Hike of the Month: Linear Trail at L. L. “Stub” Stewart State Park

Spend a day exploring this state park’s 25-mile network of hiking, mountain biking, and horse-friendly trails.

A 45-minute drive from Portland sits L. L. “Stub” Stewart State Park, an old tree farm with a 25-mile labyrinthine network of hiking, horseback riding, and mountain bike–only trails—plus two mountain-style disc golf courses among trees and sword fern, if that’s your thing.

The park, named for timber baron and Oregon state representative Loren LaSells “Stub” Stewart, spans nearly 1,800 acres of land near the town of Buxton, opened in 2007 and is one of the state’s newest full-service parks. It also has a campground, with 90 campsites open year-round, and happens to be a popular spot for stargazing. OMSI hosts star parties at the park each summer.

With plenty of trails to choose from—a 3.5-mile segment of the paved Banks-Vernonia State Trail also cuts through the park—it’s easy to craft your own hike. That said, there are several mapped routes courtesy of websites like AllTrails.com (which requires a subscription) and Oregonhikers.org. Those include the Bumping Knots Loop, the Northern Loop, and the Linear Trail, which I did … kind of.

The Linear Trail winds through Sidewinder Horseshoe, Hares Canyon Trail, Unfit Settlement View, Skidder Row, and the Boomscooter Trail. Many of the trail names hark back to the park’s logging history. Boomscooter, for example, is the logging term for a small boat used to maneuver floating logs downstream to the sawmill.

I unintentionally did a modified version of the Linear Trail, making it a longer hike than I anticipated. Parts of the AllTrails route appeared to be missing and the park’s trail signage can be confusing, so I recommend keeping a trail map with you.

I started at the Hilltop Day Use Area, where you can park your car, let your dog frolic in the off-leash pet area, and enjoy a picnic while taking in the view of the Coast Range. Across from the parking lot is the Hooktender Horseshoe Trailhead, which enters a forested disc golf area. Keep right on Bullbucker Trail at the junction. After less than a quarter mile, you’ll reach Hares Canyon Trail.

I ambled down the Hares Canyon Trail, winding through second-growth forest for a couple of miles before turning onto Unfit Settlement View. (Note: there were a few fallen trees and some elevation gain on this path.) A little way up the trail, at an elevation of 1,528 feet, you’ll find a viewpoint—though much of the view was blocked off by trees. It did, however, offer a quiet spot to rest before hiking down to reconnect with Hares Canyon Trail.

At the fork in the trail, you would turn right if you were to stick to the Linear Trail route, which runs past the Clayhill Horse Staging Area and Mountain Dale Cabin Village. However, I turned left, passing by the Hares Canyon Horse Camp. (You might even spot a few horses on your hike. If not, there are plenty of hoof prints, and road apples—a.k.a., horse poop—here and there, to let you know that you are sharing the trail with equestrians.) I continued along Peavey Hook Bridleway and turned onto North Caddywhomper Way, returning to the day-use area.

By the end of the loop, I hiked a total of 5.2 miles despite the Linear Trail being officially labeled an easy, 3.5-miles. Cold fog hung over the park the day I visited, so dress warm and be prepared for your boots to get a bit mucky; the trails were well-maintained but standing water and mud persists in some spots.

Drive time: About 45 minutes from downtown Portland // Distance: 3.5 miles // Difficulty: Easy // Type: Loop // Fee: $5 day-use pass

 

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Is It Worth It: Reupholstering Furniture

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Some of the biggest decisions about homeownership come after you’ve closed the deal. Should you renovate that dated kitchen? Will adding an additional bathroom increase the value of your home? But also: How many place settings do you actually need? Should you ever buy anything at full price? And what’s the deal with renting furniture? Is It Worth It addresses your questions big and small.

These days, it’s easy to browse online, order up a couch, and have it delivered to your door in just a few days. On the other hand, giving a well-loved vintage find a new life by reupholstering it can land you a one-of-a-kind piece of considerable quality. Still, unless you’re an avid DIY-er, it won’t come cheap. That $75 chair you snagged at the Goodwill could end up costing you $750 when all is said and done.

So, is it worth it to reupholster furniture? We talked to people who frequently level up furniture to find out.

Is It Worth It: Reupholstering Furniture

Pro: It’s (by far) the more sustainable choice.

“Reupholstering is extremely eco-friendly. There’s so much furniture out there already; we should reuse it,” says Amy McMeeken, owner of Vintage Junkies in Lansing, Michigan. She cites the environmental impact of producing and shipping new furniture as well as potential concerns about factory working conditions as reasons to rehab.

Pro: Older furniture is typically higher quality.

It’s probably not a surprise that a $700 couch made today is not as solid as a sofa made in the 1960s, but this is another significant difference. “[New furniture] is not built to last,” says McMeeken. “It’s a better value investing up front,” she adds.

Molly Burke, owner of Chairloom, which sells textiles and reupholstered vintage pieces, agrees. “If you reupholster something it should last 15 years if not more,” she says.

Pro: You can create the piece of your dreams.

When you choose to reupholster, you aren’t limited to a standard ring of swatches. It’s true that many to-die-for prints and fabrics can be staggeringly pricey, but you really can design a one-of-a-kind piece of furniture.

Con: It can get (very) expensive.

“If you’re trying to pay nothing for furniture then reupholstery is not for you,” Burke says. But if you’re shopping at what Burke refers to as “the Big Five”—West Elm, Pottery Barn, Anthropologie, Crate & Barrel, and Restoration Hardware—the price is comparable.

How much you pay for a piece to be reupholstered will be affected by your choice of fabric and who does the labor, but both Burke and McMeeken estimate the cost of reupholstering a chair to be $500-$700 and $1,500-$2,500 for a couch.

Expect to pay even more if a piece has nailhead trim, curved arms, intricate woodwork, etc.) And the reupholstering business is not immune to inflation and supply chain issues. The price of foam used for stuffing has gone up considerably, and that cost will likely be passed on to you.

Con: You might have to wait.

Fewer people are going into the reupholstering business these days, which means the people who are doing it can get backed up. McMeeken has waited a couple of months for a project to be completed, while Burke says something like a chair could be turned around in two to three weeks.

Con: It can be overwhelming.

