CAREERS IN REAL ESTATE

CAREERS IN REAL ESTATE

CAREER OPPORTUNITIES

&

LICENSE REQUIREMENTS

Types of Real Estate

Many & Varied Product Types & Sub-categories:

Residential (single family residences (“SFR”), 1-4 dwelling units, condominiums, townhomes, vacation ownership, sea-borne residences)

Multi-family (market rate; student housing)

Retail (Regional Malls, Power Centers, Neighborhood Centers, Strip Centers, Triple Net, Public/Private Concessions, On-site Retail, street front)

Industrial (warehouse, manufacturing, distribution, “pick-pack & ship”)

Storage Facilities (household goods, art, wine, vehicles)

Hospitality (hotel, motel, hostel, resort, residences, restaurants, bars, tourism/convention/visitor bureau)

Golf & Resort

Office

Seniors Housing

Subsidized & Tax Credit Housing

Public Facilities ConcessionsEntertainment Venues & Theme Parks

Hospital & Urgent Care Facilities

Assisted Living & Convalescent Facilities

Agriculture (crops, vineyards, orchards, live stock)

Water RightsMineral RightsRights of Way & Easements Religious FacilitiesEnergy Generation Facilities

(

cont’d)

Urban Planning/Land Use

Government agency

Regional authorities (RWQCB, AQMD, CCC, CEC)

Economic, Demographic & Population Trends

Public / Private Partnerships (Grand Park; LA River Project)United States Green Building Council (USGBC)Green Building Design, Construction & Management LEED - Leadership in Energy & Environmental Design

Risk Management/Insurance

Construction (hazard, defect, wrap, completion and personal guarantees)

Errors & Omissions

Liability

Fidelity BondsWorkers’ CompensationOSHA & ADA complianceHuman ResourcesEDD compliancePerformance & Completion BondsPrivate Compliance Providers

Debt/Equity & Finance

Institutional Investment Funds

Institutional Investment Fund Advisors

Financial Analyst

Investment Banks (debt markets; RMBS/CMBSLenders - A cornucopia of resources: commercial banks; savings & loans; savings banks; corporate debt (e.g., GE Capital); mortgage banks; pension funds; life companies; private equity; credit unionsMortgage BrokerGSE’s: Fannie; Freddie; FHA; Ginnie MaeLoan Servicing

Wealth Management

International Right of Way Association (“IRWA”)

Senior

Right of Way

Agent (“SRWA”)

Mineral Rights; Rights of way (identification, acquisition, easements); Utility Corridor Planning & AcquisitionConservation EasementsConservancy land acquisition (holding entities)Conservation easementsBureau of Land Management (“BLM”) - Land swapsAgriculture

Agriculture (crops, live stock, vineyards, orchards, etc.)

Water Rights (acquisition, sale, trading)

Timberland

Brokerage (sales, leasing)

Land Use, Entitlement & DevelopmentUrban Planning

Zoning & Government Regulation

Site Acquisition

Demographic Research & Analysis

Use studiesLand SurveyTitle InsuranceEnvironmental Study, Review, & “Impact Reports”Financial Modeling & ProjectionsDesign: Architecture, Exterior, InteriorEngineering: Geologic, Civil, Structural, MechanicalConstruction & Project Management

Appraisal

Uniform Standards of Professional Appraisal Practices (“USPAP”)

Commercial Real Estate Brokerage

Sales; Acquisitions; Like-kind Exchanges; Tenants in Common (“TICs”)

Business Opportunities (“Bulk Sales”)Listing Services (Reis, Loopnet, CoStar, AIR, etc.)Residential Real Estate Brokerage Single Family ResidencesPlanned Unit Developments (“PUD’s”) e.g., condominiums

Time Shares/Fractional Ownership

Listing Services (MLS, Internet,

Zillow

,

Redfin

,

Trulia

,

etc.)

California Bureau of Real Estate (“BRE”)

“The mission of the California Bureau of Real Estate is to safeguard and promote the public interests in REAL ESTATE MATTERS through licensure, regulation, education and enforcement.”

