Condominiums of Midtown Archives

Security Access Codes. Is Your Safety Being “Tweeted?”

November 30, 2011 by Thom Abbott

You learn about news and things happening in the strangest of ways nowdays! I even get news from myself. What, you say?

I’ve created a Twitter “newspaper” if you will, called The Midtown Atlanta Monitor. It is created from various people I follow on Twitter, so the content is determined by what is tweeted out by the people I’ve choosen as contributors. Needless to say, I have a disclaimer as sometimes….well….most of the time it’s all good stuff.

There is another great source for Midtown Atlanta info that I follow closely, called Midtown Patch. Amy Wenk, Editor, does a great job on getting the scoop of what is happening in Midtown. In fact, I think I need to start ~~stalking~~ following her around. So, a Letter to The Editor prompted this post. Here is a portion of that letter:

“I was dismayed this afternoon to see a local catering company tweet four access codes, saying they worked at most gated communities in Atlanta. The tweet also noted he had mentioned it a year ago so this is clearly a continuing “share.”

Holy crap, pardon my French!!! Did I just read what I think I just read? Here is a link to the rest of the letter.

Atlanta condominium communities have varied levels and types of security systems. More modern highrise buildings have security systems and 24-hour Concierge such that access to the building is pretty secure. Even if you lost a key fob or access card, it can be quickly de-activated to keep anyone from using it. Elevators have controlled access, so either a code is needed to ride the elevator or again, a fob or card. Other communities may just have a gate to the parking lot. And some of these gates can have one access code that can easily be passed along….and along….and along.

Such might be the case from this Tweet that passed such access codes along. So, who knows YOUR access codes?

One of the many reasons people choose to live in a gated community or controlled access building is for the added security. But, if residents give out codes to outside service people (like this catering company) you’ve just created a breach in your security. How do you know where all that code is being passed to and to whom?

For your security and safety, you should NOT give out codes to vendors or service people. If you have a cleaning service, pay for, and get them their own access card that will let them in the building, but only to your floor. Or arrange to have a key release with the Concierge for them to have access to your home, and the Concierge will be responsible for letting them into the building.

You pay a monthly home owners association fee of which part goes to pay for the security. Don’t let your safety get “tweeted.”

Atlanta Condominiums. Will They Rise Again?

November 17, 2011 by Thom Abbott

Whether you are new to the Atlanta condo market, considering a move to Atlanta, or have been here for the “ride” the last few years, you know that our market has suffered all the same troubles taht the other real estate markets have gone through. The question for Atlanta Condominiums…Will They Rise Again?

Atlanta has gone through the less than bright economy, tightened lending, and buyers with Deer Headlight Syndrome(DHS). What is DHS? It’s kind of like a deer in the middle of the highway when the car lights hit it…..they just freeze,blinded by the light and unable to move. We’ve even had some developments go to foreclosure (not a developer issue but a lender issue in this case) and now watched them return to the market.

Atlanta condominium sales are up over last year, but prices are down. So, Atlanta Condominiums, will they rise again?

Take a look at some current inventory numbers. In the Intown Atlanta Markets, there are currently 1,230 listings of attached homes priced at $300,000 or less. (Intown is defined by Areas 21, 22, 23 and 24 in FMLS) The number of unsold units in active condominium communities is at its lowest point since 2003.

New developments are scarce indeed. In the Midtown Atlanta Real Estate Market, you have The Atlantic Residences, 1010 Midtown, White Provisions, Viewpoint Midtown (only about 5 homes remain here) and on the fringe of Midtown, The Brookwood.

2012 very well may be the year that the prices start a climb. Inventory is really low! A search today showed some buildings with as little as 6 homes available! Buyers, once cured of DHS will suddenly realize the options available to them are not as much as they thought.

2012 and Atlanta Condominiums. Perhaps the well know Atlanta phrase says it best….”the Pheonix rising from the ashes.”

How Much Space Do You REALLY Need?