If it’s not something you’re used to doing, the reupholstering process can be tough to navigate, especially when it comes to picking the right color, pattern, and texture of fabric for your piece. This is, in fact, why Burke created her company: to serve as the “middle man” with a design eye between the customers and the skilled tradespeople. (Tip: if you’ve got pets or kids, steer clear of velvet, which shows everything, and opt for a more forgiving chenille tweed.)

Con: The furniture is used.

Some people just don’t like the idea of having used furniture, while others may be worried about lingering odors or allergens. Nothing can be done about the feeling of heebie-jeebies, but smells and allergens are not a legitimate concern, says Burke.

The bottom line: 

If you’re not operating on a shoestring budget and are shopping at major furniture retailers, reupholstering is a comparably priced option that offers customization and longevity you can’t get from big brands. If you’re strapped for cash and/or need some furniture in a hurry, save your pennies and wait to invest when you have some lead time.

 

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Sellers Beware! 5 White Lies That Could Hurt Your Chances of Selling Your Home for Top Dollar

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We’ve all come to accept—and perhaps even expect—some of the enhanced language sellers use in real estate listings.

You know the ones we’re talking about: “Cozy” can be code for small, “charming” likely means old, “efficient” often stands in for small, and “unique” might suggest it’s hard to sell.

Yes, some sellers use language to smooth over a home’s rough spots. But when homeowners veer into actual untruths, it’s a problem.

It’s one thing to hide clutter and spruce up the living room furniture to prepare the home to sell, but it’s another thing entirely when sellers outright fib to potential buyers. Read on to get the lowdown on how white lies can torpedo a sale.

Sellers Beware! 5 White Lies That Could Hurt Your Chances of Selling Your Home for Top Dollar

Fudging the truth or telling a lie?

So what’s the difference between fluffing your home’s resume and a bona fide lie?

“Any white lie that misrepresents the condition of the home, neighborhood safety, or selling timeline can have serious consequences,” says Jennifer Spinelli, a real estate agent and the founder/owner of Niche Home Buyer in Albuquerque, NM. “Buyers are looking for honesty and transparency, so avoid any attempt to manipulate or deceive them.”

And depending on the severity of the lie, buyers might seek legal action against the seller.

“Buyers could sue the seller for misrepresentation and breach of contract,” says Martin Boonzaayer, a real estate agent in Phoenix.

To help you stay out of hot water (and sell your home), we’ve rounded up the top five white lies homeowners might be tempted to tell.

1. The house hasn’t been on the market that long

Sellers pretending their home just hit the market (when it’s been sitting for weeks) is probably one of the most common untruths told during the selling process.

Sellers tell this not-so-white lie hoping buyers won’t think something is wrong with the house if it’s been on the market for a while. Or sometimes, sellers want to create a sense of urgency so a buyer will make an offer on the home.

“The truth will eventually come out,” says Spinelli. “And no one likes being deceived.”

So seller’s beware—it’s pretty easy for a buyer’s real estate agent to look at your property’s history on the multiple listing service to determine the listing date. And if the home has been removed and relisted, that will also show up.

2. We ‘just’ installed the HVAC/roof/plumbing

Another typical white lie sellers tell is about recent upgrades that were actually made years ago.

But any fudging a seller does about the HVAC, roof, or plumbing will eventually come out during the home inspection.

“It’s a terrible idea not to disclose everything you know about your home, because it can lead to a buyer walking away from the deal if they discover the issue during an inspection,” says Diana Rodgers, a real estate agent with Keller Williams in Philadelphia.

3. This is a great neighborhood

A seller might be tempted to tell a white lie about the amenities in an area or how safe the neighborhood is. But neighborhood safety is also one of the easiest things potential buyers can find out on their own.

Buyers can research online and find out the local crime rate to determine the safety of a neighborhood. And they can also visit the local police department and request public records like police reports for the area.

“While it’s important to highlight positive attributes of the area, exaggerating or fabricating details can misrepresent what a potential buyer is getting into,” Spinelli says. “This could cause them to abandon the sale completely.”

4. The neighbors are all wonderful

A seller fibbing about their next-door neighbors might seem like a tiny white lie. But, again, when the truth comes out, it can spell bad news.

Michael Winkler, a real estate agent and co-founder of Sell Home Today, had a potential buyer who drove by a house they were interested in at night. The seller had said the neighborhood was quiet. But there was a loud party raging next door to the house for sale.

The buyer ended up looking for another property.

“A seller should never lie about disruptive neighbors,” says Winkler.

5. We’ve never had a mold problem

State laws vary on whether sellers must disclose the presence of water damage or mold.

Yet, since mold can lead to serious health issues, the ethical thing for all sellers to do is be upfront about it—even if there is no legal requirement to do so.

Failing to do so could open the seller to potential liability lawsuits.

Deni Suplee, a real estate agent with Long and Foster in Doylestown, PA, experienced firsthand a problem with a seller not disclosing the presence of mold.

Suplee and her husband bought a house that passed a home inspection. But five months later, dark spots appeared in the bathroom.

“The owners covered up the mold instead of doing remediation,” says Suplee. “So we were able to force a complete fix. This included mold cleanup, repainting, and the addition of a bathroom exhaust fan. Guess who had to pay the price for all of this? The sellers!”

 

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Buying a House Remodeled Without a Permit? Here’s What You’re on the Hook For

Imagine attending an open house and stepping into a newly remodeled master bathroom complete with brand-new Carrara marble tiling and a luxurious free-standing tub. Home improvements like this are enough to make potential home buyers fall in love, and it may even motivate you to make an offer on the spot.

But what may seem like a dream perk at an open house can turn into an expensive nightmare if there’s no permit paper trail and the home improvements were done without the proper authorizations. Why? Because, depending on where you are in the buying process, unpermitted work could leave you (yes, you) on the hook for way more than you bargained for.

Want to save yourself from this predicament? Read on for everything you need to know about buying a home with work done without a permit.

Buying a House Remodeled Without a Permit? Here’s What You’re on the Hook For

How do you know if work was done without a permit?

“All sellers have to give buyers something called a property disclosure,” says Andrew Hillman, a broker at Hillman Real Estate, in Boston. “This will list information about what the current owners have done to the property during ownership, including work done without a permit.”

As an extra precaution, you can also cross-check with your local building department to see if the owners pulled permits. Many municipalities, such as New York City, have the status of permits online. Otherwise, you can call or visit the local buildings department for information. Remember, building codes and permit requirements vary with every city and town.

What is your responsibility as the home buyer?

