• l  What do you love about your house? I know the basics and what I like but since I have never lived there, I would love to hear from you too... (eg. neighbors, location, quiet... ).. more info never hurts!

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This is long but it’s because there are so many great things about our home and location that I wanted to share them all.  :)  We were willing to pay more for this 2 br townhome than other 2 br townhomes in Redondo because of location, location, location.  And it was an end unit with the only shared walls of stairways and bathrooms (both bedrooms have 0 shared walls).  Our neighbors are friendly and quiet anyways so we don’t hear them regardless. 

 

But yeah, to be this west in Redondo, only 1.0 mile from the beach is a huge plus that allows us to walk/bike to the beach.  Weather-wise, it’s so nice here in the summer, most homes have no a/c or need for a/c.  We are on a wide, super quiet 1 way street (Palm Lane) which is only 3 blocks long! On this street and the entire neighborhood, neighbors walk their dog, kids play and do chalk art, etc.  In our neighborhood it’s very family friendly and super safe.  People in our complex leave their garage doors wide open for the whole day with no fear of anything happening.  We’ve accidentally left our doors unlocked at night or forgot to close our garage doors and have 0 anxiety when we find out later.  When we go out for a walk, we make a left out our front door and 1/2 a block later we are already in Hermosa Beach with a view of the ocean.  We walk to nearby Hermosa View Elementary where every weekend, they unlock the gates the whole weekend to their play yard and playground for the whole community.  Everyone just leaves their expensive strollers and unlocked bikes at the top of the stairs before going through gate into the big school yard/playground.  We joke, but it’s true, all our neighbors have fancy cars and $2-5 million homes when we go out for evening strolls.  We love our town home and Honda CRV though! 

 

In our home, we’re also above the Golden Hills neighborhood and can see above everyone’s roof and see all the way to the mountains on a clear day!  We’re able to open our windows wide open and hear no cars at all.  We are not near our neighbors on both sides of the house.  Completely open to the wide 1 way street on one side and open to the complex driveway on the other, complete privacy.  We don’t actually feel like we’re part of this Redondo Villa HOA complex at all because we are on the very northwest end facing all single family homes.  Our address has no unit number unlike some of the other units in our complex.  Mail and packages get delivered right to our door.  For us, I’ve always thought, even within our own Redondo Villas complex, to be on Palm Lane vs near or on Aviation Blvd where it can be loud with traffic, I personally would easily pay $50k more for our home to be on this side with this super quiet street.  And to be an end-unit where our bedrooms have 0 shared walls, that’s $25k-50k more value as well.  But I know that’s just how we value these characteristics and that may not be how everyone thinks.  We also have relatively low HOA dues.  Our complex is very well maintained, has a pool/jacuzzi.  Our HOA includes earthquake insurance!  They were grandfathered into this a long time ago with their State Farm master policy.  HOA reserves are also very healthy. 

 

We’ve heard this from realtors before when we were looking to buy a home, and we agree, Redondo has a very different vibe once you go west past Rindge Lane and start getting near the beach and Manhattan/Hermosa Beach.  And our home is literally 300 feet away from Hermosa Beach border (per google maps).  I’ve also heard because of how close to Manhattan Beach High School (Mira Costa) we are, if we wanted, our kids would have been able to apply and/or attend Manhattan Beach High School instead of Redondo Beach High.  Both are great schools regardless.  We do see some of our neighbors displaying Mira Costa High School student yard signs. 

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• l  I know much of the house was upgraded prior to your purchase but did y'all do any updates/upgrades?

  • We installed engineered hardwood flooring for the entire house, downstairs and upstairs as well as stairways which includes a modern custom iron handrail. 

  • New dual pane windows for the entire house and new dual pane patio door and balcony door.

  • New heat furnace, Nest thermostat.

  • New water heater.

  • LED recessed lighting for living room/dining room, upstairs bathroom.  LED bulbs installed everywhere else in the house.

  • Had the whole house interior painted before we moved in.

  • New wifi wireless garage opener.

  • Nest doorbell

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• Do you have cameras inside and outside your home? Where are they located?

  • We have lots of nest cams throughout the house but we will be taking them when we move out.  They are in livingroom and baby room.  We also have a camera doorbell.

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• Can we get two copies of your unit keys when we are getting the bids on your house over the next weeks? Are you okay with a key safe/lockbox on your property?

  • Are we showing our home to possible bidders already?  This isn’t something we were thinking would happen before we moved out.  Our home will only get more chaotic and messy to say the least this month as we figure out the bay area move and start packing everything up.  I have no problem giving you unit keys and using a key safe/lockbox but I figured that would be for use when we are moved out already?​

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• What is Paola's number too? Would love to start a group text. 

  • 424-216-2926​

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• Confirm we are good with listing price of $985k to $995k (please advise which number) for private exclusive for now? 

