If you’ve viewed homes for sale in the city of Warren lately you’ve probably come across some that have this notice taped to the window or the door:
When I’m out and about showing homes to buyers I’m seeing more of them on vacant homes. (Most of the vacant homes have been foreclosures or bank owned homes.)
If you wish to buy a home that has been tagged by the city building inspector as needing a certificate of occupancy there are a couple of things you should know before you make an offer to purchase:
You will need to contact the city inspector and make arrangements for the home to be inspected. Items that the inspector deems need to be fixed, repaired and/or replaced will have to be done before you can legally occupy the home.
Also, an appraiser hired by your mortgage lender will certainly take a photo of the notice on the door or window and include that in their report. They may also include verbiage such as “Needs to be inspected by the City of Warren prior to occupancy”.
Important: Talk to your mortgage lender before writing an offer on a home that needs a certificate of occupancy. Your mortgage lender (and the underwriter) may require you to have the items fixed that the building inspector cites that are necessary for the occupancy certificate before you can close on your home loan. If that’s the case, then you’ll want to seriously think about whether you want to spend money on a home that isn’t yours yet.
Most banks and asset managers of the foreclosures that I come across will not make repairs to a home for you to purchase it. It truly is an ” As-Is” purchase.
For the investor that is familiar with these types of things purchasing a foreclosure that has been tagged can be a good investment. For the average first time home buyer there are pitfalls that you need to be aware of so that you can make an educated decision about whether to proceed with the purchase or to move on to another home that hasn’t been cited for inspection.
~Kris Wales~ A partner for your real estate needs in Macomb County MI
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15 responses so far ↓
1 Mike Nichols // Jan 4, 2010 at 8:11 pm
Why must tagged homes that are new owner occupied, be brought up to 2006 ordinances and others are not ?
2 Kris Wales // Jan 5, 2010 at 7:12 am
That would be a question for the city officials to explain in detail I’m afraid.
My “guess”?: Many of the foreclosed upon homes have been vacant for quite a bit of time before they are actually put on the market. Without a homeowner there to keep the utilities on, and provide basic maintenance, some if not most of the homes have fallen into severe disrepair. The city inspectors want to make sure that health and safety issues are taken care of before issuing a certificate of occupancy.
3 Joe918 // Jun 15, 2010 at 4:39 pm
I am the buyer of such a tagged foreclosure! I made an offer on May 05 for a house in Roseville, and my offer was accepted on next day. I paid a $1000 deposit and had a closing on May 25. At the closing, my agent gave me a notice from the City of Roseville that says no certificate of occupancy will be issued to the house I just bought. The city inspectors did an inspection on May 10 and described a whole bunch of violations, including cleaning the airducts. But, it was too late for me to walk away! This was an “as-is” sale. Can I go back to the agent or what? Too many repairs! Too many permits!
4 Kris Wales // Jun 16, 2010 at 2:27 pm
Hi Joe,
I’m so sorry this happened to you. Yes, most documents that you signed while purchasing a foreclosure are “as is” documents. It sounds like what happened in this instance is the city tagged it after your offer and before closing. If no one went by the home during the process it would be hard to know that the city tagged it.
As always, you have the right to consult with an attorney to see if anything can be done. Most first consulations are free.
I do hope though that you can get city required repairs done and move in to your new home soon.
Kris
5 Krista // Jan 19, 2012 at 11:57 pm
Hi ! I just wanna let everyone know some stuff
I Am in process of buying a Warren home.
My realtor didn’t tell
Me about this so we hired a inspector and
Had the FHA apprsail done. This came up in the
Apprsail .. Now weeks prior to me paying for a Private inspector I called city of Warren to ask if taxes were left or fees on house the clerk said that ( buildings clerk) that I needed this city of Warren inspection. I asked tons of questions that she didn’t know answers to and never told me it was important and to do it first before offer is made she neglected to tell me anything and had no idea what it was. Now I aske about FHA and private inspection and this Warren inspection she said I don’t know anything.. Now because of Warren clerk not being educated enough for her job I have to do this now be out the money for this and if there’s repairs to repair. unlike the Roseville guy above the clerk herself made it sound not important useless and had no idea to questions I asked concerning it. Among them is when should I do it and what is it for.