The last thing you want to do as a home buyer is get your own hands dirty with sourcing permits or paying fees. But your responsibility in the matter all depends on where you are in the closing process. If you haven’t signed the purchase agreement yet, the seller can be held accountable for obtaining and closing out permits. But that’s easier said than done. It could take weeks or even months to close out permits.

Your best bet is to put language in the contract before signing stating that the seller has to take care of pulling a permit and having the local building inspector sign off on a certificate of occupancy before closing.

“Your attorney can draft the amendment to the contract for you,” says Beth Jaworski of Shorewest Realtors, in Wauwatosa, WI.

But once the contract is signed, the buyer assumes all responsibility for work done without permits.

“Buying a home without performing due diligence is as irresponsible as the homeowner who doesn’t pull permits,” says Hillman.

Still, all hope is not lost if your contract is already signed. There may be contingencies that can halt the transaction and give you some leverage.

How your appraiser and home inspector can help

One of the main contingencies all contracts have is the inspection period. A professional home inspection can identify unpermitted construction, work not completed to code, and other potential surprises before you commit to buy the property.

“The inspector can also check with the local permitting department to see what permits have been obtained,” says Brad English, a real estate professional with First Team Real Estate, in San Clemente, CA.

Your appraiser will help. “When I do a walk-through of a dwelling, I ask about the legality of a deck, living space, or an extra bathroom not found on the property record card,” says Ginna Currie, a New York state general appraiser at C.T. Appraisals.

Depending on the language in your contract, you have the right to terminate the transaction if you are not satisfied with the results of your home inspection or appraisal.

What’s the worst that can happen?

The worst-case scenario: Your city can “fine you for having unpermitted work, force you to remove the improvements, and you’ll have to start the process over to have the work done legally,” says Currie.

Keep in mind pulling a permit can cost hundreds of dollars. And having the work brought to code by a contractor will be an additional expense. But if you don’t pull permits during this transaction, the issue can arise again if you choose to sell your home later on.

“If the unpermitted work isn’t allowed at all, the city inspectors can make the homeowner tear down or remove the renovation or addition,” says Hillman. And if the inspectors don’t make the homeowner tear something out, you can at least expect a tax assessment for any improvements.

 

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7 White Lies That Can Destroy Your Homebuying Chances

You’ve probably already told several white lies this week. Yes, really. When someone asks how you are, do you always mean it when you answer with, “Doing well”? Stretching the truth here and there is pretty standard.

But when it comes to applying for a mortgage, you’re required to be 100% truthful about the nitty-gritty details of your personal finances, work history, credit score, and more. And if you stretch the truth, even by a little, you could land in hot water.

The consequences of telling seemingly harmless lies during the mortgage application process are serious. Worst-case scenario: You’ll be charged with mortgage fraud, and the penalty can include a maximum sentence of 30 years and a $1 million fine.

Shockingly, though, plenty of people do it. Last year, an estimated 1 in 131 applications contained some form of fraud, according to the 2022 Mortgage Fraud Report from Core Logic.

So which fibs are most commonly floated during the mortgage-application process? Some of the fictions below may seem innocuous, but the consequences of getting caught aren’t worth it.

7 White Lies That Can Destroy Your Homebuying Chances

1. Claiming you’ll live in the home but are planning to rent it out

If you’re buying a house to use as a short- or long-term rental, you need to spill the beans.

“A white lie I see a lot is when buyers aren’t honest about how they plan to use the property,” says Jessica Lane, president of Greenwich Luxe LTD in Greenwich, CT. “You cannot buy a home as an end user and rent it out as an income property. This is a little white lie that can amount to mortgage fraud and can be a felonious crime, punishable by jail time and/or major fines.”

2. Insisting you pay your bills on time, despite those late fees

If you’ve missed a credit card payment or mailed in a few loan bills late, you need to share that information. Same goes for a less-than-ideal credit score. And yes, these two issues often go hand in hand.

“One of the most common and often overlooked things I see with buyers is when they omit their history of late payments and credit score,” says Josh Wilson, a licensed real estate agent and co-founder of That Florida Life. “Mortgage lenders generally require buyers to provide a history of their credit scores. Omitting this information can immediately disqualify buyers from getting a loan, especially if their credit score is lower than the benchmark minimum.”

Wilson says that explaining the situation honestly won’t necessarily disqualify you from getting a mortgage—but getting caught in a lie definitely will.

3. Fudging the source of funds for a down payment

A lot of homebuyers—especially younger ones—receive help from family to foot the bill. And chances are, that will be fine, as long as you’re honest about where the money is coming from.

“You can’t skip over that,” says Matthew Roberts, chief operating officer of My Choice Financial. “Whether it’s a gift or you borrowed it and plan to pay it back, the source must be disclosed.”

4. Omitting debts, even the small ones

It can be tempting to gloss over car loans or student-loan debt on a mortgage application. But don’t give into temptation!

“Total debt load does affect the size of the loan you get,” says Bridget Blonde, a licensed real estate agent for Nest Realty. “But trying to hide some of your debt will affect getting the mortgage in the end—and when the cover-up is discovered, you’ll be in a whole bunch of other trouble.”

5. Describing your puppy as a medium-sized dog

If you’re buying a condo or an apartment, or moving into a housing community with rules around pets, don’t try to slide your oversized Rover in under the radar.

“If you have multiple pets or large pets, you need to be upfront about this,” says Gerard Splendore, a broker at Coldwell Banker Warburg in New York City.

Chances are, the board will find out eventually. Then you’ll have to choose between yourself or the pet. Or you might just be kicked out for the fib in the first place.

6. Mischaracterizing your financial past

If you have a spotty financial history—even if it’s a decade or more in the past—you need to ‘fess up.

“I once had a buyer not disclose a bankruptcy from years ago,” says Splendore. “That lie turned into a big issue, even though their partner had a great credit score, they had no problems with debt, and had an income of more than $500,000.”

7. Fibbing about employment history and job prospects

Claiming to be employed when you’re not is an obvious no-go, but even seriously interviewing for another job must be discussed.

“If a buyer switches employers at any point in the buying process, they may lose their loan,” says Kristen Jurevich, a broker associate at Intero Real Estate Services in Hollister, CA. “Human resources will be contacted, and if they say that the person is no longer with the company, they’ll lose the loan.”

The most important part of a mortgage lender’s job is investigating every fact you share and assessing whether there are any reasons to doubt you or your assets.

