$25,000 to Help Sick Children in Los Angeles

L.A. Loft Blog Referrals Help Kids  #referralshelpkids #chla

chla-bed

Congratulations and thank you to the readers of the LA Loft Blog, along with Downtown home buyers and sellers. Together, we have just raised $1,000 to help the kids, and we will definitely reach our big goal — saving the lives of those who need our help the most!

ReferralsHelpKids.com

childrens-hospital-los-angeles-baby-careWe are still on a mission to raise $25,000 for Children’s Hospital Los Angeles Helping Hands Fund. We do this by donating to them a portion of our income from homes we sell. As you know, Children’s Hospital does great work in helping kids fight through and survive nasty life threatening diseases like cancer, Non-Hodgkin’s lymphoma, leukemia and others.

Kids under their care are 300% more likely to enter into remission IF they can get into the recovery center. BUT, the Recovery Center survives on Sponsorships and Donations. So YOUR REFERRALS REALLY DO HELP THE KIDS…

childrens-hospital-la-logoWho do you know who is considering buying or selling a home you could refer to my real estate sales team? Not only will they benefit from our award winning service, you can rest assured we are also donating to a very worthy cause.

How to Help the Kids

I want to make it easy to refer your friends, neighbors, associates or family members who are considering making a move, so here are your options:

1. You can go to www.ReferralsHelpKids.com and enter their contact info online or forward the link to those who you know are considering a move.

corey-kw-usp-j2. Of course you can always call me direct as well at 213-880-9910.

Thank you and have an awesome day!

Corey Chambers,
Publisher L.A. Loft Blog
(213) 880-9910

 

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How can we help YOU?

Get your questions answered about lofts, condos, buildings and neighborhoods in Downtown Los Angeles. Fill out the online form:

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Copyright © This free information provided courtesy L.A. Loft Blog and LAcondoInfo.com with information provided by Corey Chambers, Realty Source Inc, BRE#01889449 We are not associated with the homeowner’s association or developer. For more information, contact (213) 880-9910 or visit LAcondoInfo.com  Licensed in California. All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental. This is not a solicitation if buyer or seller is already under contract with another broker.

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2-Story Condos, 2-Level Lofts with Mezzanines in Downtown Los Angeles Homes For Sale

For their openness, spaciousness and separation of bed area, lofts with bedrooms and bedroom doors, as well as 2-story lofts are highly sought after in Downtown Los Angeles.

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It’s no wonder that the #1 search on the L.A. Loft Blog for the past several months is “2-Story Lofts”.  #2story #lofts

alta-s-storyAs a modern alternative to a traditional bedroom, a 2-level loft gives the feeling of privacy and separation while also bringing extra loftiness because 2-levels usually gives soaring high ceilings in the main area, often 15 feet to 20 feet high instead of the more typical 10 foot loft ceilings.

2 Story, 3 Story, Upstairs and Mezzanine Loft

Additional info on 2 story, 3 story, upstairs and mezzanine lofts is at https://laloftblog.com/?s=2-story and see new on the market 2 story lofts just listed at http://2levellofts.blogspot.com.

Get a list of available 2-level lofts for sale or for lease.

2-Story Lofts – Downtown Los Angeles Condos and Apartments with Stairs and 2 Levels

2-Levels: A Loft Within a Loft

With ultra high ceilings and excellent separation of the living and sleeping areas, many loft lovers appreciate a condo or apartment unit that has an upstairs area.

1100-wilshire-2-story-loft-mkSome loft buildings in Downtown Los Angeles have at least a few units with 2-stories such as an upstairs mezzanine bed area. With open lofts, some type of bed area separation is usually desirable, and having a bed area upstairs is often the perfect type of separation for loft living.  Along with the convenient separation for added peace and privacy, the palatial vaulted ceilings of the main loft area in 2-level units are extra high, around 16 feet high or more, giving more total space and feeling of openness to the downstairs area of the loft.

Here is a list of buildings in Downtown that have 2-levels with stairs in some of the units, starting with the buildings that are most likely to have a 2 level unit available:

BUILDINGS WITH 2-LEVEL CONDOS FOR SALE AND FOR LEASE:

Gallery Lofts
Flower Street Lofts

Alta Lofts ground floor and penthouses
Biscuit Company
1100 Wilshire
655 Hope
Barker Block ground floor and penthouses
El Dorado Lofts penthouses
Higgins Building penthouses
Pan American Building penthouses
Rowan Lofts ground floor
Grand Avenue Lofts ground floor
Luma ground floor
Elleven Lofts ground floor
Bartlett Building – a few owners have added upstairs lofts
1100 Wilshire – a few upstairs units with balconies
Beacon Lofts penthouses
Molino Lofts – a few have added upstairs lofts
Mura Condominiums – several units have traditional upstairs bedrooms
Promenade Condominiums – several units have traditional upstairs bedrooms
Puerta Del Sol – ground floor units have upstairs living areas
SL70 – New Silver Lake 4-level townhouses with private rooftop terraces