BRE Home Page: Essential InformationVerify a Real Estate License

2014 Real Estate Law

Consumer Alerts

Current News

FAQsDepartment of Consumer AffairsMultiple Jurisdiction License LookupFormsFile a Complaint

Real Estate Business Resources

Complete List of Publications

Invitation for Public Comment/Hearing Notices

Connect With Us:

Call BRE Public Information Line

1-877-373-4LIC (4542)

Real Estate Licensing

Broker License

8 Approved Courses

2 Years of full time experience

Pass State ExamComplete ApplicationSalesperson License3 Approved CoursesPass State ExamComplete Application

Resources & Websites

Bureau of Real Estate

http

://

www.bre.ca.gov California Association of Realtors www.car.orgApartment Association of Greater Los Angeles http://www.aagla.org Franchise Tax Board www.ftb.ca.govInstitute of Real Estate Management (IREM) http://www.iremla.org Franchise Tax Board www.ftb.ca.govDept. of Corporations http://www.dbo.ca.gov

National Association of Realtors

www.realtor.org

Federal Reserve

www.federalreserve.gov

Dept

. of Housing & Urban Development

www.hud.gov

IRS

www.irs.ustreas.gov

RESIDENTIAL REAL ESTATE SALESF. RON SMITH

Founder, Partners Trust Real Estate Brokerage

F. RON SMITHPARTNERS TRUST

25 years of service

As

an expert in new construction and advisor to my clients in everything from home staging to color palettes and landscaping, I have successfully represented over U.S. $

1,000,000,000. (that’s “billion”) in transactionsI collaborated with four talented associates and founded Partners Trust Real Estate Brokerage and Acquisitions in 2009. In just five years, Partners Trust has sold over U.S. $5 billion in real estate with 200 associates in seven offices. One of the key elements to the immediate success of Partners Trust is the company's ability to network directly with the best realtors in their markets.A proud co-founder and President of Leverage Global Partners, which aligns the most prestigious independent real estate brokerage firms from around the world.I credit my long-term success to my local expertise and strong community connections. I introduce my clients to both a home that fits their needs, and a neighborhood and community lifestyle that matches their interests. I live in Brentwood on LA's Westside with Tracy, my wife of 26 years. I am enormously proud of our sons, Evan and Brandon. I enjoy travel, fitness, good wine and live music. I am an active supporter of numerous charitable organizations, including LA Family Housing and Concern Foundation for cancer research. I am proud to be a member of the

Executive Committee

of USC's Lusk Center for Real Estate.

PROPERTY MANAGEMENT

So you want to manage your own SFR’s, & Condos as rentals?

What Are Your GOALS…

Safety of Investment

Cash Flow – passive income

Tax Benefits – depreciation, interest deductions

Diversification of Investment PortfolioAppreciation (over time)Pride of OwnershipEquity Build-Up for Retirement or Estate

LEARN THE BASICSManaging a Home:

A “Simple” Outline

LEASING –

marketing;

keeping the property rent ready/clean; receiving inquiries; showing the property; negotiating rent; accepting applications and screening prospects; receiving funds & turning over the keys.MANAGEMENT – move-in inspection; receiving communications from tenant; handling vendors; collecting rent; distributing notices; legal action – eviction, Government or or tenant; insurance claims; and unit turnovers for incoming tenants.

MARKETING STRATEGIES

Advertising Mediums

Internet; apartments.com;

postlits

, Craig’s List; ZillowYour own websiteProperty signageFlyers

Third party agencies –

MLS for Member real estate licensees

RENT

Establish initial rental rate based on similar product in your market, or “enough to cover your mortgage”?

Rent Increases:

Economic Changes – what the market will bare (excludes qualifying properties in rent control areas)

Nuisance – an increase not high enough to necessitate a moveRent Control – government regulated increases – exempt: one detached single family dwelling per lot.

Federal Fair Housing Act of 1968

I.

Race

Color

ReligionNational OriginGenderFamilial Status (pregnancy, medical condition, gender)Handicap (disability: mental or physical)

CALIFORNIA FAIR HOUSINGSTATE LAWS

In addition to the Federal Laws, CA has added:

Ancestry

Familial & Marital Status

Gender, Gender Identity, and Gender ExpressionSexual OrientationChildrenSource of IncomeDisability or Medical ConditionGenetic Information

Immigration or Citizen ship Status

Religious Creed – dress and grooming practices

Prohibits discrimination and harassment in fact or perception in all aspects of housing;

Requires housing providers to make reasonable accommodations in rules and practices;

Prohibits retaliation against any person who has filed a complaint, participated in an investigation, or opposed any activity prohibited by the act.