  • Could you explain how Compass Private Exclusive would work for us?  It seems like people can bid on our home next week already?  It seems so quick.  And then your question above about providing keys and access to our home already…  So just wanted to clarify how it works.  My limited understanding is our home is marketed internally to Compass agents to guage what kind of interest we are getting at our “pre-list price” as I call it.  I know Compass is one of the largest and has ~5% of the market share in Los Angeles.  But we always thought when selling our home it would go through at least a week/weekend of open market/open house where people could tour our home freely when we’re all moved out and it’s been cleaned/fixed up/ etc.  Now if a offer comes in before open listing that we can’t refuse, of course we would strongly consider that.  So this Private Exclusive sounds great but just the thought of people wanting to come in and see our home already this month when we have so much to do and even trying to walk around when the hundreds of packing boxes start coming in….  So yeah, let talk about this?  Thanks.  Either $985k or 995k list price for private exclusive sounds good.  I’ll just lean into your suggestion/experience for this one as I’m not entirely sure how it all works.  Haha​

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Then some technical questions... I think I know 95% of the answers but sorry, need to confirm:

• I assume you don’t … Do you have any other obligations to any Broker? Have you listed your house prior with another agent? 

  • No obligations to any Broker.  No listing prior. No obligations to anyone else.  You are our only representative for our home.​

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• All items attached to the property are included (example: curtains, curtain rods, attached mirrors, dishwasher, stove, Ring doorbell/cameras, TV mounts, shelving...), can you confirm you are good with that?

  • l  Yes to everything.  This very likely includes a stainless steel Kitchenaid refridgerator and large frontload Samsung washer and dryer.  All were purchased after we moved in so newish.  We will be looking at rentals this coming week and a half and it’s looking very likely all the rentals we are considering already have fridge/washer/dryer included.  Also included would be the extra hardwood flooring that we planned for but never did for the kitchen/dining room.  It is still in original box sitting on bookshelves in our garage.  All of this would be as/is of course with no guarantee of continued working condition.​

 

• Are there any smart features to be included or excluded (example: Ring doorbell/cameras, Nest, security cameras, Wemo switch...) to be included or excluded from the sale? 

  • Nest doorbell included.  Nest smoke/carbon monoxide detector in living room that will remain as well.​

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• I don't think any of these are on the property but are there any leased items: propane tank, solar power system, water softener, alarm system, other?

  • No.​

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• I also don't think there are any but any leined items: heating/ventilation/air conditioning system, solar power system, window/door or other?

  • No.​

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• I assume you are okay and want us to do this but are you okay with us taking professional photos for marketing? 

  • Yes

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• Timing of presentation of offers: Are you good with us presenting offers as they come? or would you like them presented on a specific date OR a certain number of days after the property is listed? 

  • Present offers as they come.​

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• Buyers sometimes provide supplemental (aka love letters), would you like them presented or not presented? 

  • You can include them in presentation.

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• Do you have any investigation report(s) (ex: termite report, general property inspection, disclosures from when you purchased)?

  • I’ll check on this and get back with you all, I don’t think I have them.  I know our entire complex was tented for termites not too long prior to our purchase.  Prior realtor was saying we were lucky to not have to go through tenting.​

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• Are you okay ordering report(s) (ex: Prelim Title Report, Natural Hazards Disclosure (NHD) Report, HOA documents, City Required Report (9A))? If so, we will order this with the signed listing agreement. 

  • Yes​

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HOA Questions

• What is the company name and contact information?

  • ​Redondo Villas HOA run by Allstate HOA Management. The portfolio manager at Allstate for our complex is Collin Hartwell.  310-444-7444 ext 553.  fax: 310-496-3168  collin.h@hoamgmt.com
    11030 Santa Monica Blvd., #100
    Los Angeles, CA 90025
    www.hoamgmt.com

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• What is your monthly amount? 

  • $390​

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• What does it include? 

  • Water, trash, master policy insurance (includes earthquake), complex gardening, complex maintenance, pool/jacuzzi/lounge area upkeep/maintenance.  Those are the big things.

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• Are there any pet restrictions? 

  • No

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• Are there any lease restrictions? 

• No

 

• Are there any pending assessments? 

  • No

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• Are there any litigations against the HOA? 

  • No

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• Can you install an electric car charger in the garage? 

  • I strongly believe so.  There are many Tesla’s and electric vehicles in our complex and I see them being charged in there garage. 

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• How many units are in the complex? 

  • 38.

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• For the bedrooms, can the carpet be replaced with wood flooring? 

  • Our entire house is wood flooring already, including the bedrooms.  No carpet anywhere.

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​Any chance you know the locations of these shut offs:

• Electricity (main and sub-panels)  We are 4 units attached together.  I believe the electric panel is in on the side of the other end unit townhome.

• Gas shut off.  It is either on the side of our house (we are an end unit) or the side of the other end unit of our 4 townhomes attached together.

• Water shut off.  This is on the side of our house.  It shuts water off to all 4 units. 

• Water heater.  In our laundry room.  Shut off lever is right above it.