It’s SanibelSusan reporting another week of glorious Florida winter. Several mornings had temperatures down into the 50’s, followed by afternoons in the mid-70’s. Other than the occasional stiff breezes that have brought in some red tide, it has been very nice – bright and beautiful. (The pictures above were taken noon-ish yesterday on the beach in front of West Wind Inn.) Again this week, visitors and vacationers are having fun, as the bike paths continue to be busy, especially with families.

Colleagues in the accommodation business say that the upcoming rental week (Mar 17-24) is the first in several where they have vacancies, but that probably won’t slow things down on the island as Lee County Schools are off next week. Today and tomorrow, the Lions Club Arts & Crafts Fair at The Community House, across the street from our office, will keep Periwinkle busy.

Here at SanibelSusan Realty, we’ve had both sales and good showing activity this week. The activity since last Friday, as posted in the islands Multiple Listing Service follows a couple of new items.

Lower Your Wind Insurance Premium

Nice write-up in today’s “Island Sun” by island Association of Realtors® Affiliate, Angela Larson Roehl with Rosier Insurance:

“Consider having a wind mitigation inspection done. What is a wind mitigation inspection? The wind mitigation inspection breaks down the following information for carriers to apply applicable credits:

• Building code compliance
• Type of roof covering
• Roof deck attachment
• Roof to wall attachment
• Roof geometry
• Secondary water resistance
• Opening protection.

“The wind mitigation inspection has evolved over the past 10 years or so, from being a simple two-page inspection with no photos, to now being four pages that must also include color photos to substantiate the information listed on the report. Wind mitigation inspections are valid for five years.

‘So what wind mitigation credits could potentially save you money on your wind premium? If your home has any of the following:

• Florida Building Code credit relaying the roof was completed after March 1, 2002.
• Roof deck attachment – B or C
• Roof to wall attachment showing either clips, single wraps, or double wraps
• Roof style – Hip
• Secondary water resistance
• Class A opening protection showing all exterior openings protected for cystic pressure of a nine-pound large missile (4.5 pounds for skylights)

“Credits for each of the above mitigation features can vary depending on the carrier. It’s best to consult your insurance agent to confirm the mitigation credits your policy already is providing and to see if having a new wind mitigation inspection could assist in lowering your wind insurance premium.” You can reach Angie at info@rosierinsurance.com.

In 2006, Florida became the first state in the nation to mandate that insurance companies offer some reduction insurance costs if a wind mitigation inspection is sought and certified upon review by a qualified inspector (usually a board-certified contractor, architect or engineer). Some Florida home inspectors are certified to prepare Wind Mitigation Reports too. Ron Dehler with Horizon Inspection Service, Inc. is one, HorizonInspection.com. We often recommend that buyers save time and money by having a wind mitigation inspection done at the same time as their standard home inspection.

Upcoming Events

St Patrick’s Day Fun – tomorrow, Mar 17 – several local establishments have special events & meals planned:

• American Legion Post 123 on San-Cap Rd – St. Patrick’s Day Celebration with corned beef & cabbage from noon to 8 p.m.
• George & Wendy’s Sanibel Seafood Grille, 2499 Periwinkle Way, “Eat, Drink, & Be Irish”, serving corned beef & cabbage, green beer, band & more, 5 to 11:30 p.m.
• Fish Madness at The Sanibel Grill, 703 Tarpon Bay Rd – open for lunch today through Sun, Mar 18 for March Madness, corned beef special on St. Paddy’s Day
• Matzaluna, 1200 Periwinkle Way, featuring corned beef & cabbage pizza on St. Patrick’s Day
• Traditions on the Beach at 3111 West Gulf Dr – St Patrick’s Day Irish menu, party favors, live music & dancing, reservations recommended, 239-472-4559

FREE Spring Concert – Tues, Mar 20 at 7:15 p.m. – Combined voices of the Shell Point Singers & the BIG ARTS Community Chorus at Shell Point’s Village Church, 7:15 p.m., tickets not required, info at 239-454-2290. (It’s also not too early to get your tickets for the BIG ARTS Chorus spring concerts Apr 4 & 5. See below.)

