Though open VB net developer positions are easy to find, there are some things you need to consider before applying to be hired by a company and make a decent salary. Many companies need developers to create Window and Office applications and apps for company websites, therefore these developer positions are always high in demand. Developer jobs can bring in a lot of money. Those who know program or web designing can easily move into being a VB net developer and make quite a lucrative living by landing the job they were aspiring to.

Those still in school should be advised to take technology and computer science courses if they want to someday become a VB net developer. Those who have a higher education degree such as their bachelor’s or associates degree have a leg up on those without a college degree as many development companies prefer a an individual who has earned their degree. Yet there are still many companies out there who are looking for someone who has the natural ability to create problem solving business applications and would hire them over someone with just a degree and no natural innate ability.

You will need to attain a certain degree of experience in the field before applying to be a professional developer for a reputable company. At least one year spent as a developer for general software working with CSS, JavaScript, DHTML or SQL design will help to get into VB developer jobs.

Though experience is very important, it is also necessary to be well researched on the subject, which will give your skills an enhancement. A book with good programming syntax instructions with practical scenarios will help you. There are numerous books of this type today available as a hard copy or even e-book. Another wise move is to subscribe to specialty newsgroup on VB net development.

The internet is a good choice to search for VB net developer jobs. Companies advertise for available positions on this site. You should consider writing to a good amount of employers you would like to work for, include your contact information and your resume. Monster.com is also a great place to post ones resume.

As previously stated, most net developer jobs pay quite well. However, exactly what you will be paid depends on the hiring company and your experience in the subject. Obviously, VB net developer with years of working experience at hand will have a higher salary than someone who are just getting out of school and assuming their first position as a developer.

Do you have a large property that you are sure could be upgraded for great wealth but have no idea how to develop it? Are you close to retiring and want to move into a smaller property but get the most value out of your existing property? Property Developing could be the answer you are looking for…

As with all projects taken on in life there is a system for everything. Property developing is just the same. There are seven key steps for property development:

The critical steps are:

Find a site (if you are not sitting on one right now)

Site analysis

Feasibility

Planning Permission

Finance

Construction

Sales

Finding a site is quite easy just look in the real estate section of the newspaper. Look on real estate websites. You are looking for a property that can be divided up or could have more built than what currently is on the property now; or value added.

If you already own a piece of land that you have a feeling could be developed to create much more value for yourself; finding a site is not required.

Site analysis and feasibility is the step that can be critical for a project. It basically requires researching a site to see if it is profitable. Property developing can hold hidden costs. To find out what cost are required it pays to call professionals to find out costs. Call your local council for all required costs required to have all utilities connected/upgraded for your project. Architects are excellent source for determining costs like council approval costs including drawing required. Construction cost can be very important as many projects where new buildings will be built the construction costs are a large part of a project. The last important piece of information is sale price because if you can not sell your product for enough (or it sits on the market for a long time) the project will not be infeasible.

Planning permission this can sometimes be done for you already if you property and it is advertised that it has approval you will not require this. If you own a property that does not have this on it, you will need professional help. Architects can be invaluable here or someone who is a property developer themselves or a property developing company offering Project management can help. Using a professional can take the pain and stress away from you making it a much better experience.

Finance is one of the most fun topics to deal with. As we all know talking to banks can be difficult to get finance for homes. And the same if not more difficult for projects and a good financial package is required as all banks will have requirements including profit margin. Banks will not lend on a project with a lower than 20% profit margin.

Construction can be one of the most exciting and scary steps. Obviously most people won’t do the building themselves it will be done by a builder. Construction is quite simple when you have a building approval you allow the builder on to start building. When paying for building as it continues through the project the builder will require funds for work completed. Paying the builder can become a bit tricky because obviously if you end up paying for construction before it is complete then the project might go undone. Have a contract in place, the contract will list all required steps and funds can be distributed to the builder in stages of development. You may pay a professional to monitor these steps to keep the builder honest at all times.

If you are concerned about a large project hire a quantity surveyor to follow the project. They will report on what has been completed and what should be paid for. Quantity Surveyors are professionals at this and take the risk out of construction. One other advantage is if you have a quantity surveyor you can also get them to create a depreciation schedule to help sales.

Sales is an interesting topic. We all know that you can use a real estate agent to sell products. This can be very helpful as these people are professionals in the property selling business. Another option is going to a promoter (or Marketer) who will actually sell the product for you to a list of customers they have (database of clients looking for investments). This can cost more but if you need pre-sales they can be extremely helpful in getting fast sales.

If you have a property and would like to get developed it into something much more or know of someone who is in need. However, if you are still unsure as to the first person to contact to get started.

Due diligence drives the land development transaction because it supplies you with information you will need about a whole range of issues. These can include details about the zoning, location of public utility lines, soil classifications and prior subdivisions of the property. This need for information arises in your very first contact with the land parcel and continues as long as you are pursuing it or are involved with it by contract. In fact, your need to know different things about the property exists until you: (a) decide not to buy it; (b) put it under contract and subsequently bail out of the deal; or (c) sell the land or assign the contract to someone else.