 

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The Best Advice for Setting Up Your New Home? Pace Yourself. Here’s How.

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Like all things in life, setting up your new home is more manageable if you break it down into steps and prioritize what needs to get done right away, and what can (or even should) wait. For advice on both, we talked to Shira Gill, home organizing expert and author of Minimalista, professional organizer Ioana Galdau of Westchester, New York’s Sleek Living NY, and Jennifer Verruto, founder and CEO of San Diego’s Blythe Interiors.

The Best Advice for Setting Up Your New Home? Pace Yourself. Here’s How.

Do: Start with a deep clean.

Before unpacking, before painting, before anything really, the first thing you should do is clean your home. After all, putting clean clothes in a dirty closet doesn’t make any sense.

Unpacking is a process, but a good strategy can make it feel manageable.

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Do: Unpack everything (but not everywhere or all at once).

To tame the chaos as you unpack, Galdau recommends putting boxes in the room where they belong, then going through five to 10 boxes a day. Once you open a box, empty it completely.

Do: Declutter (again).

Even if you thought you were ruthless with your decluttering at your old place, you may find you still have too much stuff. Gill’s advice? “Honor the boundaries of the space you have, not the space you want.” For example: How many pairs of shoes will actually fit in the entry closet? That’s the number that should be there. Everything else should be donated or put in the trash.

Junk drawers are out; general stores are in. Make your catchall space a functional home for the essentials you’re constantly searching for.

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Do: Reimagine the “junk drawer.”

Gill recommends being intentional about the space that holds all those essential things one inevitably needs in life: scissors, tape, highlighters, Sharpies. She designates a “general store” spot in her home—this might be a drawer, a closet shelf, or something else—so that she (and everyone else she lives with) knows where to find them when needed.

Do: Draft a design budget and a timeline.

Now that you’ve got your space neat and tidy, you’re ready to think about decorating your new space. Even if your home is a 10, chances are you’ll want to invest some time and money into making it even more perfect. Maybe there’s a room you want to paint or a sofa that is made for your new den. Whatever the case, Verruto recommends establishing some financial guardrails and a timeline.

Don’t: Install window treatments.

You may think of window treatments as one of the first decorating tasks to tick off your to-do list, but Jaret Nichols, co-owner and founder of TBES, warns against rushing for a number of reasons. A big one is the cost. “It’s an expensive investment,” he says, which means, “it’s a good idea to make sure it’s a valuable investment.”

You’ll also get a better sense of what you need from your window treatments after living in your home for a while. “Live in the house and see how the light is coming in during the day; see if there is an issue with privacy,” he advises. “Is there a nice view that you want to be able to see? You might find out that you have a heat problem or there’s a bedroom you want a little darker.”

For a temporary solution while you’re figuring out what you need, he recommends paper blinds.

Don’t: Buy new appliances.

This is especially true if you think there might be a kitchen renovation of any kind in your future. “If you want to remodel and hire a designer and you’ve already pre-designed the space, they’re stuck designing around your new appliance,” says Verruto.

Focus on the interior of your home first.

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Don’t: Make cosmetic exterior improvements.

Verruto advises waiting on exterior projects such as landscaping or painting until after you’ve settled in. “It’s more important to make the inside feel like home than out,” she says.

 

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What Is a Deed-Restricted Community? What to Know Before You Buy or Build a Home

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The day I planned to close on an acre lot where I hoped to build a brand-new house, my real estate agent turned up a deed restriction that limited the number of garages I could construct. I had intended to build three, but according to the deed, I could have only two.

This seems like the ultimate First World problem, I know. But it was the first deed restriction I, as a new developer, had encountered, and I didn’t understand why this rule had come out of nowhere to block my progress on land I was paying good money for.

As it turned out, the restriction was more than 50 years old and created by a neighborhood association that had long ago ceased to exist—and therefore couldn’t enforce it. I ended up closing the deal, but I had to consider all the dreamy-eyed buyers who longed to build their own home and were thwarted by rules—archaic or not.

And here’s the rub: Deed restrictions and deed-restricted communities affect more than would-be home builders. Homeowners can be restricted by anything from the number of bedrooms in a house to the types of vehicles in the driveway. It’s best to know about deed restrictions before you buy, so let’s take a look at what they’re all about.

What Is a Deed-Restricted Community? What to Know Before You Buy or Build a Home

First, find out if your property has any deed restrictions

First, let’s back up for a second. Deed restrictions, often called “restrictive covenants” (especially in the context of homeowners associations), are contained in a deed and limit how a piece of real estate can be used, and what can be built on it. Most often, developers include restrictions not covered by community zoning regulations. The property doesn’t even have to be part of an HOA to be limited by some rule a developer included in the deed decades ago—as I discovered.

Deed restrictions turn up during title searches and a careful reading of the current deed. They “run with the land,” which means that anyone who buys the property in future is supposed to abide by the restrictions, whether they were attached to the property 20 years ago when the neighborhood was developed, or 100 years ago when the land was a farm.

“When building a new home, or even doing an addition to your current home, it’s vital that you check your deed for any building restrictions,” says Bill Golden, an Atlanta-area Realtor®.

Deed restrictions aren’t HOA rules

Don’t confuse deed restrictions with regular HOA rules. A HOA can decide one day that no home in the association can string up Christmas lights. But if all the homeowners in the community object, the HOA board can easily change its mind.

Deed restrictions, on the other hand, are difficult to change. Usually it takes a judicial ruling, not just community disagreement, to invalidate them. In the worst of all worlds, a property’s use can be limited by both deed and HOA restrictions.

Types of deed restrictions run the gamut

And deed restrictions aren’t just about construction. Zachary D. Schorr, a Los Angeles real estate attorney, says he’s seen restrictions that require exterior paint colors to match colors found in nature, or even restrict rental properties.

“With the rise of VRBO and Airbnb, we are even seeing restrictions on nightly rentals and the minimum rental period for a house,” Schorr says.