RENTAL BUILDINGS WITH 2-LEVEL APARTMENTS FOR LEASE:

Broadway Lofts
Packard Lofts
Roosevelt Lofts
Canvas LA Apartments
Continental Lofts – penthouses
Elysian – penthouses
Factory Place – ground floor
Union Lofts – some units have upstairs bed areas
Pacific Electric – penthouses with beautiful windows and i-beams
Peterson and Tansey Lofts – a few have added upstairs lofts

> MORE

Get 2-story loft, condo and apartment listings in your email free. Fill out the online form:

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flower-street-loft-2-story

Copyright © This free information provided courtesy L.A. Loft Blog and LAcondoInfo.com with information provided by Corey Chambers, Realty Source Inc, BRE#01889449 We are not associated with the homeowner’s association or developer. For more information, contact (213) 880-9910 or visit LAcondoInfo.com Licensed in California. All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental. This is not a solicitation if buyer or seller is already under contract with another broker.

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HOA Directory Homeowners Association Phone Numbers and Websites

HOAdtla.com Homeowners Assoication Directory for Downtown Los Angeles

HOA-DTLA

HOA DIRECTORY FOR DTLA

homeowners-association-diretoryIt can be difficult to reach HOA homeowners association directors and officers because they are private individuals. They usually hire a manager or management company to handle the daily business affairs for the homeowners and the condominium building that they live in. Because HOAs are usually run more like a private group than an enterprise, they tend not to publicize the phone number or the goings on in the building. It can be hard to reach anyone. Homeowners and prospective home buyers can have difficulty reaching the 75 condo building managers and front desk attendants. To help solve this problem, the L.A. Loft Blog has created a directory of HOA homeowners association managers and front desk phone numbers, along with some of their websites at www.HOAdtla.com.  #hoa #dtla #directory

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Copyright © This free information provided courtesy L.A. Loft Blog and LAcondoInfo.com with information provided by Corey Chambers, Realty Source Inc, BRE#01889449 We are not associated with the homeowner’s association or developer. For more information, contact (213) 880-9910 or visit LAcondoInfo.com  Licensed in California. All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental. This is not a solicitation if buyer or seller is already under contract with another broker.

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Apply.Lease is the Trusted Online Lease Application for All of California

The best deals go fast.

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That’s why those who are considering the move to a competitive city like Los Angeles often need to find the right place quickly and save as much time and money in the process as possible. Those who are relocating to Downtown Los Angeles must sometimes find a place within just a matter of days or even hours. Sometimes they even need to find a place before ever coming into town to see the places. Often the renter needs to apply without seeing the loft, condo or apartment in person. In the old days, it used to be that a prospective renter had to pay $30 to $45 for each application and credit report, over and over again, costing hundreds of dollars. Not any more; now it’s FREE  —  and renters can use the same free application for more than one place. #apply #lease

garey-bldg-couple-arts-district-c-e-mkFinally an online application is available that is accepted by most landlords, real estate professionals and many different apartments Downtown, the Los Angeles area, and all of California! The new rental service APPLY.LEASE was created by the trusted publishers of the L.A. Loft Blog.

Prospective renters should only complete an application with parties whom they can really trust. To protect personal information and prevent identity theft, do not ever fill out an application for someone who is out of town and cannot talk on the phone. For any online application, always meet the owner/manager/agent in person or call to have a voice telephone conversation.  The new APPLY.LEASE service is sponsored by the authorities of Southern California real estate, the L.A. Loft Blog and the SoCal Home Blog.  #online #application

Beat out the other renters to the best deals by getting a jump on the competition. Save lots of time and money by completing a single application that is accepted at thousands of different places. It’s free, and you can call and talk to a human, a real person whom you can trust. Call for free assistance from a licensed California real estate professional at 1-888-240-2500.

Apply free to more rentals in the Downtown Los Angeles area. Fill out the online form:

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Copyright © This free information provided courtesy L.A. Loft Blog and APPLY.LEASE with information provided by Corey Chambers, Realty Source Inc, BRE#01889449 We are not associated with the homeowner’s association or developer. For more information, contact (213) 880-9910 or visit LAcondoInfo.com  Licensed in California. All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental. This is not a solicitation if buyer or seller is already under contract with another broker.