While location may be the most important characteristic of a real estate parcel, thorough due diligence is critical to determining if the potential land development deal is viable. The information you obtain through your investigation is focused on your bottom-line question: do I want to buy this land parcel?

When you’re doing your research, you should remember a couple of basic principles. Effective, thorough investigation usually must be hand’s on. It will be time consuming to do and there are usually no short cuts. For every piece of data, there is a primary source. The primary source is likeliest to be the most accurate and current source of information. For instance, the primary source for real estate documents that are recorded (such as deeds, liens, easements, mortgages and subdivision plans) is the actual record of filings maintained by the applicable governmental department as well as the documents themselves that show the recording information on them. These are usually kept at the courthouse for the county in which the property is located.

Your local government or municipality is the primary source for zoning, subdivision and other ordinances because they originate and enact these local laws. The governmental body (local, county or otherwise) that is empowered to issue land development approvals is the source if you need to verify what conditions and restrictions may have been imposed when the parcel was subdivided. FEMA is the primary source for flood mapping and information because it is the repository and publisher of this data.

You might wonder if you could save time by doing the research online. After all, why should you go look at the actual document if you can obtain the information by using a database? The short answer is that you can’t be sure that what you’re getting online is accurate and up to date. In short, databases are great tools as long as you remember that they should never be used as a substitute for hands-on research at the primary source.

At best, these online collections of data (including those maintained by governmental agencies or departments) are secondary or tertiary sources, not primary ones. (The governmental database, however, may be the next best thing to the primary source depending on the manner in which it was created and the frequency with which it is updated.) In the case of third-party sources for information (such as subscription services for ordinances, mapping and real estate sales or other data), vendors have purchased from the primary sources the right to charge people a fee for accessing this data.

For several reasons, the farther you move away from the primary source of information, the greater the likelihood that the information may not be current and accurate. There is the time factor. The information has to pass from the primary source down the line through other people or organizations. Data, documents or mapping can easily change or become outdated over even a short period of time. In addition, there is the “garbage in, garbage out” principle. The integrity of any database or compilation, governmental or not, hangs on the thoroughness and competence of the people responsible for compiling and maintaining it.

Databases, however, can save you a tremendous amount of time and effort. You can use them most effectively as screening tools and to gather preliminary information subject to confirmation and further research if the situation or property warrants it. In addition, they can be invaluable in identifying specific contacts if you have questions and need additional details or clarification.

There are many reasons why you would consider joining with another person to undertake a development project in Joint Venture.

Usually the most basis reason reveolves around something you don’t have.

Some of them may be:

1. I own land … have capital & capacity to borrow … but no experience.

2. I have capital & capacity to borrow … partner has land … both have no experience.

3. I am ‘time poor’ … work full time and can’t be personally involved …

Let’s suppose you want to find a land owner who will put their land
into the Joint Venture, (JV) and their land will be their major contribution to the deal, plus some borrowings.

Let’s consider the implications of entering into a JV in the first place.

After all, in a JV you have to take into account another persons attitude, decision making process, (or inability to make a decision), whether they have a logical and sensible mind … the list goes on.

So, getting into a JV must have a good payback for you. Whatever you lack is usually the reason for entering into a JV.

I have noticed over the years that JV’s have a prime motivator, the driver of the deal (you), and the other person is along for the ride.

For example: the other party may have a wonderful property (site) and wants to develop it, but does not have the knowledge. You “love” the site and know that you could make it a very successful and profitable real estate development. You approched the land owner.

Another example: maybe two individuals who have saved their capital, however individually it is inadaquate to undertake a project. Combining their capital and borrowing capacity will allow they to proceed.

I prefer a JV where both parties are equally motivated, have different skill bases, but each regards the other as contributing equally.

You know the feelings that can occur, “I’m working harder that you …
all you do is the phone and number crunching work … I’m always out
and about on site dealing with the real work.”

Don’t forget why you got together in the first place.

So there are many reasons for JV’s. However, you must be clear as to why you are doing it, and it must be secured by a legally prepared JV Agreement.

A lot of ‘practical people’ hate legal documents … a JV Agreement is a legal document and both parties must understand what it says. If one of you is a bit slack on this point, it is up to the other to sit them down and go through it … it’s important!

Why?

Suppose the JV deal hits a rough patch and your partner says, “I didn’t know that … why didn’t you tell me … I left all that legal garbage to you … blah, blah.” Got It, have the arguments at the beginning of the deal … not later.

A JV Agreement sets out what each party will contribute, both money and effort, and sets out each parties obligations. It also sets out what happens if the parties ‘fall-out’ with each other as well as the division of profits or losses.

There is a lot more at stake if you JV with your rother-in-Law, other relatives etc … the term ‘on-going-nightmare’ is a phrase that readily comes to mind.

And if one of those family JV’s brake down, it doesn’t matter how many pages are in the JV Agreement, or what the words say to prove that you are “RIGHT,” … as far as YOUR Brother-in-Law is concerned, you are a ‘expletive deleted.’