Today, HOAs and developers create regulations that, in theory, provide the greatest good for the greatest number of people in the community. Some common deed restrictions can cover the following:

  • Number of bedrooms (an attempt to avoid overwhelming sewer and septic tank capacity)
  • Building height, width, and siting (to prevent obstructing views, especially in scenic and vacation areas)
  • Number of vehicles allowed in the driveway or in front of the house, intended to keep the neighborhood from looking cluttered and junky
  • Type of vehicles allowed in the driveway, like motor homes, boats, and motorcycles
  • Type of fencing allowed (e.g., chain-link fences or very high privacy fences might be restricted)
  • Type and number of trees you can remove from the property (some regulations protect a percentage of trees on a lot, which may have been put in place years ago by neighboring farmers and still are attached to the land)
  • Style, color, and construction materials used in a renovation (an attempt to limit architectural variations in a neighborhood)
  • Pools, sheds, detached workshops, and extra garages can be forbidden or restricted
  • Use of your home as a business (to prevent a lot of strangers from coming and going)
  • Types of animals allowed on the property (many deeds restrict livestock, like chickens and goats; some also restrict breeds and number of pets)

Who enforces deed restrictions?

Prior to World War II, homeowners often wrote deed covenants that restricted the race and religion of future owners. However, in 1948, the U.S. Supreme Court ruled that covenants that impose racial or religious restrictions cannot be enforced.

Today, some title companies that research restrictions don’t even include these restrictive covenants in their reports, fearing that potential buyers might misconstrue the fact that they exist for their enforceability, leaving the title company open to discrimination charges.

Many covenants, in fact, exist in limbo, because no ruling body still exists to enforce them—just like the garage covenant on the deed to my property. Your real estate agent and title company can help you determine if the ruling body still exists or is actively enforcing the rules, an important piece of information to know before you buy.

How to change a deed restriction

Modifying a restrictive covenant isn’t easy, but it’s not impossible, either.

First, go to your county courthouse and obtain a copy of the covenant, which often contains provisions for changing it or, if you’re lucky, an expiration date. Sometimes, you can seek special permission from the governing body, like your HOA. Sometimes you can violate the covenant if you obtain permission from your neighbors.

In some states, laws allow property owners to modify covenants if they follow certain steps.

If all else fails, you may be able to persuade a judge to invalidate a covenant if it’s vague, impractical, illegal, or has been widely disregarded by neighbors.

What if you can’t change the restriction?

This is why we advise that you investigate all restrictions before buying. You may not want the hassle of begging enforcing groups or judges to allow you to build a work shed or park your boat in the driveway.

It’s often easier to adjust your expectations, or simply look at other real estate, when deed restrictions prevent you from building your dream home.

 

For this and related articles, please visit Realtor.com

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6 Tax Benefits of Owning a Home: A Complete Guide for Filing This Year

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You may recall the Tax Cuts and Jobs Act—the most substantial overhaul to the U.S. tax code in more than 30 years—went into effect on Jan. 1, 2018. The result was likely a big change to your taxes, especially the tax perks of homeownership. This revised tax code is still in effect today.

You may remember that during the height of the COVID-19 pandemic, the Internal Revenue Service delayed filing season by about two weeks. But just like last year, there are no extensions and the date for filing is April 18, 2023. (According to the IRS, “The due date is April 18, instead of April 15, because of the Emancipation Day holiday in the District of Columbia for everyone except taxpayers who live in Maine or Massachusetts. Taxpayers in Maine or Massachusetts have until April 19, 2023, to file their returns due to the Patriots’ Day holiday in those states.”)

You might be wondering what else you need to beware of before filing your 2022 taxes, like whether your work-from-home setup might qualify for a tax deduction.

Whatever questions you have, look no further than this complete guide to all the tax benefits of owning a home, where we run down all the tax breaks homeowners should be aware of when they file their 2022 taxes in 2023. Read on to ensure you aren’t missing anything that could save you money!

Homeowners, Here's How to Get More Money Back on Your Taxes - CNET

Tax break 1: Mortgage interest

Homeowners with a mortgage that went into effect before Dec. 15, 2017, can deduct interest on loans up to $1 million.

“However, for acquisition debt incurred after Dec. 15, 2017, homeowners can only deduct the interest on the first $750,000,” says Lee Reams Sr., chief content officer of TaxBuzz.

Why it’s important: The ability to deduct the interest on a mortgage continues to be a significant benefit of owning a home. And the more recent your mortgage, the greater your tax savings.

“The way mortgage payments are amortized, the first payments are almost all interest,” says Wendy Connick, owner of Connick Financial Solutions. (See how your loan amortizes and how much you’re paying in interest with this online mortgage calculator.)

Note that the mortgage interest deduction is an itemized deduction. This means that for it to work in your favor, all of your itemized deductions (there are more below) need to be greater than the new standard deduction, which the Tax Cuts and Jobs Act nearly doubled.

And note that those standard deduction amounts increased for the 2022 tax year. For individuals, the deduction is now $12,950, and it’s $25,900 for married couples filing jointly. The deduction also went up to $19,400 for the head of household. And if you’re 65 or older, you can add on an extra $1,400 per person if married and filing jointly or an extra $1,750 if you’re a head of household or a single filer.

As a result of these increased standard deductions, itemizing your deductions may simply not be worth it this filing season.

So when would itemizing work in your favor? As one example, if you’re a married couple under 65 who paid $20,000 in mortgage interest and $6,000 in state and local taxes, you would exceed the standard deduction and be able to reduce your taxable income by itemizing.

Tax break 2: Property taxes

This deduction is capped at $10,000 for those married filing jointly no matter how high the taxes are. (Here’s more info on how to calculate property taxes.)

Why it’s important: Taxpayers can take one $10,000 deduction, says Brian Ashcraft, director of compliance at Liberty Tax Service.

Just note that property taxes are on that itemized list of all of your deductions that must add up to more than your particular standard deduction to be worth your while.

And remember that if you have a mortgage, your property taxes are built into your monthly payment.

Tax break 3: Energy efficiency upgrades

According to Bishop L. Toups, a taxation attorney in Venice, FL, qualifying solar electric panels and solar water heaters are good for a credit of up to 30% of the cost of the equipment and installation.

And you can also nab an energy-efficient home improvement lifetime credit of a $500 for improvements made to your home through December 31, 2022. Energy-efficient upgrades include things like exterior windows, doors and skylights, insulation, and the cost of home energy audits.

Here’s some more good news, the IRA passed an extension and expansion of the credit, so starting January 1, 2023, the amended credit will be worth up to $1,200 per year for a qualifying property.

Tax break 4: A home office

Good news for all self-employed people whose home office is the principal place where they work: You can deduct $5 per square foot, up to 300 square feet, of office space, which amounts to a maximum deduction of $1,500.