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10 Mistakes to Avoid when Buying a Loft, Condo or House in the Downtown Los Angeles Area

Before seeing homes or meeting with a real estate agent, prospective Downtown LA home buyers should be aware of some of the most common problems and how to avoid them.

la loft blog

These problems include: lawsuits, litigation, loft and condo lending problems, getting trapped by a real estate agent, missing out on the best deals, losing out to other buyers, failing to negotiate the best price and terms, delays due to failed inspections, HOA move-in delays, unpermitted improvements, risk of losing deposit and no electricity. Here’s how to make the home buying process go more smoothly and to profit in DTLA:

10 IMPORTANT HOME BUYING TIPS:

The #1 mistake that we have seen since 2011 is prospective buyers delaying a home purchase. Prices have been going up about 1% every 6 months for the last several years, with rents going up about the same. Homeowners have gained an average of more than $200,000 in equity, while renters have really lost out in terms of net worth.

Place the highest and best offer on the very first day of a listing. Prices and terms are negotiable. Buyers may ask the seller to pay some of the expenses such as closing costs. If buyers asks for too much, they may lose to another offer.  Buyers should get a list of comps, recently sold comparable homes, in the building or neighborhood so that he buyer can see first hand what buyers have paid recently for a similar home. #dtla #buyermistakes

Most purchases entail delays and unexpected miscellaneous expenses. Some transactions fail after incurring expenses for the prospective buyer. Some borrowers are unable to obtain financing. Loft purchase may require a loft specialist lender.  They can be found at www.LALoftLoan.com.

Delays are common. Be sure to allow plenty of extra time for moving, and extra money for unanticipated costs.

Ensure that the seller has installed a carbon monoxide detector before the inspections.

For condos, HOA move in fee, move out fee and HOA move in security deposit are often required; ask HOA for details. A move in appointment and information form is required by most HOAs. Contact the HOA well in advance to make move in arrangements.

For houses, always ask seller for any permits pertaining to additions and major improvements. Buyers can get a free floor plan at MyFloorPlanFree.com.

Removing contingencies places the buyer’s deposit at risk. Do not sign off on all contingencies until sure that the transaction will be completed. Buyers must usually remove contingencies before seller completes repairs.

Electricity may be turned off before or right after the purchase. Order utilities in advance of move-in.

Buyer’s can avoid most mistakes simply by hiring at no cost a Downtown area specialist who is knowlegable about the buildings and neighborhood issues.  A good local agent will take down the buyer’s home buying criteria, to help to get priority access to hot new listings, to aid the buyer in receiving proprietary information such as unlisted properties, and to show several homes when possible.  A free home buyer consultation is the first step to a successful home purchase.

Buyers should pay nothing for this service, and there should be no obligation to buy a home. To expedite the process, buyers should give the agent proof of funds (a statement of an account with some down payment funds, black out the account number). Also, buyers will get priority service from agents and owners if buyer is preapproved for a loan. Get a free list of Downtown loft lenders who can finance a live-work loft, Mills Act loft, and other homes converted under the Los Angeles Adaptive Re-Use Ordinance. Fill out the online form:

UTILITIES DOWNTOWN L.A.

Call DWP to turn on electricity
ladwp.com
800-dial-dwp

SoCal gas
1-800-427-2200

Cable tv is usually
http://www.timewarnercable.com/
888-tw-cable
(or)
AerioConnect http://www.aerioconnect.com

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Higgins Building – Ascendance from Hellish Hidden Unknowns to Hallelujah Hereafter!

The L.A. Loft Blog has received word that several qualifed buyers are trying to purchase a loft in the Higgins Building, which sits conveniently between Downtown’s Historic Core, Civic Center and Little Tokyo neighborhoods. The building was scary just a few months ago when a proposed special assessment was coming up for a vote, and few details were available on the fate of the structure and its residents. The only thing known was that a big bill may or may not be coming for every homeowner in the Higgins. #higgins #building

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Home to America’s 2nd largest cluster of government workers, Downtown Los Angeles now provides an astounding 500,000 jobs. The Higgins directly benefits from the LAPD headquarters across the street that provides nearly round the clock vigilance by police in and around the building, and a large lawn that has become a very popular defacto dog park. The residents are quite happy, but a $15,000 to $30,000 question about a potential assessment can really put a crimp on future plans.