Exception

– Not applicable to an owner-occupied, single-family home/condominium who rents out a room in the home to a roomer or a boarder, and there are no other roomers or boarders living in the household & shares the living room, kitchen or bathroom.

CA Dept. of Fair Employment & Housing: www.dfeh.ca.gov

REDUCING FAIR HOUSING RISKS

Become familiar

with

Federal, State and local Fair Housing laws. The owner, mgmt. co. and/or building manager can and will be held personally and severally liable

.Review practices regularly to ensure that you and your staff understand the laws and company policies. Have written Policies & Procedures and train your staff.

Reducing Risks (cont’d)

3.

Establish a documentation program. Whenever you or a staff member deviates from the normal routine or practice, document what you did, when you did it, and why.

4. Service & Support Animals – Allowed into all residential units. Animals of all types that work, provide assistance, or perform tasks for a benefit of a person with a disability, or animals that provide emotional support that alleviates one or more identified symptoms or effects of a person’s disability.

The Rental Application

Recommended Information

Residential

:

Name of all adults (18 yrs or older*) who will be occupying the apartmentCurrent address and date of birth for all adults party to the LeaseSocial Security number for all adults, however, cannot be required per AB976, 2007.Picture ID - Drivers License; State ID card; check birth date & address, copy them for the file

References – name, address, telephone bank acct. #, friends, previous & current landlord; obtain emergency contacts (get at least two, one being a close family member)

Verifiable Income – sources: paycheck stub, Social Security voucher, income tax return, etc.

Signature of

all

adults on the application to allow you to obtain a credit report and other reference check reports

*

Emancipated Minor – State Court approved

THE LEASE

Obtain a “current” Agreement with

Addenda.

An Agreement with a term of one (1) year or more must be in writing. However, even a month to month tenancy should be in writing.

California Civil Code requires a termination notice of at least 30 days if < 1yr., 60 days if ≥ 1 yr.; daily or weekly notices if those are the terms of the stay. Be aware of Gov’t Rent Control/ Tenancy laws that may supersede your notices.

Tenant Screening

Follow these steps when considering a tenant’s application to rent a

dwelling unit:

1. The applicant’s credit history is the best way to determine credit worthiness.

2. Review the application with the prospective tenant when it is first turned in. This will help confirm information and give them an opportunity to explain any issues you may encounter with their report. NOTE: First in first reviewed in accordance with the Tenant Selection Criteria/Policy.3. Order a credit report and if policy requires, a criminal report and eviction report. Can charge up to $45.99 (Dec.2014), but cannot exceed actual cost for report plus reasonable value of time spent to obtain information.4. In reviewing a credit report, check for: applicant’s rental history, collections, late payments, and debt to income ratios. Consider how medical service collection issues might have effected their payment record if applicable.

5. Obtain at least three year’s residency and employment history.

Tenant Screening (cont’d)

6.

Call at least one prior Landlord for referral. Please note that the applicants current Landlord may not give an accurate recommendation if:

A. that Landlord wants that tenant out , or

B. that Landlord does not want to lose that tenant. Ask these questions: A. Is the rent current? B. Is the rent paid on time?

C. Is the tenant being asked to leave?

D. Is the tenant leaving before the expiration of the Lease?

E. Would the Landlord rent to this tenant again

?

7. Call the employer and ask the following questions:

A. What is the applicant’s annual income?

B. How long has the applicant been employed?

C. Is the position temporary or permanent?

D. If the applicant has been employed for only a short time, call

the

previous employer.

Tenant Screening (cont’d)

Bankruptcy is not necessarily a bad risk. Recent filers for Chapter 7 Bankruptcy are less likely to have debts and more likely to have cash for living expenses. Usually only can file Ch.7 but once every 8 years (consult with attorney for exceptions). It is important to determine why they filed. For example: medical bills vs. credit card (consumer) spending; Business/Investment vs. personal loans.

Your Tenant Selection Criteria can state that the Bankruptcy “has been

discharged” and a 12 to 24 month period of no late payments of rent and/or credit is required thereafter. Of course, current rent payment status is very important. If the applicant has previously skipped or failed to pay rent, it will probably happen to you, sooner or later!