For those who can take the deduction, understand that there are very strict rules on what constitutes a dedicated, fully deductible home office space. Here’s more on the much-misunderstood home office tax deduction.

The fine print: The bad news for everyone still working remotely? Unfortunately, if you are a W-2 employee, you’re not eligible for the home office deduction under the CARES Act, even if you spent most of 2022 in your home office.

Tax break 5: Home improvements to age in place

To get this break, these home improvements will need to exceed 7.5% of your adjusted gross income. So if you make $60,000, this deduction kicks in only on money spent over $4,500.

The cost of these improvements can result in a nice tax break for many older homeowners who plan to age in place and add renovations such as wheelchair ramps or grab bars in bathrooms. Deductible improvements might also include widening doorways, lowering cabinets or electrical fixtures, and adding stairlifts.

The fine print: You’ll need a letter from your doctor to prove these changes were medically necessary.

Tax break 6: Interest on a home equity line of credit

If you have a home equity line of credit, or HELOC, the interest you pay on that loan is deductible only if that loan is used specifically to “buy, build, or improve a property,” according to the IRS. So you’ll save cash if your home’s crying out for a kitchen overhaul or half-bath. But you can’t use your home as a piggy bank to pay for college or throw a wedding.

The fine print: You can deduct only up to the $750,000 cap, and this is for the amount you pay in interest on your HELOC and mortgage combined. (And if you took out a HELOC before the new 2018 tax plan for anything besides improvements to your home, you cannot legally deduct the interest.)

 

For this and related articles, please visit Realtor.com

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8 Surprising Signs a Bathroom Is Plagued by Bad Design

When touring a home you’re considering buying, the kitchen and living room might be the first places you size up. The bathroom might be a place you glance at, but beyond checking that it exists, few lavish much attention on the loo.

But we’re here to say you should give each and every bathroom a closer look.

Think about it: The bathroom is often where you begin and end your day. So if it’s a nicely designed space, this can really put a spring in your step as you set out to face the world, or pave a smooth path to a restful night.

But if your bathroom is cramped or poorly designed, it can throw a real wrench in your mornings and nights. Plus, fixing a bathroom via renovation can be expensive, since moving plumbing fixtures is rarely a walk in the park.

All of this is to say that, when you’re shopping for a home, it’s important to make sure the bathrooms are up to snuff. To help clue you in on what to look for in a bathroom, here are some red flags that spell trouble.

1. No shampoo niche

Look for a cutout or built-in shelf in the shower.

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It’s a small thing to be sure, but details matter in the bathroom. A spot for shower products, a razor, and a bar of soap keeps clutter off the floor and removes potential tripping hazards.

“You could add a niche later or just hang up a wire basket to hold shampoos, but I always look for a cutout or built-in shelf in the shower,” says Elise Armitage, the design pro at What the Fab.

2. Too few towel bars

Many bathrooms don’t have a towel rack, or the rack is inconveniently placed.

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Draping your wet towel over the door frame is unsightly, and no one wants to exit the shower and traverse the room while dripping water in order to grab a towel.

This is a huge pet peeve for Pamela O’Brien of Pamela Hope Designs.

“Many bathrooms either don’t have a towel rack or it’s inconveniently placed, so we like to install robe hooks near the shower or tub as they don’t take up much space and work for both wet and dry towels,” she says.

Towel bars are relatively easy to install, says Cristina Miguelez, a home improvement expert at Fixr, “but some people will want to purchase them from the same company that makes the faucet to get a matching finish and style.”

3. Few or poorly placed power outlets

Outlets are usually the last things buyers check when touring a home.

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Not having enough outlets is a huge red flag, but spotting this flaw is tricky, notes Kara Harms, the design mind at Whimsy Soul.

“Outlets are usually the last things buyers clock when touring a home—but they end up being one of the most important elements to look for,” she shares.

In fact, Harms recently visited a home without a single outlet in the master bath.

“How are you supposed to use styling tools or charge your electric toothbrush?” she asks.

4. Paltry storage

Space for one tiny cabinet won’t hold more than a few rolls of toilet paper and maybe the plunger, which means you have no room for cleaning supplies, personal care items, and other bathroom necessities.

Good bathroom storage (even in small half-baths), on the other hand, has mounted shelving, a nook for extra rolled towels, and maybe a built-in hamper.

5. Exposed toilet

No one wants to see the toilet when they’re coming down the hallway. What’s worse, of course, is if the toilet lid and seat are up, allowing everyone who passes by to see deep inside the bowl. And yet, if the toilet is positioned right in front of the entrance, there’s just no hiding it.

A better look is a swap of the toilet and sink so that the sink is the fixture that’s on view when the door is open. An equally costly fix would involve installing the toilet in its own section, cordoned off by a pocket door.

6. Poor ventilation

No ventilation is a major red flag.

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Many bathrooms don’t have a window, but proper ventilation must be present to pass code, says Miguelez.

“No ventilation is a major red flag, so look for a vent that at least carries humidity up and out of the house—not to the attic or space above—and this will fight mildew and odor,” adds Miguelez.

7. Cramped toilet

Pros suggest at least 15 inches between the toilet and any walls.

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Enough space around the toilet to maneuver is critical. If the toilet is too close to the wall, sprays and splashes are inevitable. If the bowl abuts the sink in any way, standing over the sink is simply awkward. The pros suggest at least 15 inches between the toilet and any walls and at least 24 inches in front of the bowl (or the bidet, if that’s the type of fixture you have).

8. Loose shower door

A poorly mounted or loose shower door is a hazard, says Miguelez.

“It should close securely, without dragging in any way, and if it’s a sliding door, it shouldn’t rattle in its frame,” she says.

Your best bet? Test the doors in the showers you tour to see if they bump along or glide smoothly.

 

For this and similar articles, please visit Realtor.com

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The 2022 Mortgage Interest Deduction: Your Guide To Limits And Qualifications

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There isn’t much about taxes that gets people excited, except when it comes to the topic of deductions. Tax deductions are certain expenses you incur throughout the tax year that you can subtract from your taxable income, thus lowering the amount of money you pay taxes on.

And for homeowners who have a mortgage, there are additional deductions they can include. The mortgage interest deduction is one of several homeowner tax deductions provided by the Internal Revenue Service (IRS). Read on to learn more about what it is and how to claim it on your taxes this year.

Man filling out tax papers.

What Is The Mortgage Interest Deduction?

