City of Sunnyvale proposes mandate to require homeowners perform and disclose energy and water audits at time of sale

The City of Sunnyvale has proposed a mandate that would require homeowners to perform and disclose energy and water audits at time of sale.

The City of Sunnyvale is accepting public comments on its draft "Climate Action Plan". Page 65 of the 222-page plan to reduce greenhouse gas emissions proposes three mandates that would affect real estate transactions in Sunnyvale:

•EC-3.1, Establish a residential energy conservation ordinance that requires homeowners to perform and disclose energy and water audits at time of sale.
•EC-4.1, …require all nonresidential building owners to disclose building energy consumption and
building energy ratings upon sale or lease of the building.
•EC-4.3, Create an ordinance to facilitate energy efficiency improvements in nonresidential buildings through incentives and regulations that may include energy performance reports, time of sale upgrades…

Santa Clara County Utility Directory - Who to call based on which city

Santa Clara County Utility Directory

Below is a list that tells you who to call based on which city your property is in:

Campbell
Electricity/Gas PG & E 800-PGE-5000 111 Almaden Blvd. San Jose, CA 95113
Water San Jose Water Co. 408-279-7900 374 Santa Clara St. San Jose CA
Garbage Green Valley Disposal 408-354-2100 573 University Ave. Los Gatos, CA 95030
TV Cable COMCAST 800-945-2288 1900 S 10th St, San Jose, CA 95112
Phone Local Pacific Bell 800-310-2355 SBC Payment Center Sacramento, CA 95887
Phone Local AT & T 800-222-0299 PO Box 8212 Aurora, IL 60572
Long Distance AT & T 800-222-0300 PO Box 8212 Aurora, IL 60572
Long Distance Sprint 800-877-4646 *Available on Statement
Fire SCC Fire Department 408-378-4010 123 Union Ave. Campbell, CA 95008
Police City of Campbell 408-866-2121 70 N. First St. Campbell, Ca 95008

Cupertino
Electricity/Gas PG & E 800-PGE-5000 111 Almaden Blvd. San Jose, CA 95113
Water San Jose Water Co. 408-279-7900 374 Santa Clara St. San Jose CA
Garbage City of Cupertino 408-777-3354 10300 Torre Ave. Cupertino, CA 95014
TV Cable COMCAST 800-945-2288 10040 Imperial Ave. Cupertino, CA 95014
Phone Local Pacific Bell 800-310-2355 SBC Payment Center Sacramento, CA 95887
Phone Local AT & T 800-222-0299 PO Box 8212 Aurora, IL 60572
Long Distance AT & T 800-222-0300 PO Box 8212 Aurora, IL 60572
Long Distance Sprint 800-877-4646 *Available on Statement
Fire/Medical SCC Fire Department 408-299-3144 20215 Stevens Creek Blvd. Cupertino, CA 95014
Police Sheriff's Department 408-777-3177 10300 Torre Ave. Cupertino, CA 95014

Gilroy
Electricity/Gas PG & E 800-PGE-5000 111 Almaden Blvd. San Jose, CA 95113
Water City of Gilroy 408-846-0444 7531 Rosanna Street Gilroy, CA 95020
Garbage South Valley Disposal 408-842-3358 14070 Llagas Ave. San Martin, CA 95046
TV Cable Charter Communication 866-731-5420 7640 Eigleberry St. Gilroy, CA 95020
Phone Local Pacific Bell 800-310-2355 SBC Payment Center Sacramento, CA 95887
Phone Local Verizon 800-483-4000 PO Box 30001 Inglewood, CA 90313
Long Distance AT & T 800-222-0300 PO Box 8212 Aurora, IL 60572
Long Distance Sprint 800-877-4646 *Available on Statement
Fire Non emergency 408-846-0370 7370 Rosanna St. Gilroy, CA 95020
Police Non emergency 408-846-0350 7070 Chestnut st. Gilroy, CA 95020

Los Altos
Electricity/Gas PG & E 800-PGE-5000 111 Almaden Blvd. San Jose, CA 95113
Water California Water Service 650-917-0152 949 B St. Los Altos, CA 94024
Garbage Los Altos Garbage Company 650-961-8040 650 Martin Ave Santa Clara, CA 95050
TV Cable COMCAST 800-945-2288 3450 Garrett dr. Santa Clara, CA 95054
Phone Local Pacific Bell 800-310-2355 SBC Payment Center Sacramento, CA 95887
Phone Local AT & T 800-222-0299 PO Box 8212 Aurora, IL 60572
Long Distance AT & T 800-222-0300 PO Box 8212 Aurora, IL 60572
Long Distance Sprint 800-877-4646 *Available on Statement
Fire Non Emergency 408-378-4010 14700 Winchester Blvd. Los Gatos, CA 95030
Police Non Emergency 650-947-2772 One North San Antonio Rd. Los Altos, CA 94022

Los Gatos
Electricity/Gas PG & E 1-800-PGE-5000 111 Almaden Blvd. San Jose, CA 95113
Water San Jose Water Co. 408-279-7900 374 Santa Clara St. San Jose CA
Garbage Green Valley Disposal 408-354-2100 573 University Ave. Los Gatos, CA 95030
TV Cable COMCAST 800-945-2288 3450 Garrett Dr. Santa Clara, CA 95054
Phone Local Verizon 800-483-4000 PO Box 30001 Inglewood, CA 90313
Long Distance AT & T 800-222-0300 PO Box 8212 Aurora, IL 60572-8212
Long Distance Sprint 800-877-4646 *Available on Statement
Fire Non Emergency 408-378-4010 306 University Ave. Los Gatos, CA 95030
Police Non Emergency 408-354-8600 110 East Main St. Los Gatos, Ca 95032

