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About East Oregonian : E.O. (Pendleton, OR) 1888-current | View Entire Issue (June 17, 2016)
June 2016 // Real Estate & Home Builders Guide // 7M Builder stalling on repairs? Check warranty By Ilyce Glink and Samuel J. Tamkin Tribune Content Agency Q : My husband and I closed on a new home almost one year ago. We did not have a home inspection conducted, but we did pay for one about six months after we closed after inding some issues in the home. There were several minor things the inspector found and most have been addressed by the home builder. However, one of the major issues is water penetrating into the uninished basement and several large cracks that have appeared in the basement loor. We had three estimates done on what it would take to repair the cracks. We provided the builder with the estimate that was in the middle of the three and asked that he arrange to have the work done. He said he would have another company address the issue, but after one walk- through we have heard nothing from this company or him. My concern is that the builder is stalling until the one-year anniversary and is planning to tell us that it is now our responsibility, although he has known about the issue for about six months. What are our options to ensure this builder complies with the contract and ixes the basement loor? : When you buy a brand-new home, the new construction home builder will usually give you a home warranty. That warranty will lay out the process you must take to make a claim. It may even require you to make the claim in writing. We suggest you ind the home warranty document you were given at closing, read it and make sure you have fully complied with its terms -- to the letter. If the home warranty A INVESTMENT OPPORTUNITY: Commercial building in downtown La Grande with long term tenants in place. Good investment property with little vacancy and 6 percent capitalization rate. Includes parking on two sides . $325,000 RMLS# 14472376 COVE HOME : Large triple wide in quiet neigh - borhood on a 1 acre lot with great views of the surrounding mountains. Plenty of room for RV, four wheelers, snowmobiles etc. that you will need to enjoy the many rec opportunities in the area. $180,000 RMLS# 15458776 PEN DING ANNIE’S CAFE AND LIQUOR STORE: Established family turn key business, main street, Richland OR. Includes all fixtures, tables, chairs, equipment, inventory. New owner needs to apply with OLCC for license, normally appointed as temporary agent upon sale. Great opportunity to live in a small town and enjoy the wide variety of recreation avail - able in Eastern Oregon. $84,900 RMLS# 15250475 COMMERCIAL PROPERTY: Bare lot of approx. 1/2 acre on Adams Street in La Grande, Oregon. $55,000 RMLS# 14684420 HALFWAY BUNGALOW STYLE HOME: on corner lot, garden spot, partial basement, new vinyl in kitchen, new metal roof, screened front porch. Great starter, investment or vaca - tion home. $51,000 requires you to deliver written notice of the problem to the builder, do that. And if the written notice must be sent via certiied mail, return receipt requested, make sure you do that as well. You need to cover your tracks and establish a paper trail documenting that you’ve followed the terms of the warranty. If the builder fails to abide by the terms of the warranty and you’ve followed the warranty requirements, you may have to sue the builder to get the work done or to get reimbursed for any work you might do to make the repairs. Here again, your warranty terms come into play. If you sue the builder and the warranty says that only the builder can make the repairs and you can’t get reimbursed if you do them, you may have to sue the builder to force the builder to make the repairs. COPIA LOTS APPROXIMATELY 8.5 CONTIGUOUS LOTS in the old town site of Cornucopia north of Halfway, OR. Buildable parcel subject to Baker Co. Planning Dept. Great recreational area in NE Oregon. $29,000 RMLS# 14131482 COVE FARM: Productive farm ground with 2 homes, large shop, equipment shed, corrals, grain silo’s, 467 acres deeded with approx. 245 acres irrigated by wheel lines from the Grande Ronde River. Current crops include 160 acres of barley, 50 acres of alfalfa, bal - ance in pasture. $1,250,000 . RMLS# PERFECT SIZE: Small farm in Halfway, OR 15467035 on approx. 5 ac. w/ Pine Creek as it east boundary and Tarter Slough running by the CRAFTSMAN HOME: Large 3 level, 5 bed - home. Be self sufficient, grow your own food, room, 2 bath quality home on approx. 5.83 irri - raise pigs, chickens and beef.Irrigation rights, gated ac. just outside the city limits of Halfway. old barn, great views, chicken coop and other Upgraded kitchen, bathrooms and windows. outbuildings. Home is 2 bed, 2 bath, needs Includes a 2 car detached garage, shed, barn, some TLC but has the makings of a fine home, garden area and covered deck. Perfect for a with foundation, hardwood floors and T&G pine B&B. $295,000 RMLS# 14634396 on the ceiling and walls. $155,000 RMLS# 15426516 EAGLE CREEK: Spectacular fly fishing stream in NE Oregon consisting of BROWNLEE REC: Waterfront property with approx. 103 acres of canyon, rugged 562 feet of frontage on Brownlee Reservoir, hillsides, rock outcroppings and timber with nearest town is Huntington. Very nice home w/ almost a mile of frontage on the beautiful and large covered deck overlooking the Snake pristine Eagle Creek approx. 