The mortgage interest deduction is a tax incentive for homeowners. This itemized deduction allows homeowners to subtract mortgage interest from their taxable income, lowering the amount of taxes they owe. This deduction can also be taken on loans for second homes as long as it stays within IRS limits.

Mortgage Interest Tax Deduction Limit: How Much Can I Deduct?

Signed in 2017, the Tax Cuts and Jobs Act (TCJA) changed individual income tax by lowering the mortgage deduction limit and putting a limit on how much you can subtract from your taxable income.

 

Before the TCJA, the mortgage interest deduction limit was on loans up to $1 million. Now the loan limit is $750,000. That means for the 2022 tax year, married couples filing jointly, single filers and heads of households could deduct the interest on mortgages up to $750,000. Married taxpayers filing separately could deduct up to $375,000 each.

 

However, there were a few exceptions:

  • Any mortgage taken out before October 13, 1987, is considered grandfathered debt and is not limited. All of the interest you pay is fully deductible.
  • Any home purchased after October 13, 1987, and before December 16, 2017, is still eligible for the $1 million limit ($500,000 each, if married filing separately).
  • Any home that was sold before April 1, 2018, is eligible for the $1 million limit – only if there was a binding contract entered before December 15, 2017, to close before January 1, 2018, and the home was purchased before April 1, 2018.

 

What Loans Qualify For A Mortgage Interest Deduction?

There are a many types of home loans that qualify for the mortgage interest tax deduction. These include a home loan to buy, build or improve your home. Home equity loans, home equity lines of credit and second mortgage may also qualify.

 

You can also use the mortgage interest deduction after refinancing your home. Just make sure the loan meets the previously listed qualifications (buy, build or improve) and that the home in question is used to secure the loan.

How To Claim The Home Mortgage Interest Deduction On Your 2022 Tax Return

Tax forms can help walk you through your filing step by step. Knowing which forms to fill out can be confusing. To make sure you are getting and filing the right form, follow these steps for deducting your mortgage interest on your 2022 taxes.

1. Choose A Standard Deduction Or An Itemized Deduction

If you choose the standard deduction, you will not need to complete more forms and provide proof for all of your deductions. It’s more of the “no questions asked” deduction, with a flat dollar amount that’s the same for most people. For the 2022 tax year, which will be the relevant year for April 2023 tax payments, the standard deduction is:

  • $12,950 for single filing status
  • $25,900 for married, filing jointly
  • $12,950 for married, filing separately
  • $19,400 for heads of households

If you choose an itemized deduction, you can pick and choose from various deductions. These include mortgage interest, student loan interest, charitable contributions, medical expenses and more. To itemize your deductions, you’ll need to fill out additional forms to list each one and be prepared to provide records, receipts and other documents that validate them.

 

Both standard and itemized deductions reduce your taxable income.

 

Mortgage Interest Deduction Example

 

So how do you decide which one to do? It all comes down to which method saves you more money. If your standard deduction saves you more money than your itemized deduction, take the standard deduction. Or vice versa.

 

Here’s an example. You itemize the following deductions as a single individual: mortgage interest ($6,000), student loan interest ($1,000) and charitable donations ($1,200). These deductions add up to $8,200. In this case, you would want to take the standard deduction of $12,950 instead because an additional $4,750 would be deducted from your taxable income.

 

Now let’s say your mortgage interest is $11,000 and the other deductions remain the same. Your itemized deductions would total $13,200. In this case, you would want to take the itemized deduction because it reduces your taxable income by $250 more than the standard deduction would.

 

Don’t forget: If you’re paying someone to prepare your taxes for you, it may cost more to have them itemize your taxes since this requires more work. Make sure you factor in the extra cost when deciding which method saves you the most money.

 

One of the most important things to know about taking either the itemized or standard deduction is that you can’t take both. You must choose one or the other.

2. Get Your 1098 From Your Lender Or Mortgage Servicer

To fill out the information about the interest you paid for the tax year, you’ll need a Form 1098 from your mortgage lender or mortgage servicer (the company you make your payments to). This document details how much you paid in mortgage interest and points during the past year. It’s the proof you’ll need for your mortgage interest deduction.

 

Your lender or mortgage servicer will provide the form for you at the beginning of the year your taxes are due. If you don’t receive it by mid-February, or have questions not covered in our 1098 guide and need help reading your form, contact your lender.

 

Keep in mind, you will only get a 1098 Form if you paid more than $600 in mortgage interest. If you paid less than $600 in mortgage interest, you can still deduct it.

3. Choose The Correct Tax Forms

You’ll need to itemize your deductions to claim the mortgage interest deduction. Since mortgage interest is an itemized deduction, you’ll use Schedule A (Form 1040), which is an itemized tax form, in addition to the standard 1040 form.

 

This form also lists other deductions, including medical and dental expenses, taxes you paid and donations to charity. You can find the mortgage interest deduction part on line 8 of the form. You’ll put in the mortgage interest information found on your 1098 in that section. Pretty easy.

 

Now comes the tricky part. If you make money from the home – whether using it as a rental property or using it for your business – you’ll need to fill out a different form. That’s because the way interest is deducted from your taxes depends on how you used the loan money, not on the loan itself.

 

You may need to use the following forms depending on your situation:

  • If you are deducting the interest you pay on rental properties, you must use Schedule E (Form 1040) to report it. This form is used for supplemental income from rental real estate.
  • If you use part of your house as a home office or if you use money from your mortgage for business purposes, you may need to fill out a Schedule C (Form 1040 or 1040-SR) to report it. This form is used for profit or loss from a business you owned or operated yourself.

You’ll list mortgage interest as an expense on either of these forms. Whatever mortgage interest you’re deducting and whatever form you’re using, it’s important to know what qualifies as interest and what isn’t deductible. If you’re itemizing your deductions, read on.

What Qualifies As Deductible Mortgage Interest?

There are a few payments you make that may count as mortgage interest. Here are several you may consider deducting.

Interest On The Mortgage For Your Main Home

This property can be a house, co-op, apartment, condo, mobile home, houseboat or similar property. However, the property will not qualify if it doesn’t have basic living accommodations, including sleeping, cooking and bathroom facilities. The property must also be listed as collateral for the loan you’re deducting interest payments from. You can also use this deduction if you got a mortgage to buy out an ex’s half of the property in a divorce.