Security Deposit Laws

Maximum of 2 months unless the premises is furnished, then landlord can collect 3 months as a deposit. Accounting within 21 days of lease termination.

When notice of move out received:Inspection w/ tenant 2 weeks prior to move out48 hour minimum notice of inspectionTenant is not required to attend, but it is recommended that they are there.

Damages to Owner for a bad faith security deposit refund could be up to 2 times the deposit amount plus the deposit,

What can you deduct – delinquent rent, cleaning and damages (with a receipt for costs/services rendered) – nothing can be collected for normal “wear and tear”.

MOVE IN/OUT INSPECTIONS

Move-In Inspection:

Manager to complete form at the time of move-in

Give tenant a copy of the signed inspection report

Take pictures before they move inMove-Out Notice by Tenant/Landlord:Send letter confirming their notice and let them know of the “pre” move-out inspection dateConduct inspection >14 before move out. Leave copy of inspection in unit if unattended by tenantPost Move-Out Inspection:Meet with tenant (if possible) just after they move out

Give/send copy of report (signed by tenant if possible)

Include inspection in Security Deposit reconciliation

Take pictures after they move out

PERMISSION TO ENTER

Emergencies – i.e., fire, water issues

Verbal or written authorization from tenant for service requests

Owner’s request for entry (24 hour Notice) to show to prospects for sale/rent, lender, appraiser,

gov’t officials, etc.Abandonment – recommend 2 people present, take picturesCourt Order – at any time, no notice required

LICENSED & UNLICENSED CONTRACTORS

Licensed

Contractors:

Pass and exam for their license type – B, C-10, C-27

Bonded, Insured, Can pull permitsCan lien property for non-paymentCheck for licensing with the California State Licensing Board (“CSLB”) at www.cslb.ca.gov or (800) 321-CSLB

Un-Licensed “Handyman”:

Not required to have insurance

Cannot pull permits or lien for non-payment

Work limited to $500 (labor & materials) or misdemeanor charges can be brought against them.

Labor charge lower than

contractors – less recourse options to get the work completed or uphold warranties.

CONTRACT TIPS

Develop a

“

scope of work

”Get several bids and check references. Require a written contract, and don’t sign it until you understand the terms. Maximum ten percent (10%) or $1,000 as a down payment whichever is smaller (for single family homes).Don’t pay cash and don’t let the payments get ahead of the work. Put together a progress payment schedule if the job warrants it.Common to have ten (10%) retention of the total contract amount until 10 days after the work is completed: 1) to make sure the job is done right; and 2) all subcontractors are paid, no liens.

Owner should record a “Notice of Completion” for large jobs.

SMOKE / CO DETECTORS

Carbon

Monoxide (“CO”) detectors required in each dwelling unit intended for human occupancy with fossil fuel burning heater or appliance, fireplace or an attached garage.

Smoke Detectors – 1/1/14: owners of SFR required to test and maintain smoke detectors.

New battery operated smoke alarms being manufactured for 1/1/14 deadline. 10 yr. life battery that makes the unit disposable.

Landlord’s Responsibility- Habitability -

Nine points from Civil Code 1941.1, Green v. Superior Court (1974), “every residential lease had an implied warranty of habitability which the tenant cannot waive

”.

Breaches of habitability can allow tenant to withhold rent until repairs are made.

a) must give written or verbal notice; b.) allow a reasonable time to repair.

After a reasonable time, tenant may personally do or contract for the repair and withhold amount from rent used to repair (CC 1942). Tenant can withhold up to one full

month’s

rent,

twice per yr.

CA HABITABILITY REQUIREMENTS FOR A DWELLING

UNIT

Effective

waterproofing and weatherproofing of roofs & walls.

Unbroken/secure doors and windowsPlumbing in good working order – hot & cold running water; connected to sewage line.Heating & gas facilities in good working order.Unit’s electrical (lighting, wiring & equipment) system in good/safe working condition.

Clean and sanitary buildings, grounds & appurtenances which are free from debris, filth, rubbish, rodents & vermin.

Adequate trash receptacles in good repair.

Floors, stairs and railings in good repair.

Compliance with building and housing code standards.

Addt’l Habitability Standards

W

orking

toilet, wash basin, and bathtub or

shower.Kitchen with a sink, not made of absorbent material.Natural lighting in every room.Operable deadbolt locks on main entry doors and locking or security devices on windows.