November 14, 2011 by Thom Abbott

We are already starting to see changes in building trends. But, we ARE still building big homes. Sure, if you have 3-5 kids, relatives visiting all the time, etc. you need some space. But, in the United States, we have a tendancy to think big and that we need all this space.

But do we really? If designed properly, how much space COULD you live in? The smallest condo I’ve seen in Midtown Atlanta happens to be one I use to own. At 606 sq. ft. most people found the space way to small to live in. Of course, it was not my full-time home, so I had room in my house to keep my “stuff.” But, along with the size of the house, there IS all that stuff? Do we really need it?

Could you live in 258 square feet? Maybe, if designed right. I know my 606 square feet were certainly not designed to best use of space, but had I lived there full time, I had already discovered ideas of ways I could of made the space work for me.

But, here IS what you can do with 258 square feet!

Midtown Atlanta Condominium Utilities

October 25, 2011 by Thom Abbott

Intown Atlanta Condominiums Unlike living in a single family home, Midtown Atlanta Condominium Utilities are different in how they are aid for.

In many Midtown Atlanta Condominium buildings, part of your monthly homeowner’s association dues (HOA) pay for some of the utilities. Some buildings include the water and sewer charges in the HOA fee, and others do not. This is an important consideration in that the City of Atlanta has some rather high water and sewere charges. When shopping for your Midtown Atlanta Condominium, be sure your real estate agent finds out exactly which utilities are paid for as part of the HOA fee.

Some buildings also sub-meter the electricity. What does that mean? It means the building gets one bill for the entire building, and then it is billed out to each individual unit based on the consumption. It makes it easy for the homeowner in writing one check to the HOA for your fees, including electricity, water and sewer. However, it can put a real strain on the HOA. Why? Well, if a homeowner is delinquent on their HOA fees, the HOA is paying their electric bill. And say the homeowner goes into foreclosure and does not pay 3-4 months of HOA dues, then the HOA has paid that electric bill! Yikes!

It seems that one homeowners association has decided to change that. Earlier this month, the Board of Directors of Spire Midtown voted to move from one Georgia Power Master Electircal meter to individual unit Georgia Power 406 SMART meters for individual units. So, what are some of the benefits that homeowners in Spire Midtown will get from this new change:

Every home will be charged the residential rate vs. the commercial rate. Here is the Georgia Power Pricing Comparison.
The Association will no longer be forced to pay for delinquent homeowners bills.
Residents will get a more accurate bill directly from Georgia Power and will be able to contact them directly regarding billing issues.

It will be interesting to see how this progresses and if we see other Midtown Atlanta Condominium utilities in buildings being changed to an individual billing system in the future.

Plumbing Systems — Something To Think About

October 21, 2011 by Thom Abbott

Water is a very important part of our every day lives. Without it, we simply could not, would not exist. Period. And as much as we need water to survive, water can also cause some pretty extensive damage. Be it outside from a flood or rain storm or inside in the form of a leaking or even worse, broken pipe.

I find that many residents who live in a condominium kinda don’t think about the systems in their home. They seem to think because they pay this monthly HOA fee, that all is well. Sadly, nothing could be further from the truth. As a condominium owner (and really as a tenant as well) you are responsible from the exterior walls in. So, if your tub leaks, or your toilet leaks or your sink leaks, you are not only going to have to fix YOUR home, but you might be fixing your neighbors’ home as well. Next to a fire, water is the worst enemy for damage in a condominium building.

Drain piles can clog and valves and fittings develop leaks. Small leaks usually grow and can cause major water damage in your home. Fixing leaks right away and keeping an eye and ear out for them is critical.

Clean Your Drains
You can clean your drains in your sinks and tub by simply running hot water and then pouring a handful or so of baking soda down each of them. Let the hot water run for a few minutes and then repeat the procedure. This helps remove grease and sediments that buildup over time in your pipes. You may want to do this a couple of times a year.

Visual Inspections
Visually inspecting for leaks regularly is important. You can do this by checking under sinks and around toilets. Look for signs of moisture and leaks, rust or lime deposits (white) which are early signs of trouble coming.

