midtown Atlanta Restaurants, Seller Tips, Sellers

Atlanta Condos For Sale | Park Towers Sandy Springs

March 16, 2015 by Thom Abbott

Park Towers Sandy SpringsThere are not many high-rise condominium options when you get outside of Midtown or Buckhead. Most of your condominium construction ends up being of the mid-rise variety, meaning 5-8 stories. But if you are looking to be in the Perimeter area, and want high-rise living, then Park Towers Sandy Springs is an option!

Atlanta Condos For Sale | Park Towers Sandy Springs

Park Towers Sandy Springs was formerly a high rise apartment building that caught the conversion wave of the late 1990’s and was converted to condominiums in 1999. 1 and 2 bedroom homes are found in the 24-story building.

Amenities include a swimming pool with hot tub, 24 hour Concierge, covered parking, tennis courts and fitness center.

The building is convenient to all that is the Perimeter area. Hammond Drive will take you directly to Perimeter Mall and you have additional access from Ashford Dunwoody and Peachtree Dunwoody Roads.

If you are looking for high-rise living in the Perimeter area of Atlanta, let’s take a look at Park Towers Sandy Springs!

Search Homes For Sale Here!

ParkTowersCollage

Filed Under: Atlanta Real Estate For Sale Or Rent, Buyers, Condominiums of Perimeter Tagged With: Atlanta Condominiums, Condominiums

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Thom Abbott

Associate Broker, REALTOR(R)
905 Juniper Street, NE Suite 110
Atlanta, Georgia 30309
770.713.1505 Direct
404.876.4901 Office

 
 
 
 
 
 
 
 
 
 

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