What’s a Seller’s Continuing Maintenance Requirement?

Good article posted on-line today, by Attorney Meredith Caruso who is Manager of Member Legal Communications for Florida Realtors®. She works with the state Forms Content Committee where I serve.

“Often sellers choose a contract based on the repair requirements involved. Do they use a contract that requires no repairs, like the Florida Realtors/Florida Bar “As Is” Residential Contract for Sale and Purchase (As Is FR/Bar)? Or do they prefer a repair obligation up to a specified limit, which they can do if they choose the Florida Realtors/Florida Bar Residential Contract for Sale and Purchase (FR/Bar) or Florida Realtors Contract for Residential Sale and Purchase (CRSP)?

“Either way, it’s important for both Realtors and the transaction parties to understand potential additional repair obligations contained within the contracts.

“If using the “As Is” FR/Bar contract, the seller has no obligation to make repairs based on the buyer’s inspection results. But what happens if, after the inspection period on this contract, the seller’s air conditioning unit (which was noted as “older” in the inspection report) simply stops working? With no repair obligation, can the seller simply say “too bad” to the buyer and expect the buyer to proceed to closing?

“In short, no. And here’s why: Based on the language in paragraph 11, the Property Maintenance section, excluding normal wear and tear and Casualty Loss, the seller is obligated to maintain the property including, but not limited to, the lawn, shrubbery and pool, in the condition existing as of the Effective Date of the contract.

“This means that the seller may not have repair obligations under the inspection section of the As Is FR/Bar contract, but the seller does have to keep the property in relatively the same condition it was when the parties went under contract.

“Some other examples could include a neighborhood kid accidentally hitting a ball through a window or the pool pump no longer functioning. Assuming there was no hole in the window and the pool pump functioned fine when the parties went under contract, the seller must fix those items.

“It’s important to note that this potential repair obligation also extends to contracts where the seller is obligated to make repairs pursuant to a buyer’s inspection. If using either the FR/Bar or the CRSP contract, the seller has to make any repairs up to the repair limit(s) as laid out in the contract. However, if the refrigerator stops working right before closing, the seller is also obligated to fix that as well. This is an additional repair beyond the inspection repair obligation already contained in the contract.

“Why? Because a refrigerator that isn’t working right before closing – when it was working at the time the parties went under contract – needs to be repaired based on the property maintenance language in the contracts. For the FR/Bar this is also paragraph 11; for the CRSP, this language is in paragraph 8.

While these particular sections of the contracts may not come into play very often, it’s important to know of the potential obligation just in case “things happen,” as they tend to do.”

Sanibel & Captiva Islands Multiple Listing Service Activity March 9-16, 2018

Sanibel

CONDOS

6 new listings: Seashells #42 2/2 $379.9K, Sundial West #I404 1/1 $484K, Seawind #109 2/2.5 $530K, Loggerhead Cay #314 2/2 $569K, Pointe Santo #B21 2/2 $749K, Nutmeg Village #103 2/2 $810K.

7 price changes: Captains Walk #B2 1/1 now $239K (our listing), Sunset South #7C 2/2 now $569.5K, Kimball Lodge #303 1/2 now $595K, Compass Point #232 2/2 now $659K, Sundial East #Q404 2/2 now $949K, Tanglewood #1A 3/2 now $1.045M, Tamarind #B302 2/2 now $1.789M.

5 new sales: Tennisplace #E32 2/1 listed at $299K (our sale), Sandpebble #4D 2/2 listed at $439K, Sanibel Arms West #H2 2/2 listed at $499K, Sand Pointe #122 2/2 listed at $649K (our listing), Poinciana #3C 3/2 listed at $1.725M.

1 closed sale: Sundial #J207 2/2 $670K.