Just thought I’d get that out of the way!! OK?

One more thing … doing a JV with a rich person, when you are many levels poorer then them, is also not smart.

Why?

Well, in simple terms, when ‘push comes to shove’ money rules …
The golden rule says, He who has the GOLD, RULES.

Also, if the rich guy tell you not to bother with a JV Agreement … he appears to be saving you money … tempting eh? … what he’s really doing is taking away your legal rights.

Yep, you’ll have less rights than an employee. If that’s the deal … better to be an employee!

In my my ebook I emphasise the importance of getting the Structure Work of the business organised – you will build a much better development business from a secure foundation.

When you are doing your interviewing of the associated professionals, try to see if they, personally, have any entrepreneutial tendencies.

They may have land, houses, houses for renovation etc but don’t have the ‘TIME’ or ‘SKILLS’ to do the work themselves.

Don’t come out and ask them straight away … follow my ebook, do the work you want to do; that is assessing them … but keep your antenna out for any signs of a common interest.

OK, back to getting hold of some land.

Get to know the local real estate agents; I mean know them well.
Remember what I say in the ebook.

Call in and buy them a cup of coffee, take them out of their work place;
what about dinner after work; really spread yourself around.

Invest your Time in finding good, well informed, dedicated agents. Believe me they are in your business community … it’s your job to find them.

Appreciate that Agents are essentially self-employed, irrespective of whether they work in a Real Estate Agency … their ‘mind set’ is independent.

They back themselves and their abilities to provide a sales service at a
level that “consistently” provides them with a ‘good income.

That ‘good income’ by the way, will leave most of their ‘client’s’ income
looking a little anaemic.

The ‘good agents’ are busy; their ‘time’ is money; literally. So don’t mess them around.

Don’t talk to them as though you are the Aga Kahn! You’re Not. There’s always a guy richer than you … maybe the Agent!

Why am I making such a big point about agents.

I believe “people” get the agents “they deserve.”

I have heard people talk to Agents as though they were some grubby leech on society and are doing them an honor even to talk to them.

To be a successful agent these days you have to be very good. Many are highly educated and choose real estate as a career for the freedom,
individual reward and great returns.

What comes out of your mouth + body language tells an agent a great deal about you. They then wonder why the Agent never calls then … Dong!!!

Keep your ‘ego’ under control. Their sales success rests on their ability at ‘reading people.’ Remember what I say in my ebook!

When you are in the development business, you are in the business of:

Getting People To Do … What You Want Them To Do
Within The ‘TIME’ AND ‘Costs’You Set.

That means that you have to be in control of ‘How You Treat People.’
Agents know a lot of people … maybe, they even know those people who want to JV with you.

While you are doing this “work” don’t forget to do what my ebook tell you
to do about research.

Last idea for finding JV people – talk to your friends – put an advert in the local newspaper seeking expressions of interest from people interested in doing what you want.

OK, you’ve found a partner who has the land and you are comfortable with the relationship after several meetings.

Important question! What value does your prospective partner put on his land that will be put into the JV?

Just throwing a few figures around to give you an example.

Let’s say that market value for his land right now is $300,000. But he wants to put into the JV at $400,000. So if your JV Agreement involves you gaining a share of the profit, your share will be $100,000 less. Got It?

Now let’s say that part of your skills contribution to the JV includes a
rezoning of the land to a higher level and you achieve that for the JV.
That rezoning may take the land from a single unit (house) dwelling zone to a six dwelling unit zone.

Your efforts have increased the land value significantly … no, not six times, as house properties are valued differently to multiple unit properties. But it may have increased by 3 or more times, depending on your market.

Once again the $100,000 will come off your share. Now that may be OK by you, because you are just starting out on your first development … it is always better to KNOW what you are agreeing too.

I hope this information helps you in your consideration of entering a JV.
but please remember, don’t just read my eBook … study it … take notes in a special hard cover Development Copy Book that you will buy.

Writing things down is an aid to learning and remembering.

My LAST DON’T … Don’t start any of this JV stuff until you know my eBook
inside out. You must not just be able to ‘talk the talk’ – you must know what you are talking about.

What I am all about, is helping you to do residential development with the RISK reduced.

If it takes four years study to get a basic Degree and say another five years to get some experience, why would you think that you can enter the development business with little study — no experience and expect to be profitable?

The first thing one comes against when buying a real estate property, or constructing a building is purchasing the land. The first step in a successful business is a good investment in a commercial land. In order to be able to buy a significant amount of land, from a financial point of view, the investor uses either his personal finances or loans (such as mortgages).

