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It's for sale. I understand that I can pay myself when the house sells if I've made repairs but I don't have the funds to handle any repairs right now. Please advise

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b1, I have the very same situation with my dad's house, except that he's already passed; thankfully we didn't reach that situation while he was still alive, otherwise I don't know what I would have done but I had the "bottom feeders" coming around even while he was; I'm almost thankful I didn't have the POA to be able to sell it then but we reached the point of not being able to make the needed repairs on it either; I think I'm thankful, too, that we didn't go through probate to attract them again later either. I did call the local property office and get a list of sales on his street, with only one of them being what I would come close to calling a comp and it I do believe possibly was an "as is" because where all the rest were valued and sold at a much higher value than dad's house has ever been assessed at; this one was considerably lower, maybe not quite half, but lower; I don't think the tax bills I've gotten have gone into detail breaking out the land and house value, although now that I think about it I think I was supposed to get that data this year; think they told me last year they don't send one out every year, but on a 4 yr. rotation and his was on for this year; however, I had asked them to go out last year and look at his house, which they did and think possibly they saw the roof issue, although not entirely sure since it's on the back side, at least according to 2 insurance agencies I've had go look at it - one of the issues with waiting to have the house willed to you is the insurance issue; the company he'd had it with for 50 yrs. cancelled when he died and wouldn't reinstate because of its condition - and now the central heat's gone out. When I had a realtor come out initially they gave it a real raking over of what it really needed to have done to it and how much it would cost, which would be about 1/2 of what the comp down the street sold for, so according to that, would probably take that just to bring it back up to what it's actually assessed at now, because they don't take into consideration inside issues since they can't see them unless you invite them in to do so, which hasn't been done yet. They did lower the assessment based on what they did see of the exterior, more than the roof issue; it's needed painting - yes, painting, as in it has wood siding that needs to be kept up - for years, where we drew the line and he would never hire it done. The other houses on his street that have sold for considerably more are all brick. So, yep, not sure buyers could get a mortgage; don't think the one house and one more that's not brick that the people did; think they had one they sold to buy those.

So haven't had the cost of insurance because haven't been able to get except his state has a high-risk pool, have been paying the taxes, but fortunately last year was just the first year so they way things went was still able to get his homestead exemption then but not this year; fortunately - long story - somebody is in his house and has been paying the utilities, not sure had even really thought about if had or having to do that, but, true enough, would need to be in order to show to sell but so focused on what's needed to be done to it - and they've been mowing the yard, so guess something else to be thinking about. Knew kept being told couldn't afford really to try to really sell it but again had just been focused on its needed repairs, so maybe need to be thankful for what I'm getting.

I'd been thinking somewhat in terms of the home equity loan and/or line of credit, as well, to do the needed repairs; did you say where you are in relation to where your mom's house and also reminding me it's still in her name, right? so you couldn't get the line of credit; so is she able to?
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Mallory is spot on about "as is" attracting the bottom feeders. They also come out once you file for probate. You can expect a cash "as is" sale to be either based on the sq footage of the house based on recent comparable sales at 20/40% of comps; or be a $ amount based on tax assessor data which is value of the land and somewhere 20/40% of the improvement value. If you look at the last tax assessor bill there should be an amount for land value & improvements (the house) that add together for property value.

If the house is lower value with decades of delayed maintenance & has issues with the majors (roof, electrical, foundation,), you may find that spending any $ on repairs is a total waste. Putting in new light fixtures when it really needs a total rewire is a waste of time & $. You may want to get an inspection report done ($300-500) to get an valid idea of what the issues are and then price accordingly. Bad inspection report means you may be unable to get any buyers who need a mortgage.

Placing property on the market has costs - insurance, taxes, increased utilities as its being shown, yard cut, etc. - that someone needs to pay for. Try to figure out just what it will likely cost to have it on the market for months & if it's affordable for you also.good luck.
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b1- you mentioned mom is running out of $. If mom is in a NH and is on Medicaid or will be applying for Medicaid, you kinda need to be proactive in how $ spent on having the property go to sale AND the $ received from the proceeds of the sale is done or paid out so that there is no future issues of transfer penalty with Medicaid.
So is Medicaid involved?
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Thanks malloryg8r , for good advice . Everyone is giving me things to consider and that helps me alot
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If you are financial POA it is ppossible you could take out a home equity line of credit, BUT it can only be used for the needed repairs. Much better to sell house as is, be pro-active and get free estimates (written ) for any needed repairs such as roof, windows, plumbing, flooring,.painting,.etc. Beware, if your agent describe the house "as is" you will attract all the bottom feeders. Much better to get free estimate (written ) and make price . adjustments.
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Thanks freqflyer and Garden Artist . Helpful tips that I can use . Appreciate the response
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Are you named as attorney-in-fact in a Durable Power of Attorney? If so, then it may contain provisions for maintaining her house. You'll have to read it to see if it does.
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If the house is For Sale make sure the Realtor knows that the house is being sold "as is".... and let the Realtor explain what is involved with the "as is" clause... and if something needs to be repaired, if you could give the Buyer a check at settlement to have the work done after getting an estimate, or if the Buyer will allow you to bring in a licensed contractor to do the work.... each State is different on how this is handled.
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