 

You can still deduct mortgage interest if you receive a non-taxable housing allowance from the military or through a ministry – or if you have received assistance under a State Housing Finance Agency Hardest Hit Fund, an Emergency Homeowners’ Loan Program or other assistance programs. However, you can only deduct the interest you pay. You can’t use any interest that another entity pays for you.

Interest On The Mortgage For A Second Home

You can use this tax deduction on a mortgage for a home that is not your primary residence as long as the second home is listed as collateral for that mortgage. If you rent out your second home, there is another caveat. You must live in the home for more than 14 days or more than 10% of the days you rent it out – whichever is longer. If you have more than one second home, you can only deduct the interest for one.

Mortgage Points You Have Paid

When you take out a mortgage, you may have the option to buy mortgage points, which is a form of prepaid interest. Each point, which costs 1% of your mortgage amount, can get you about 0.25% off your mortgage rate. Mortgage points are paid at closing and must be paid directly to the lender to qualify you for the deduction.

 

In certain instances, points can be deducted in the year they are paid. Otherwise, you have to deduct them ratably over the life of the loan. If you have questions, you should consult a tax professional.

Late Payment Charges On Your Mortgage

As long as the charge wasn’t for a specific service, you can deduct late payment charges as home mortgage interest. However, just because you can deduct this, you should still never make late payments on your mortgage; doing so can result in damage to your credit score, along with other penalties.

Prepayment Penalties

Some lenders will charge you if you pay off your mortgage early. If you have to pay a prepayment penalty, you can deduct that as mortgage interest. However, the penalty must be from paying the loan off early and can’t be from a service or additional cost incurred from the loan. Rocket Mortgage® doesn’t charge prepayment penalties.

Interest On A Home Equity Loan

A home equity loan is money borrowed from the equity you have in the home. You can receive it in a lump sum or as a line of credit. For the interest you pay on a home equity loan to qualify, the money from the loan has to be used to buy, build or “substantially improve” your home. If the money is used for other purposes, such as buying a car or paying down credit card debt, the interest isn’t deductible.

Interest Paid Before Selling Your Home

If you sell your home, you can still deduct any interest you paid before the home was sold. So, if you sold the home in June, you can deduct the interest you paid from January through May or June, depending on when you made your last mortgage payment on the home.

What’s Not Deductible?

Mortgage interest isn’t the only expense you’ll incur when you purchase and own a home. Many people believe these other expenses are tax-deductible, but they aren’t. Here’s a list of some of the most common expenses that are mistaken for being tax-deductible:

  • Homeowners insurance: Your homeowners insurance premiums won’t qualify.
  • Mortgage insurance premiums: Mortgage insurance premiums, VA funding fees and USDA guarantee fees are no longer considered deductible mortgage interest.
  • Other closing costs: Title fees, legal costs, recording fees, title insurance, agent commissions, home inspection expenses and credit check fees can’t be used.
  • Moving expenses: Unless you’re an active-duty service member, your moving expenses also can’t be deducted from your taxes.
  • Deposits, down payments or earnest money: If you forfeited any of these during the home buying process, you can’t claim them.
  • Interest accrued on a reverse mortgage: Since you don’t pay interest until the loan comes due, you can’t get a deduction on something you aren’t paying yet.
  • Rent: Any payments made while living in the home before the purchase was finalized can’t be used on your taxes since it’s considered rent.

Remember, the mortgage loan’s interest can only be deductible if the home you purchased with the loan is used as collateral. For example, if you own a rental property and borrow against it to purchase a home, the interest doesn’t qualify because the home isn’t being used as collateral (the rental property is instead).

Special Circumstances

No two situations are alike, so naturally, there’ll be odd circumstances regarding the mortgage interest deduction. Here are a few examples:

  • If you’re a co-op apartment owner, you can deduct your share of the interest you pay on the building’s total mortgage.
  • If you rented out part of your home, you could treat the rented portion as part of your living space. You can do this as long as the rented portion is used as living space, it doesn’t have separate sleeping, cooking and toilet facilities, and you don’t rent to more than two people who have separate sleeping spaces.
  • If the home was a timeshare, you can treat it as a home or second home and deduct mortgage interest as long as it meets the standard requirements.
  • If the house is under construction, it can still qualify for up to 24 months as long as it becomes your qualified home after construction is complete.
  • If you used part of mortgage proceeds to pay debt, invest in a business or for something else unrelated to buying a house.
  • If your house was destroyed, it might still qualify for the mortgage interest deduction, but you must rebuild the home and move back in or sell the land within a reasonable period of time.
  • If you were divorced or separated and you or your ex paid the mortgage on a home you both own, you or your ex can deduct half of the total payments you made. The other person must include the other half as alimony.

For even more special circumstances, check out Pub. 936 from the IRS.

Mortgage Interest Deduction FAQs

Is all mortgage interest deductible?

Not all mortgage interest can be subtracted from your taxable income. Only the interest you pay on your primary residence or second home can be deducted if the loans were used to purchase, build or improve your property, or used for a business-related investment. If the interest doesn’t meet those requirements, then it doesn’t qualify.

Why is some mortgage interest not tax deductible?

As mentioned above, the deductibility of mortgage interest is also dependent on whether your loan is secured by the value of the mortgaged property being used as collateral. If the loan is unsecured, like a personal loan, the interest typically cannot be deducted. What’s more, if you’re looking to have the interest on a home equity loan or HELOC deducted but have used it for purposes other than purchasing or improving your home, like paying off credit card debt, you will likely be unable to do so.

What other tax deductions are there for homeowners?

In addition to the mortgage interest deductions discussed above, some homeowners might be eligible for deductions on their property taxes, state income taxes or capital gains taxes.

 

If you aren’t able to qualify for any tax deductions, tax credits might be another avenue to look into. A mortgage interest credit, for example, allows qualified homeowners to claim a credit on their tax return that’s worth a percentage of the mortgage interest they paid over the course of a given tax year.

Can you deduct mortgage interest after refinancing your home?

If you refinanced your primary or secondary residence, you might still be able to use the mortgage interest deduction. Mortgage interest can be deducted as long as the money from the refinance was used to increase the value of the home.

The Bottom Line

Consult your financial advisor or tax professional to get more assistance with filing your 2022 tax return. They can provide even more information about your mortgage interest deduction and help you decide what to deduct based on the type of loan you have and your financial situation.

 

For this and related articles, please visit Rocket Mortgage

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