Today, computing a mortgage rate, is no longer difficult. You can use a mortgage calculator on real estate specialized sites. Why Develop Commercial Lands? These kind of lands , in some cases have a huge advantage over residential lands. First of all a commercial land is rapidly appreciated in value. Their value is most of the time influenced by the presence of business activities and infrastructure. Moreover, a land like this is available for rent, which can be a source of income for the owner, covering the loan assumed for its purchase. If the area enjoys supplementary conditions such as hazard free zone, peaceful neighbourhood, strategic position as far as economical activities are concerned, the value of the land can become twice its original price. However, real estate business it’s not just about having money, it also takes courage and intuition. There are a lot of cases when investors had bought lands which were not paid attention, and in couple of years, the area had had a remarkably development, becoming the arena for big commercial investments and business, so they had sold the land triple his original price.

Commercial lands, among the entire real estate business can be considered priceless possessions as any building hosted by them. If you happen to be a such land owner and you are intending to sell it your greatest dilemma is how to make sure you correctly estimate its value? Unfortunately there is not a standard method to follow, but there are some advices yous should keep in mind. First of all, if you do not have any clue about setting the selling price contact a Realtor, or real estate agent, or even an architect. Then try getting to some real estate auctions, where the discussed lands are exactly like yours: commercial lands. Notice the conditions of the exposed lands and the prices that are being discussed during the auction. Try comparing those lands with yours, and make an estimation between the lowest price and the highest one, keeping in mind all the time what does your land have and the others don’t ,or the other way around. In addition, as an investor try getting you lands placed in strategic positions such as: in the center of big cities, or near them, and places which show great potential even if for now, they do not seem to have a bright future. Analyse the real estate market all the time and try to adapt the conditions of your owned land to the client’s desire.

Selling a land, or making any real estate investment is like fishing. You need a lot of patience and documentation before making the big step. Never make a sell to the first agent who offers you a price. First make sure his price is fair, and does not undervalue your land. Then also be advise to consider your land’s potential. Try taking a picture of the next 10 years. Never think and act under the present state of the land. Try to anticipate the next economical investments and infrastructure development, and balance the idea weather your land may be included in those plans or not. If so, do not speed up the selling process. Wait and it may gain a bigger value, and you may sell it twice, or triple than the original price. Meanwhile try renting it in order to get some income and cover your loan. Moreover, due to the actual economic crisis , pay extra attention to any kind of transaction, because you may wake up next day and realize that even if you had sold your land at the right price, money points out that you have sold it at half of its value.

The term ‘grandfathering’ is commonly used in many different circumstances when dealing with a possible exemption to a rule, requirement, or change to any existing conditions or standards that apply to a variety of situations such as businesses activities or occupational requirement. Often employees or tradepersons find themselves in a situation where they may become exempt to a new professional requirement by the act of being grandfathered-in by means of previously acceptable conditions. In fact, there are a wide variety of circumstances where the grandfathering of a pre-existing condition or requirement is applicable. However for the purposes of this article, a common situation where the application of a grandfathering-in of a structure, use or occupancy when dealing with zoning codes, land development regulations, and permit requirements will be reviewed. The term grandfathering is often applied to address uses, activities, and structures that may be adversely affected by the adoption of new restrictive ordinances, land-use designations, or code requirements.

Historical Perspective

The term grandfathering or grandfather clause has been cited as having its origins in the amendments to constitutional provisions of many southern U.S. states around the late nineteenth century. Black’s Law Dictionary and West’s Encyclopedia of American Law explains that the original purpose of the ‘Grandfather Clause’ was to keep newly freed African-Americans and certain groups of people from voting, mainly in the southern U.S states. Theses clauses denied voter registration to people who didn’t meet certain requirements unless their grandfathers had served in the Confederate Army therefore if a person’s grandfather could vote, so could they. In 1915 the U. S. Supreme Court declared these types of clauses unconstitutional; however, the term grandfathering is still a commonly accepted term when addressing exemption provisions for zoning regulations. Today, grandfathering of a structure, business activity or use provides an exemption from current codes or other newly adopted regulations that would make it otherwise prohibited or fail to meet current codes because it was lawfully in place prior to any change or requirement affecting its existence, use or lawfulness. When a property or use is grandfathered-in, it is said to be non-conforming to any current codes or requirements. There is often a misconception that just the prior existence of a structure or activity or other use is okay if built or in place prior to the adoption of a related code or ordinance, however, the key to grandfathering is that the affected area or item of concern must have been lawfully in place prior to any change or prohibition. Additionally, there are laws that can be adopted for life-safety reasons that would not allow the continuance of any use or structure that is determined to be dangerous just because it has always been so or an new law may contain an amortization period where affected persons are put on noticed of a certain time-frame for when a use must conform to current codes or otherwise be ceased to exist.

Concerns for existing structures

It is important for owners of older properties to check with their local building and zoning departments prior to pursuing any construction or repair activities, not only to ensure what permit requirements may be necessary, if any, but also to obtain knowledge of any pre-existing conditions or new requirements that may affect the project or use. Any use or structure that does not conform to current codes or requirements for similar uses or structures would be considered non-conforming or that which does not conform. For example, in Florida, there are windstorm requirements for the installation of shutters or safety approved windows for new construction due to the changes in the Florida building code due to need for building safety from hurricane force winds and related effects of these storms. For an existing structure with older windows that do not conform to the latest safety standards, if the replacement of these windows becomes necessary, in order to meet this requirement, it may be required to upgrade all the windows or provide proper window safety coverings installed over the windows on the entire structure. Because of the life-safety and property protection nature of this requirement the existing windows on your property may not be grandfathered-in due to this requirement. However, the local building department would be able to advise if an exemption to this requirement would be allowed for only minor repairs for broken window panes or a replacement of only one window is needed.