HOMES

5 new listings: 396 Lake Murex Blvd 3/2 $774.9K, 1120 Shell Basket Ln 4/2 $895K, 784 Limpet Dr 4/3 $1.95M, 1008 Bayview Dr 4/4.5 $3.595M, 4431 Waters Edge Ln 3/4 $6.495M.

16 price changes: 1438 Sandpiper Cir 3/2.4 half-duplex now $379.9K, 6143 Henderson Rd 4/3 now $424K, 5299 Umbrella Pool Rd 3/2.5 now $499K, 752/754 Cardium St 4/2 duplex now $579K, 744 Martha’s Lin 2/2 now $598K, 1323 Par View Dr 3/2 now $639K, 601 Sea Oats Dr 3/2 now $659.9K, 5430 Osprey Ct 3/3 now $699K, 5739 Pine Tree Dr now $819K, 9027 Mockingbird Dr 4/3 now $859K, 1350 Middle Gulf Dr 3/3 half-duplex now $889K, 1656 Middle Gulf Dr 3/4 now $949.9K, 6412 Pine Ave 4/2.5 now $1.195M, 267 Ferry Landing Dr 3/2 now $1.689M, 3009 Turtle Gait Ln 4/4.5 now $2.995M, 536 Lighthouse Way 4/4.5 now $2.995M.

7 new sales: 1029 Dixie Beach Blvd 2/2 listed at $419K, 707 Cardium St 3/2 listed at $879K, 1265 Par View Dr 3/2.5 listed at $899K, 940 Spoonbill Ct 3/2.5 listed at $1.095M, 2629 Coconut Dr 2/3 listed at $1.198M, 2263 Starfish Ln 5/4.5 listed at $1.699M, 514 Kinzie Island Ct 4/5 listed at $1.895M.

4 closed sales: 1513 Sand Castle Rd 3/2.5 $677K, 1245 Anhinga Ln 3/2 $799K, 5657 Sanibel-Captiva Rd 3/2 $865K, 1152 Buttonwood Ln 3/3.5 $1.235M.

LOTS

1 new listing: 6095 Dinkins Bayou Rd $289,555.

No price changes, new, or closed sales.

Captiva

CONDOS

5 new listings: Tennis Villas #3129 1/1 $325K, Tennis Villas #3136 1/1 $340K, Tennis Villas #3230 2/2 $469K, Beach Villas #2426 1/1 $545K, Marina Villas #901 2/2 $785K.

No price changes.

1 new sale: Beach Homes #22 2/2 listed at $2.095M.

1 closed sale: Bayside Villas #5202 1/2 $360K.

HOMES

4 new listings: 55 Sandpiper Ct 3/2 $1.049M, 9 Sunset Captiva Ln 3/2 $1.229M, 11525 Chapin Ln 4/4 $1.64M, 16179 Captiva Dr 6/6 multi-family $5.5M.

4 price changes: 16813 Captiva Dr 3/3 now $2.45M, 16814 Captiva Dr 2/2.5 now $5.45M, 16596 Captiva Dr 5/5/2 now $7.9M, 17030 Captiva Dr 6/7.5 now $9.25M.

1 new sale: 11535 Chapin Ln 4/3 listed at $1.359M.

2 closed sales: 11531 Paige Ct 4/3.5 $3.25M, 1121 Schefflera Ct 4/4.5 $5.25M.

LOTS

Nothing to report.

This representation is based in part on data supplied by the Sanibel & Captiva Islands Association of Realtors® Multiple Listing Service.  Neither the association nor its MLS guarantees or is in any way responsible for its accuracy.  Data maintained by the association or its MLS may not reflect all real estate activity in the market.  The information provided represents the general real estate activity in the community and does not imply that SanibelSusan Realty Associates is participating or participated in these transactions.

Our colorful St. Patrick’s Day ad got us the back page of the “Island Sun” this week. Here’s it is. Don’t forget to wear your green tomorrow!

Until next Friday, Susan Andrews, aka SanibelSusan