6 mike // Jan 30, 2012 at 9:55 pm
I’m from Oklahoma and I bought a foreclosed home in warren and it had been tagged. The house was in real good condition and in better condition than 90% of the homes on my block that were occupied! I brought all my belongings with me on closing day because I thought after you buy a house and get the key you can move in! I found myself staying at motel 6 along with several other people that had made the same mistake. I decided to go ahead and spend the money to have the house inspected by the “city”. They were very picky and rude and looking for any little thing they could to write a “mystery violation” all the way down to small nail hole in the drywall that had been used to hang pictures! Seriously, Really! Are you kidding me! After I could see that this was all about the city just trying to find a way to make some money off the empty houses I just went ahead and moved my stuff in and told them to kiss my *** and If your going to complain about nail holes in drywall, then you need to send violations to all resident the city of warren. It’s just a BS way for the city to try and make some money.
7 Rejohna // Mar 30, 2012 at 9:40 am
I just want to know if I go ahead and moving in my house with that tag and get some needed repairs done befor I call the city “can they make me move out?” or give me a fine or something?
8 Kris Wales // Mar 30, 2012 at 9:53 am
Hi Rejohna,
If the house is in the City of Warren then you’ll need to call the city and arrange for the inspection before you move in. They’re pretty strict about that. I’m not sure about any fines, I’ve never delved that deeply in to their ordinance.
Good luck!
Kris Wales
9 Rejohna // Mar 30, 2012 at 1:38 pm
THE INVERSTER TOLD ME TO MOVE IN TURN ON THE LIGHTS AND GAS AND MAKE SURE THAT ALOT OF STUFF IS SAFE THEN CALL THE CITY SO I DONT KNOW WHAT TO DO BECAUSE IM RENTING AND THE RENT IS $1000 A MONTH I GOT TO MOVE IN OR I WONT HAVE MONEY FOR REPAIRS
10 Kris Wales // Mar 30, 2012 at 2:27 pm
Rejohna, it sounds like you’re not the legal owner of the house from your above post. Regardless, I can only tell you what I know by reading the ordinance and talking with the city employees. I still stand by my previous response. Talk to an attorney if you are not sure what to do or what your rights are (as far as any lease or agreement you signed). I have no affiliation with the city, nor do I work for them. I provide general info only for our area home buyers and sellers who read this blog. I wish you well and hope it all works out for you.
11 One of the most read articles I’ve written – “Tagged homes in the City of Warren” – revisiting this important information for Macomb County home buyers | Chat about Macomb County MI real estate & Homes for sale search sit // Apr 10, 2012 at 6:24 am
[...] that you will need to have the city /township building department inspect the home. One of the articles that I have written for this blog is the most read and has received the most questions via email, phone, or the comment [...]
12 One of the most read articles I’ve written – “Tagged homes in the City of Warren” – revisiting this important information for Macomb County home buyers | Chat about Macomb County MI real estate & Homes for sale search sit // Apr 10, 2012 at 6:39 am
[...] that you will need to have the city /township building department inspect the home. One of the articles that I have written for this blog is the most read and has received the most questions via email, phone, or the comment [...]
13 Kevin // Apr 15, 2012 at 10:24 pm
I would appreciate if anyone can share some experience about the re-inspection experience. I have had the city inspection done and they are very finicky. I want to know how bad is the re-inspection. Will they just show up and see if you get the majority of things done on the list or you have to do exactly all items as they listed? Thanks.
14 Phil // May 8, 2012 at 11:17 am
Mike, Can you give us an update?
Has anyone been caught living in a home with out an occupancy permit?
I just had to move into the house I just brought without a permit because I had no other place to go. Kind of messed up if you think about it.
15 Kevin // May 10, 2012 at 5:35 pm
Phil,
I was in the same situation as you. I took all of my belongings with me on the closing day and if I don’t live in the house, I virtually have to live on the street! While, I have been living in the house for a few months so far, and nothing happens. But I did pay the city inspection and had them checked it out within a month of closing. I am currently residing in the house while fixing all the violations either by myself or contractors.
I wish somebody could share some updates after the corrections have been done. Want to know how mean the inspectors are for the re-inspection. Because some of the violations they found are non-existent or inaccurate. They didn’t even look carefully but just counted it as a violation.
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