Further considerations

Another scenario could involve the repair of an existing accessory structure, such as a fence, where there has been a change in permit requirements or new restrictions limiting size or location of new fences, the grandfathering provision may also not apply. Just because the fence may already be in existence and previously permitted, modifications or major repair may constitute adherence to any new regulations or requirements adopted by a local jurisdiction, change in building or zoning code or sometimes even a local neighborhood restriction as an architectural guideline or neighborhood enhancement standard. Often when existing structures are not in conformance with current code, such as one that may restrict the location of new fences in front yards, when an existing fences that are located in front yard need to be replaced, this may cause this existing fences to now be required to conform to the current neighborhood standards. Unless there is a minor repair provision, usually repairs to an existing structure that exceeds a preset percentage of the structure, such as a certain value of the work such as exceeding 50% or more or the area of the structure or value of the work or if a new building or zoning permit is required will require the structure to now be brought into conformance with current code requirements. This is how a neighborhood progresses towards all properties conforming to current neighborhood standards by requiring adherence to current codes when it makes sense and only exempting those properties that truly remain grandfathered-in by maintaining their nonconforming status either because no major repair or modifications requiring permits where necessary or changes to the a structure or use have remained within prescribed limitations. Be very wary of any contractor that tells you that a project does not require obtaining any permits or local jurisdiction approvals or homeowner association reviews unless it is for minor repairs or you are absolutely sure that it does not because if it does or it may affect a grandfathering status, it may cost you more money and headache in the long run if it is to be corrected after the fact.

Scenario of a common dilemma

A common area of concern occurs when a new property owner is faced with the dilemma of dealing with work that was previously done without permits to a property that they now own. When parts of real property such as an accessory structure like a shed or a property addition has been constructed without permits and required inspections it can be a real headache, especially if the work does not meet current code requirements or even worse, if it is not allowed or in the wrong place. This often occurs because the previous owner or owner at the time that the work was performed failed to obtain permits for the work and therefore the construction was never reviewed by all applicable agencies such as building, zoning, environmental, and engineering. Even though the work was done prior to a new or current owners awareness, it would not be grandfathered in because it was not originally done lawfully. Often property owners who find themselves in this type of situation may feel that the lack of a permit should be overlooked because whatever was done may not be thought to bother anyone else or that it does not serve any substantial purpose or protection of the general welfare to require a permit be obtained after the fact or if a long period of time has passed. However, the fact that a previous owner overlooked the responsibility to obtain a permit and required inspections does not negate the responsibility of the jurisdiction to enforce the codes once it has been made aware of the violation. To do so would be neglectful and the problem would not go away but would remain to be dealt with by a future unsuspecting purchaser or if something terrible were to happen because of poor workmanship or the unearthing of unknown consequences. In some cases, the building or zoning official may be able to provide alternative options towards bringing the property into compliance or obtaining an exception to the code requirements if a variance is sought and certain conditions are met. This is important if the problem was not self-created such as in this scenario.

The Quest for the Grandfathering Status

The need for the application of a grandfather status to a particular situation often arises when a new owner who is unaware of any problems or limitations on a property begins a home improvement project and either clears away obstructions that have concealed the construction from view, such as with overgrown landscaping or vegetation or upon the review of property survey or construction plans for the application of a new permit. Another common situation is when a change to an existing use of a property that is no longer allowed by the zoning code occurs or a new property owner applies for a use that is determined to have been previously discontinued and can no longer occur. The discovery of an existing problem may even occur upon property visits by a code inspector for other violations, when inspections are performed for the permit for new home improvement work or even by obvious visual reasons where a seasoned inspector can easily see that work was done without permits. This often occurs because since un-permitted work has not been reviewed by building and zoning officials, the awareness of code requirements or zoning limitations, such as setbacks from property lines, can be easily violated without being aware. Unless a new property owner can address this issue with the previous owner or through some type of title insurance claim, they are usually faced with the unfortunate responsibility and costs of trying to correct any problems un-permitted work may cause or address an expected use of a property that will not be allowed by the zoning department. Some jurisdictions may require that any property owner who is aware of work done without permits or if a violation has already been issued be responsible to disclose same to any future or prospective purchaser of the property. For example, in the State of Florida, Chapter 162.06 of the State Statutes requires the following:

“If the owner of property that is subject to an enforcement proceeding before an enforcement board, special magistrate, or court transfers ownership of such property between the time the initial pleading was served and the time of the hearing, such owner shall (a) Disclose, in writing, the existence and the nature of the proceeding to the prospective transferee; (b) Deliver to the prospective transferee a copy of the pleadings, notices, and other materials relating to the code enforcement proceeding received by the transferor: (c) Disclose, in writing, to the prospective transferee that the new owner will be responsible for compliance with the applicable code and with orders issued in the code enforcement proceeding; (d) File a notice with the code enforcement official of the transfer of the property, with the identity and address of the new owner and copies of the disclosures made to the new owner, within 5 days after the date of the transfer. A failure to make the disclosures described in paragraphs (a), (b), and (c) before the transfer creates a rebuttable presumption of fraud. If the property is transferred before the hearing, the proceeding shall not be dismissed, but the new owner shall be provided a reasonable period of time to correct the violation before the hearing is held.”