UNLAWFUL ACTS BY A LANDLORD

Tenant Lockout (key change) without Court Approval

Seizure of Tenant Property

Removal of Doors and Windows

Shutting off of Utilities (fine of $100 per day, plus damages)Trespassing – jail time if prosecuted by D.A.

EVICTION

What a Landlord cannot do:

Retaliatory Eviction

– If tenant legitimately complains about property issues: habitability, exercising legal rights (suing Landlord) or joining a tenant union, Landlord cannot evict or increase rent for 180 days if complaint is habitability. Complaint can be oral or in writing.

Constructive – Landlord turns off utilities, changes locks, etc. CC 789.3, $100 per day for each violation.If in Rent Control – can only evict for “just cause” (see City housing department for definition. Actual Eviction (court ordered) – hire an attorney, proper Notice to tenant, Unlawful Detainer case filed, proceedings through Superior Court for the State of CA.

Eviction after Foreclosure (5/10)

– If new owner want to move in.

1. Tenant on a M-T-M, 90 day notice

2. Tenant on a Lease, 90 day notice after lease term

expires unless tenant is related to the former owner.

3. Affirm City statutes for current regulations.

SERVING AN EVICTION NOTICE(GENERAL STEPS)

Serve

the resident with a Notice to Pay Rent of Quit

Do not

include amounts other then base rent for that monthPersonal Service to the named person on the lease or a responsible adult.If resident or adult not home, post notice and mail a copy. Complete a Declaration of Service. Wait the appropriate # days and then have an attorney file an Unlawful Detainer actionDo not count the day Notice was servedLast day must fall on a business day.

Pacific National

Property Services

, Inc.

Services Include:

Maintenance and RemodelingApartment unit and grounds cleaningTemporary Personnel Consulting and TrainingDon Brenon, CPM

®

President

310-926-8823

dbrenon@pacific-companies.com

Serving the greater Los Angeles & Orange Counties.

©

Copywritten

material, cannot reproduce without written consent of presenter

QUIZ

1. The California Bureau of Real Estate (“BRE”) issues how many different types of real estate licenses?

one

two

threefour2. California real estate law requires all Sellers of single family residences (“SFR”) to pay a real estate commission equal to __% of the gross sale price.2%5%6%

There is no California law that requires any payment of any real estate brokerage commissions to any real estate licensee, upon sale of any SFR

3. In California’s residential real estate market, the customary gross commission Seller should pay is:

2%

5%

6%

there is no customary commission amount4. Which of the following is a legally valid form of commission payment to a real estate licensee?money and/or promissory notesan equity interest in the acquired propertypersonal property

any of the above

5. Which home renovations and/or remodeling projects most often return at least the original capital investment upon resale of the home?

kitchen or bathroom remodel

adding one bedroom

installing a swimming pool/spa feature

installing a new energy efficient/fire resistant roofadding a 2-car garageinstalling an outdoor cooking/dining area  6. The market value of single family residences always

appreciates.

true

false

7.

To obtain a real estate salesperson license in California, an applicant is required to successfully complete more credit hours than a:

doctor, electrician, psychologist, or chiropractor

veterinarian, architect, lawyer, or commercial airline pilot

cosmetologist, police officer, chef, or CPA

personal trainer, plumber, or dental assistant

none of the above

8.

Freda, a 39 year old single woman, owns, as her sole and separate property, a 10 acre, 180° view bluff-top, single family residence appraised at $25 million, on the edge of

Toyopa

Drive in Pacific Palisades overlooking the Pacific Ocean. The property is free and clear of all liens and loans. Freda fell in love with her new bf, 23 year old Jay-Sea-Vu, who has just arrived from Texas and moved in with her as he begins his singing career in Hollywood, and has convinced Freda to marry him. Upon marrying and immersed in wedded bliss, Freda’s

Toyopa house:automatically becomes Community Property, ½ owned by her husband, Jay-Sea-Vucan never become Community Propertymay gradually become Community Property during the duration of the marriageremains her Separate Property until she decides to allow it to become Community Property

THANK YOU 

WE

LOOK FORWARD

TO

SEEING YOU &TEACHING YOUIN OUR CLASSES !UCLA EXTENSION