Inspect around your toilet carefully looking for cracks in the toilet where it is bolted to the floor. Even a hairline crack can mean a leak is happening or developing. Look around the inlet pipes and on the tank bottom as well.

Drippy faucets and shower heads and toilet flush valves that operate poorly should be changed or fixed.

You’ve heard the old saying, “An ounce of prevention is worth a pound of cure.” Spend a few moments in your Midtown Atlanta condominium or home and look for these signs before you have a bigger problem.

Selling Your Intown Atlanta Condo

October 9, 2011 by Thom Abbott

Intown Atlanta Condo For Sale So you’ve decided it’s time to move on or upward and sell your Intown Atlanta condo? Well, just as buying it was a major decision, so too is the marketing of your home. You want to make sure you highlight all the features and benefits of BOTH your individual home, as well as the building or community where it is located.

Remember, probably some 80% or more of home buyers are going to start their search process using the Internet. So, how your Intown Atlanta condo is marketed on-line should be a top priority for you. You want to be sure you choose a real estate agent that not only knows your community, but know how to effectively market your home on-line.

Next, we need to get your home to shine! Let’s look at some other things we need to consider.

Building or Community

Why did YOU buy in this particular building? Was it for a view? Amenities? Security? Price? As is often said in real estate, “there is a Buyer for every home.” We just need to know which ones we are looking for! If you live in a high rise building or a smaller, historic building, we will want to highlight the unique benefits and features of each.

Size Does Matter, Right?

Well, you may have experienced the same thing when you purchased your Intown Atlanta condo. But now that you have lived there for some time, you’ve learned some tricks, shall we say, of how to make the most of the space you have. While a new Buyer will need to learn about the amount of space you get in various buildings and with different floor plans, you may have already added some unique features in your home that we can highlight. Perhaps built-in book cases, or closet systems would be a couple examples. Now we need to focus on selling your Intown Atlanta Condo.

The Condition of YOUR Home

Ah yes, this is where we really have to focus to make your home stand out amongst the competition. Remember, your competition can be other buildings, not just homes in your building. So, let’s look at some important things you can do.

Paint. One of the least expensive things you can do that can dramatically increase the appearance and interest in your condo. Maybe you never painted from the original colors the developer used. Or, you added some “unique” colors to your taste that may not appeal to others. Over time, you may have bumped walls, or a piece of furniture may have rubbed against a wall. Fresh paint will not only take care of these imperfections, it will make your home feel like new.
Storage. Face it. It was probably a challenge for you when you first moved in and tried to figure out where to put your comic book collection or the 20 pairs of tennis shoes and 30 pairs of jeans you have! You know what I’m sayin’! Well, you don’t want a prospective Buyer to look in kitchen cabinets or closets and not be able to see past what all you’ve got. So, it’s time to start packing BEFORE you move! If you have not used it or worn it in 6 months, it might be time for a donation. But if you simply can’t part with all those shoes, jeans or comic books, then we need to sort and store. Determine which you can work with over the next 30-90 days, and pack the rest. Make arrangements for a storage space in one of the local storage rental locations, or if you have family or friends that have a home with storage space, work a deal with them.
Cleaning. Well, it seems obvious, but then again. And I’m not just referring to dusting the furniture and wiping the kitchen counters. First, there is a deep clean. Move that couch and capture those dust bunnies! Clean the oven and refrigerator. I’m telling you…Buyers will open the oven, the fridge, your closets and drawers! They want to see the space and what’s available. And we want to show them the best.
Wash The Windows! Now, in some buildings, this may not be an option for you. But if you have a balcony with a sliding door, you have access to (and it’s actually your responsibility) to wash the windows. (Glass that is not accessible to you has to be cleaned by your home owners association) But when that potential Buyer walks in and looks out those windows…let the Sun Shine In! It truly can make a huge difference!

Ok, so we’ve talked about the things YOU need to do to get prepared to Sell your Intown Atlanta Condo. Next time, we’ll talk about what WE do to Sell your Intown Atlanta Condo!

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