Certain state constitutions or statues may allow for a use or structure to continue if it has been in existence over a certain period of time depending on the law. An example of this would be if a state provides a statute of limitations whereby if a building code permit provision has not been enforced for the construction of a structure for more than twenty-years then a local jurisdiction cannot require the structure to be brought into current code conformance unless the jurisdiction is able to meet certain requirements that warrant such action. However, because the building codes are usually considered specifically dealing with life-safety, most work done without permits unless specifically exempt by code or statue would not be allowed to exist once discovered. The codes are not only designed to prevent harm and property damage to the general public but also to protect each and every individual from harm to themselves, family, tenants, or guests by occupying or utilizing unsafe structures.

Conclusion

Although code enforcement officials and inspectors are tasked with the responsibility to address possible violations for losses of nonconformance or items that are not in conformance with current codes, every situation encountered should be treated as an individual case and handled based upon its own history, facts and records. Code officials can assist with researching records, such as building permits, zoning approvals, certificates of uses or other prior board determinations to make a determination if something is or is not grandfathered-in. If a property was lawfully existing or a use was already established before a change was made to prohibit such use or construction, certain evidence such as photos, plans, and even testimonial affidavits may become very useful in assisting the local building and zoning departments to establish a legal nonconforming use or structure. Additionally, because there are always other factors, circumstances or applicable laws that may affect a determination of grandfathering, any concerns regarding the application of grandfathering should be discussed with your code enforcement official, local building and zoning department officials, municipal or county attorney and other qualified professional or counsel. There may be numerous procedural steps, exemptions, and laws that may apply to your particular situation so be sure and get all the assistance and information that you can, especially when dealing with any legal concern. It is often recommended that before the purchase of any property, that buyers obtain the services of a reliable and reputable inspection service, as well as, paying a visit to your local building and zoning departments. Some jurisdictions may offer a prospective property buyer to obtain a pre-purchase or pre-occupancy inspection for a property to determine if there are any existing liens, encumbrances, outstanding permits, violations or limitations on proposed uses.

Exfiltration Systems-Why They Work

Civil Engineers ordinarily calculate stormwater retention ponds to meet the requirements of your land development project. Nevertheless, any stormwater pond commonly will take upwards of 10% to 20% from the total available land area. The particular size of these storwater management basins is largely based on the types of soils encountered onsite; all other factors being equal. Your land that’s utilized by it can’t be utilized for vehicular parking, or for construction of buildings. In this short article I will summary the exfiltration trench requirements from the City of Orlando, Orange County, Seminole County as well as the City of Sanford.

Provide For Greater Utilization Of Land Area

In order to allow a greater use of the land for its intended use, “exfiltration trenches”, or underground vaults could possibly be utilized. Underground stormwater management systems are a viable method of handling the stormwater management needs of the project, especially where availability of land is limited. Utilizing an underground system for managing stormwater enables the use of the area above it for parking and buildings. This then allows the same area to be utilized for two complimentary uses and increases the yield of the project.

Exfiltration trenches are created from drainage pipes with smalls holes throughout its length. Underground vaults, conversely, are manufactured from concrete structures with a large open area underneath and open along the bottom. Both of these systems provide a traffic bearing surface for vehicular traffic and parking.

In order to create the necessary volume exfiltration trenches are made up of perforated drainage pipe situated within a graven bed. This provides both a means for percolating the stormwater volume into the ground and a structural support for the pavement above.

How The Regulations Differ From Agency To Agency

Orange County is just about the most developer-friendly agency within Central Florida except when it comes to exfiltration trenches. Orange County will allow the use of exfiltration trenches, however, the criteria for its use makes them undesirable.

Section 30-281(3) Orange County Land Development Regulations state: “in the event the exfiltration system fails, the stormwater will be retained on-site for the full twenty-five-year, twenty-four-hour storm prior to any stormwater being permitted to leave the site.”

This in essence necessitates the actual site to get designed like a bowl to ensure that all 8.6 inches of rain around the entire property is stored onsite. This demand requires the site to become a bowl for storing all of this rain. This may allow roughly One foot to Twenty-four inches of water over the property especially over the particular parking lot as well as landscaping areas. This is a very extreme requirement which makes the usage of this outstanding strategy for stormwater management unworkable as well as unlikely to be utilized. This is not shared by any of the nearby municipalities.