DOWNTOWN LA LOFTS OPEN HOUSE jan-29-2017-dtla

Now that the Higgins homeowners association has recently passed its special assessment to pay for a $4 million renovation, the future is clear and bright for the Mills Act historic building. The crumbling facade will be completely replaced with a newly restored exterior, complete with incomparable details, which could never be duplicated by new construction. Historic building engineering specialists Simpson Gumbertz & Heger have provided a proposed facade restoration plan that gives a glimpse of the many fixes. See it the hoa-proposal. Higgins unit number #705 what was listed for sale and received few offers during the holidays, suddenly received 4 offers in 2 days, and has several other interested buyers who have expressed interest, including several all cash buyers.

higgins-metro-station-rendering-jA new Metro station is under construction across the street on Spring, which will add a lot of transportation convenience and urban value to the building when the big construction project is completed in 2018.

Several buyers, including some all cash buyers, are actively trying to buy a Higgins loft around 650 to 750 sq ft or more, around the price range of $375,000 to $475,000 or so.  Those who might know an owner of a Higgins loft (or a similar building nearby) who may be interested in selling can notify the L.A. Loft Blog at higgins@laloftblog.com or call (213) 880-9910 so that a free online home evaluation can be provided to the homeowner.

childrens-hospital-los-angeles-baby-careP.S. Your Referrals Help The Kids!   $125 donation goes to help the extraordinary kids in need at Children’s Hospital Los Angeles on every home we sell this year.  Help us help Children’s.  Who do you know considering making a move that would benefit from the services we provide?  Call Corey at 213-880-9910 with their contact info, or have them contact us.  You can also visit http://www.ReferralsHelpKids.com.  Thank you in advance!

property-dtla-value-heat-map-2Investors and prospective home buyers can get a free heat map of local building values, building types, estimated equity, recent sale, foreclosure, owner occupied, turnover, year built, property type, square footage, assessed value and mortgage debt, all visible as color maps at a glance. Get a free heat map of home values in the Downtown area. Fill out the online form:

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higgins-bldg-ext-facade-assessment

Copyright © This free information provided courtesy L.A. Loft Blog and LAcondoInfo.com with information provided by Corey Chambers, Realty Source Inc, BRE#01889449 We are not associated with the homeowner’s association or developer. For more information, contact (213) 880-9910 or visit LAcondoInfo.com  Licensed in California. All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental. This is not a solicitation if buyer or seller is already under contract with another broker.

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River House Update

River House new condos are nearly 50% sold. First residents to begin move-in next week.

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River House in Frog Town (Elysian Valley, Los Angeles) – new condos are in yellow

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New Homes For Sale

On the L.A. River near Downtown Los Angeles, 2 Bedrooms are starting at $499,900. #riverhouse #newhomes

River view new homes still available!

Get new homes information in your email. Fill out the online form:

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Higgins Building Loft Unit #705 In Escrow

Higgins Building Loft Unit #705 In Escrow

Copyright © This free information provided courtesy L.A. Loft Blog and LAcondoInfo.com with information provided by Corey Chambers, Realty Source Inc, BRE#01889449 We are not associated with the homeowner’s association or developer. For more information, contact (213) 880-9910 or visit LAcondoInfo.com Licensed in California. All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental. This is not a solicitation if buyer or seller is already under contract with another broker.

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Los Angeles Loft Laws: Adaptive Re-Use Ordinance, Litigation, Lawsuits LALoftLaws.com

Before looking at lofts for sale, prospective buyers want to know how a live/work loft fits into our lifestyle and our finances. #dtla #lawsuits

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How does a loft work as an investment?  Buyers need to know how lofts fit into the real estate industry, how to avoid the problems with lofts such as loft lending problems, lawsuits, litigation and other issues that affect the loft buildings and sometimes plague urban neighborhoods. Investors can cash in with big tax advantages that come with lofts in some historic buildings.

LALoftLaws.com

To help Downtown homeowners and would-be urbanites to make the right decisions, the LA Loft Blog has created several information resources to help avoid the down sides of Downtown while enhancing lifestyles and real estate investments.  The newest is the new domain LALoftLaws.com, which contains much information about the legality of live-work lofts in L.A.  The site also points to other much-needed info on lawsuits, litigation and other issues of DTLA loft buildings.