10 miles north of River. Boat dock. Great hunting and fishing. Richland. Off grid, this property adjoins public Approved septic system, good well and room grounds. Property qualifies for one residential for RV, boats, 4-wheelers, etc. $299,000 dwelling. $255,000 RMLS# 15213745 RMLS# 15548098 DAYVILLE REC: Great recreational parcel PONDEROSA RANCH: Beautiful timbered buildable with Grant Co. approximately 633 acre cattle/hunting ranch in Planning approval. Hunting, hiking, four wheel - Halfway with approx. 271 ac. irrigated. Two ing, year around access with springs for stock story ranch home, garage, barn, shop, corrals. water and game. LOP tags for Ochoco unit. $1.8 MILLION . RMLS# 13064526 Rolling hills with juniper and sage located just Steve Brooks - With all these legal issues you could face, you will also have to determine the expense of the work that needs to be done. You’ve received three estimates but we don’t know what amounts you’re dealing with. If the cost to make the repairs is in the neighborhood of $5,000 to $10,000 dollars, it may certainly be worth the time to hire an attorney to force the builder to make the repair. On the other hand, if the repair cost is around $1,000, you might have to do everything yourself; it might not be worth hiring an attorney and spending money on legal fees when you really need to spend the money on the basement repairs. We hope the builder decides to make the repairs. From our vantage point, you need to make sure you follow the terms of the warranty. Then you can decide whether to seek legal action against the builder with an attorney or small claims court. Your warranty may even require arbitration. If you must go the arbitration route, you then need to make your claim for arbitration and move that way. Remember, before spending too much money, time and effort, you need to determine the costs of the repairs and weight that cost against everything else you have going on in your life to determine your best path of action. Ilyce Glink is the creator of an 18-part webinar+ebook series called “The Intentional Investor: How to be wildly successful in real estate,” as well as the author of many books on real estate. She also hosts the “Real Estate Minute,” on her YouTube channel. Samuel J. Tamkin is a Chicago-based real estate attorney. Contact Ilyce and Sam through her website, ThinkGlink. com. a few minutes from Dayville, OR. $200,000 . utility room, front porch and hardiplank siding. Garden area, yard, wood shed and storage RMLS# 14175593 shed. $129,000 RMLS# 15092092 SAWMILL LANE: Remodeled 2 bed, 1 bath home featuring hardwood floors on 2.62 acres PINE CREEK HOME: Very pretty parcel in Richland, OR. Amenities include a deck with bordering Pine Creek in Halfway, OR with two built in hot tub, patio with fire pit, shop/garage, homes, horse barn, storage shed on 5.3 Ac +/-. old barn, yard, garden area and great views in Main home is a 3 bed 2 bath manufactured all directions. $199,000 RMLS#16643571 home. Guest home is a recently remodeled one bath, one bed stick built with separate driveway. SPARTA RECREATIONAL: Off grid A $225,000 RMLS# 16258995 frame cabin on approx. 4.82 ac in the Sparta Recreational Lands, next to N FS. Excellent hunting and fishing in the area. Outbuildings POWDER RIVER LOG HOME: Beautiful log home overlooking the Powder River in Richland, include a large shop, wood shed, ATV shed, OR on 47.8 ac. +/- with irrigation rights, airstrip, guest room, storage shed and insulated water private drive, orchard, garden area, yard, pond, tank shed . Very pretty timbered parcel com - machine shed, hay cover, heated insulated pletely fenced. Good well, approved septic, 4- garage/shop and chicken coop. Ideal for a few 110 watt solar panels, propane and wood heat. horses and or cattle. Home is designed with lots Perfect summer home that has been used as of windows to maximize the great views of the year around residence. $179,500 RMLS# surrounding mountains and river. $395,000 15148951 RMLS16656657 GOVER LANE ACREAGE: Approx. 12.7 irrigated acres in Halfway with 3 bed, 2 bath log sided home of approx. 1440 sq. ft., attached 2 car garage and separate garage/ shop. Great location and views. $160,000 CENTER STREET HOME: Maintained and comfortable home in Halfway on approx. 5964 sq. ft. lot. Remodeled 4 bed, 2 bath home with hardwood floors, propane furnace, wood stove, updated electrical, plumbing, vinyl windows, Owner/Principal Broker Multiple (541)540-6133 (cell) and Investments, Inc. PO Box 298, 205 Main Street, Richland, Oregon WATERFRONT: Rare 2.25 ac.+/- (subject to a partition to create a 2 acre +/- bare lot listed at $125,000) on the banks of Brownlee Reservoir next to Hewitt Park in Richland, OR. Home was completely remodeled, updated in 2004 with new plumbing, electrical, HVAC, insulation, sheetrock, flooring etc. Property has water rights and has been used for pasture and hay. Includes a garage/shop, fruit trees , garden area. $345,000 RMLS 16622964 Joann Pollock - Broker 541-742-5441 (home) Denise Cairns - Broker 541-742-6161 www.hellscanyonrealty.com • www.eastoregonrealestate.com Email address: sbrooks97870@gmail.com