The City of Orlando, Florida provides advantageous conditions with regard to utilizing exfiltration trenches for stormwater or underground vaults. The City’s engineering manual is currently being revised to allow, civil engineers, to design these systems with a safety factor of 2. This is equivalent to the requirements of Seminole County, The City of Sanford and the St. Johns River Water Management District.

The particular exfiltration trench system needs clean-outs at one end and manholes at the other end. Clean-outs and/or manholes need to be spaced every three hundred feet in order to facilitate maintenance. Civil engineers find that this strategy adheres to good engineering practice without being over-kill..

Seminole County also offers positive requirements regarding the utilization of underground exfiltration systems.

The Seminole Code Appendix B, Chapter 4.2 c. (4) states: ” Exfiltration systems shall be designed with a safety factor of 2.0 (i.e., design using one-half of the permeability rate or one-half of the time for drawdown).”

This criteria meets good civil engineering practice and one that is conservative without having unnecessary negative consequences in the design of underground exfiltration stormwater management system.

The City of Sanford land development regulations includes equally beneficial criteria with regard to the use of underground exfiltration systems for stormwater management.

The municipality’s land development Schedule O, Section 2.4 states: “shall be designed with a safety factor of at least two… Furthermore, a sediment sump is required ahead of the exfiltration trench system in order to capture sediments that may clog the pores in the pipe and/or gravel.

The civil engineer designs this sediment sump to capture sediments in the stormwater runoff which may clog-up the pores inside the pipe or the rock bed. The City’s strategy is similar to that of Seminole County and without undue burden.

The regional agency in charge of stormwater management systems is the St. Johns Water Management District (SJRWMD). The District has criteria pertaining to exfiltration trench techniques which is actually very similar to that of Seminole County’s, the City of Orlando, and the City of Sanford. Orange County is the only municipality which discourages the utilization of these underground stormwater management strategies. Exfiltration trench methods tend to be a good effective means of managing stormwater and may assist increasing your property’s yield. This allows for a more cost effective stormwater solution which tends to increase the Return on Investment.

Increased Land Yield

Underground exfiltration systems allows an additional effective increase in the land area between 10% to 20%. Depending on the value of the land or its availability an underground exfiltration system may be the difference between a viable project and one that is not.

You can make a fortune in land. Having said that, I will not sugarcoat what is probably one of the most difficult types of real estate investing. The reason you can double, triple (or more) your money in land is because it is one of the least understood real estate investments. This provides incredible upside if you know what to look for and what to do because very few people understand land. This is no different than any business however. Think about used cars, for instance. If you know cars inside and out, you will be able to buy a car cheaply from a person selling their car who doesn’t know its value. You can then turn around and sell it at a profit. You have capitalized on your knowledge. Additionally, you can fix the fender, buff and shine and even make more money by creating more value. The same thing applies to land. You buy from someone who doesn’t understand what can be done with it and you capitalize on it.

The key elements in making money land are the following:

1. Know your market. Don’t even think of buying land outside of the market area you know intimately. Little things can trip you up even if it looks like nothing can go wrong. Start looking at every land parcel in your market.

2. Dream team. You can’t do it alone. You will need to have close relationships with a civil engineer, land attorney, Zoning official, site contractor, real estate agent and lender.

3. Understand what sells. You have to know what type of land is selling in your market and at what price. You will need to have better quality at a lower price. Land is the hardest asset class to sell and has no cash flow. This is very important.

4. Know your zoning. Almost every town has zoning regulations which describe in a table, usually, the basic requirements to have a legal lot (frontage, acreage, setbacks, etc.). In areas without public water & sewer, you will also need to know health codes, soils, and wetland issues. Essential to know.

and finally…

5. Create value. This is what its all about. You can buy land at a discount and flip it or you can really make money by improving it, then selling. The types of improvements include, zone changes, approvals for a building lot, subdividing, land enhancements (access drives, viewscapes, & beautification), free cuts, merging of title and conservation tax easements, to name a few.

Once you have a land parcel targeted, there is another major step involved which is the Purchase Agreement or Option. How you structure this can make the difference between making money and making A LOT of money. But that is left for another article.

Don’t think you are going to go out and make a fortune in land without first having a lot of knowledge. You will get hurt. On the other hand, study and learn and you will profit handsomely.

Go to my website http://www.realty-capital.us and read my course under education if you like. I give specific examples of land deals I have done. Thanks!

Owning land has always been a wise decision, especially if you have invested in commercial land in time. Your property is gaining more value day by day, this typically happens when the local real estate markets witnesses large scale development in your local neighborhood. A very famous saying by Mark Twain – Buy land, they’re not making it anymore.

Owning a commercial land

Owning land property and knowing the real value is important. Well planned and timed commercial investments would pay rich dividends in the future, making you richer and wealthier. As a land investor it is very important to view a wide horizon, keeping in mind the future developments that would take place in the local neighborhood. In a country like India, most of the commercial land is zoned and auctioned by the local government authorities; you could pick your choice and bid your offers, or keep your commercial real estate broker informed of your interest in commercial land investment. A good broker could offer you a lucrative land deal through second sales, you may be lucky to latch on to a land deal which is in a consolidated format with a good frontage along a national high way. Or has access, frontage of two major roads. Consolidated land formats could give you very high value returns in the future.