Financing Fiasco!  In addition to lawsuits, the biggest disaster that often happens to loft buyers is finding out too late that their traditional home loan is not going to work for a loft purchase. Here’s what happens all the time: The buyer’s buddy Joe, who’s a mortgage guy and long-time friend, says, “Sure we’ll hook you up.”  NOT!!!  Joe has no idea what a loft is, and the buyer finds out too late that Joe cannot really get the financing done because of the many issues that loft buildings often have. Lofts are an uncommon type of real estate. Get details about this common problem at www.LALoftLoan.com

Special Assessments

Downtown lofts have not seen many special assessments until recently.  One has popped up at the Higgins Building. The HOA recently voted to spend more than $4 million to renovate the exterior of the building, including the entire facade and portions of the rooftop and other elements.  Since the homeowners association reserves are around $1.4 million, the residents need to raise about $3 million by directly collecting cash from each home owner. Because it takes cash directly away from homeowners, a special assessment is the most serious of financial issues that a condominium community might experience. It can happen to any building, but the Higgins community was hit hard because the loft conversion developer Barry Shy did little to remedy the crumbling facade of the nearly 100 year old building when it was converted to live/work residential lofts around 2004. (Shy does deserve credit or being an early visionary in loft conversions when there was less information and guidance available on live-work loft conversion.) Today, the Higgins Building has no lofts for sale, and a convenient, new Metro station is under construction coming across the street on Spring.   LAWSUITS  |  ASSESSMENTS  |  LOFT LENDERS

Mills Act

Some loft owners save thousands or tens of thousands per year on county property taxes due to the Mills Act historic building property tax benefits. Find out the details at http://www.MillsActLA.com and get a free list of local Mills Act buildings in your email. Fill out the online form;

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Copyright © This free information provided courtesy L.A. Loft Blog and LAcondoInfo.com with information provided by Corey Chambers, Realty Source Inc, BRE#01889449 We are not associated with the homeowner’s association or developer. For more information, contact (213) 880-9910 or visit LAcondoInfo.com Licensed in California. All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental. This is not a solicitation if buyer or seller is already under contract with another broker.

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JUST SOLD – LITTLE TOKYO LOFTS 420 S SAN PEDRO ST

Knowing what sold recently is the most reliable way to discover the current home value.

Just Sold Little Tokyo Lofts

HOME PRICES

findoutwhat-1041 copyBy  learning what people actually paid for a property, we don’t need to guess as to what buyers will pay today.  The Listing Price (or Asking Price) can help to understand the psychology of the seller, but they are only accurate predictors about 1/3 of the time, as about 2/3 of properties in downtown sell for significantly more or less than the asking price. #dtla #sold

Property Values:  The above Little Tokyo Loft 3rd floor unit sold this week. Since it went into escrow, prices have increased while inventory has shrunk because the unit was purchased during the holiday season.  The busy real estate season in Downtown Los Angeles starts Jan 2 and stays busy all the way until October 29.

gold_findout_dtla copy

The Little Tokyo Loft south side unit sold for a bit less than the asking price. The unit has a leak in the rooftop drain pipe that extends vertically all the way through the building. The pipe is more than 100 years old, and leaks slightly whenever it rains hard. The Little Tokyo Lofts Homeowners Association is again trying to repair the leak.  The HOA is being sued by another residents who had a leak in his unit, that damaged his rare hollywood prop wallpaper.  Find Downtown and L.A. recently sold loft prices at www.LALoftPrice.com.

Find out how much the loft down the street sold for.  Request a free list with sold prices. Fill out the online form:

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post-card-cp-watson-loft-back

Copyright © This free information provided courtesy L.A. Loft Blog and LAcondoInfo.com with information provided by Corey Chambers, Realty Source Inc, BRE#01889449 We are not associated with the homeowner’s association or developer. For more information, contact (213) 880-9910 or visit CoreyHasTheBuyers.com  Licensed in California. All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental. This is not a solicitation if buyer or seller is already under contract with another broker.

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Downtown Los Angeles MLS

L.A. Home Search by MLS Number  #listingid #property

loft-search-jLofts for sale and for lease in Downtown LA and Southern California can be found by searching by address, building name, neighborhood or city.  Prospective home buyers can also look up the property by the Listing ID or property number assigned by the real estate professional organization Multiple Listing Service. This MLS number looks something like this: 16-169904 (enter the numbers only without the hyphen or dash). The MLS number might sometimes include various letters as well, and these might not work as well in the search, so call for free help at (213) 880-9910.

PROPERTY SEARCH mls-home-search-listing-id

If you know the MLS number of a property, and you would like to see the details, visit the LA Loft Blog MLS Search Page CLICK HERE to enter the number or call us at (213) 880-9910 for free assistance. Those who do not know the MLS number can also get free help online. Fill out the online form:

LOFT & CONDO LISTINGS DOWNTOWN LA  [MAP]

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Copyright © This free information provided courtesy L.A. Loft Blog and LAcondoInfo.com with information provided by Corey Chambers, Realty Source Inc, BRE#01889449 We are not associated with the homeowner’s association or developer. For more information, contact (213) 880-9910 or visit LAcondoInfo.com Licensed in California. All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental. This is not a solicitation if buyer or seller is already under contract with another broker.

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