Selling Land

As a commercial property investor / owner you have a choice, which you can use to get higher returns on your investments. Property investors do not hold on to properties for a very long period of time, as they aim to get returns on their investments faster as possible, most of the investors exit during this stage. It is noticed large business houses and industrialist invest in commercial property, with a view to either sell it and gain profit margins or develop the commercial land and expand their business operations to the new locations, targeting a larger volume of customers to boost to their business.

Joint Venture Development

Commercial development also gives a steady cash flow to the owners / investors. You could still maintain the ownership of the land though a JD (joint development). There are real estate developers, private equity funds, investors who are more than willing to undertake a joint development on approved sites. The options can range from commercial offices, business & IT parks, strip malls, hospitals, resorts and motels and mixed use development of commercial and star rated hotels. Entering into a JD for a land owner is not very difficult and is commonly viewed now days, the developers are more than happy to partner with commercial land owners. This is a process where commercial real estate agents, legal consultants, property valuers etc work side by side to structure the joint venture, giving consideration to the viability and feasibility of a proposal.

Commercial or residential land is always a better property investment option than any other property format; land appreciates faster and gives you better and faster returns.

Using what we call “OPM” or Others People’s Money the best and really the only way to finance any of your developments, and in saying that, any of your real estate investments!

This may not be new to you, but many people are amazed and the response that is heard often goes something like this “ahh, so that is how they do it”.

Depending on where you live in the world, there are several methods that can be used to obtain financing. In the USA there are generally 3 ways.

1. Direct working relationship with the seller

2. Use options to control the property

3. 1031 exchange

The 3 method here needs sophisticated explanations and requires the services of an accountant and legal advice, therefore it will not be discussed in this article.

Working directly with the seller allows you to provide him/her with what it is that they require, you satisfy their needs! This is critical to your success when using this approach. If you satisfy their needs first in this transaction, you will get your needs satisfied. You also need to work on your personal skills and become a very good listener if you are not already. Remember, it is THEIR land you want! You must communicate very well.

So they become your partner in this deal, in the land development transaction. So if you have finance qualification issues, (which some do at the present moment I might add) the seller helps you by taking on the debt themselves and in return you the unqualified buyer is able to get the deal you were not able to get initially. In return for this “help”, the seller demands a better slice and therefore a more attractive sale price.

Concomitantly, the seller also benefits by receiving a greater after-tax profits. This occurs due to the fact that the seller is ‘carrying’ the paper, the sale amount will not be taxed instead it will be based on the instalment payments made over the years. So instead of having a hefty capital gain tax bill due to being pushed into a higher tax bracket, they may be able to stay within a lower bracket due to instalment payment being made over a period of years therefore enabling them to stay in a lower tax bracket then if they obtained the complete sale amount in one lump sum.

Controlling the Property By Using Options For Financing Land Development.

What is an Option? It is a specified agreement detailing future performance in exchange for a benefit.

In laymans terms, it means that you cough up some funds, and you get to control the property!

So what you are effectively doing is obtaining control of the land by buying this control. In other word, you agree upon a price for the option to buy the land that you are to pay at an agreed upon date in the future.

This is all done legally and is very simple to have in a contract. At any period of time in the future before the expiration date of the option, you can exercise your right to close the sale and take control of the land. Legally the seller must sell when you have the funds and commit to the purchase. If you know your markets, you can also do very well from this transaction itself. By buying land a fair market value at the time of the contract, and as the market rises you are still able to obtain the agreed upon price for the land that you made at the earlier date. The seller still must sell at this agreed price even if the land value has tripled in the time period you agreed upon! This is why it is so important to be up to date with your ‘patch’ and what is happening in the market where ever you are.

A more detailed and sophisticated approach to options is the rolling option. This is generally used for large parcel land development transactions. This is quite a detailed and complex agreement, and therefore should require more knowledge and experience. Utilization of the rolling option occurs when a large amount of property it being purchased to develop master planned communities. Such as when developers are creating ‘phases’ in the development project with an absorption of dwellings usually exceeding 5 years.

What the buyer typically does in utilising the rolling option, is that they control the entire tract by being able to ‘put up’ one option at a time, and after each execution of the options the buyer is able to take control of more land until they control the entire parcel of properties that was contained in the original contract.

Execution of the options must take place when they are due or the entire contract in null and void and therefore cancelled. The seller then has the right to put the property on the market again at the same time keeping the initial premium.

The buyer benefits by having a contract that if adhered to, allows them to be able plan their development for the entire property package with the knowledge of what they are to pay for the land, and this therefore allows them to create the most important pre development work, the development ROI (return on investment) calculations.

The primary benefit to the seller is that they obtain their desired and agreed upon price, and if the deal does not come to fruition, they receive the sizable option premium and the land can be sold again. If all goes well, they receive the entire agreed upon price.