Milpitas
Service Company Phone Address
Electricity/Gas PG & E 800-PGE-5000 111 Almaden Blvd. San Jose, CA 95113
Water City Of Milpitas 408-586-3100 455 East Calaveras Blvd. Milpitas, CA 95035
Garbage BFI Garbage Collection 408-432-0044 1680 Edgeworth Ave. Daly City, CA 94015
TV Cable COMCAST 800-945-2288 1900 South 10th St. San Jose, CA 95112
Phone Local Pacific Bell 800-310-2355 SBC Payment Center Sacramento, CA 95887
Phone Local AT & T 1-800-222-0299 PO Box 8212 Aurora, IL 60572
Long Distance AT & T 1-800-222-0300 PO Box 8212 Aurora, IL 60572
Long Distance Sprint 1-800-877-4646 *Available on Statement
Fire Non Emergency 408-586-2800 777 So. Main St. Milpitas, CA 95035
Police Non Emergency 408-586-2400 1275 N. Milpitas Blvd. Milpitas, CA 95035

Morgan Hill
Electricity/Gas PG & E 800-PGE-5000 111 Almaden Blvd. San Jose, CA 95113
Water City of Morgan Hill 408-779-7221 17555 Peak Ave. Morgan Hill, CA 95037
Garbage South Valley Disposal 408-842-3358 14070 Llagas Ave. San Martin, CA 95046
TV Cable Charter Communication 408-842-5653 7640 Eigleberry St. Gilroy, CA 95020
TV Cable COMCAST 800-945-2288 1900 South 10th St. San Jose, CA 95112
Phone Local Pacific Bell 800-310-2355 SBC Payment Center Sacramento, CA 95887
Phone Local Verizon 800-483-4000 PO Box 30001 Inglewood, CA 90313
Long Distance AT & T 800-222-0300 PO Box 8212 Aurora, IL 60572
Long Distance Sprint 800-877-4646 *Available on Statement
Fire Non emergency 408-378-4010 18300 Old Monterey Rd. Morgan Hill, CA 95037
Police Non emergency 408-779-2101 17605 Monterey Rd. Morgan Hill, CA 95037

Mountain View
Electricity/Gas PG & E 1-800-PGE-5000 111 Almaden Blvd. San Jose, CA 95113
Water City of Mountain View 650-903-6317 500 Castro St. PO Box 7540 Mountain View, CA 94039
Garbage City of Mountain View 650-903-6317 500 Castro St. PO Box 7540 Mountain View, CA 94039
TV Cable COMCAST 800-945-2288 1900 South 10th St. San Jose, CA 95112
Phone Local Pacific Bell 800-310-2355 SBC Payment Center Sacramento, CA 95887
Phone Local AT & T 800-222-0299 PO Box 8212 Aurora, IL 60572
Long Distance AT & T 800-222-0300 PO Box 8212 Aurora, IL 60572
Long Distance Sprint 800-877-4646 *Available on Statement
Fire Non Emergency 650-903-6395 1000 Villa St. Mountain View, CA 94041
Police Non Emergency 650-903-6395 1000 Villa St. Mountain View, CA 94041

Palo Alto
Electricity/Gas Palo Alto Utilities 650-329-2161 111 Almaden Blvd. San Jose, CA 95113Water Palo Alto Utilities 650-329-2161 250 Hamilton Ave. Palo Alto, CA 94301
Garbage Palo Alto Utilities 650-329-2161 250 Hamilton Ave. Palo Alto, CA 94301
TV Cable COMCAST 800-945-2288 1900 South 10th St. San Jose, CA 95112
Phone Local Pac Bell 800-310-2355 SBC Payment Center Sacramento, CA 95887
Phone Local AT&T 800-222-0299 PO Box 8212 Aurora, IL 60572
Long Distance AT&T 800-222-0300 PO Box 8212 Aurora, IL 60572
Long Distance Sprint 800-877-4646 *Available on Statement
Fire Non Emergency 650-329-2184 250 Hamilton Ave. Palo Alto, CA 94301
Police Non Emergency 650-329-2406 275 Forest Ave. Palo Alto, CA 94301

San Jose
Electricity/Gas PG&E 800-PGE-5000 111 Almaden Blvd. San Jose, CA 95113
Water SJ Water Co. (Most of San Jose) 408-279-7900 374 W. Santa Clara St. San Jose, CA 95196
Water SJ Municipal (Evergreen Area) 408-277-4036 3025 Tuers Rd. San Jose, CA 95121
Water Great Oaks Water (S. Blossom Valley) 408-227-9540 15 Great Oaks Blvd., Suite 100, San Jose, CA 95119
Garbage City of San Jose 408-277-2700 777 N 1st. STE 150 San Jose Ca 95112
TV Cable COMCAST 800-945-2288 1900 South 10th St. San Jose, CA 95112
Phone Local Pacific Bell 800-310-2355 SBC Payment Center Sacramento, CA 95887
Phone Local AT & T 800-222-0299 PO Box 8212 Aurora, IL 60572
Long Distance AT & T 800-222-0300 PO Box 8212 Aurora, IL 60572
Long Distance Sprint 800-877-4646 *Available on Statement
Fire Non Emergency 408-277-4444 4 North 2nd St., Suite 100, San Jose, CA 95113
Police Non Emergency 408-277-8900
201 West Mission St. San Jose, CA 95110

Santa Clara
Electricity/Gas PG & E 800-PGE-5000 111 Almaden Blvd. San Jose, CA 95113
Water City of Santa Clara 408-615-2000 1500 Warburton Ave. Santa Clara, CA 95050
Garbage Mission Trail Garbage Coll. 408-727-5365 1500 Warburton Ave. Santa Clara, CA 95050
TV Cable COMCAST 800-945-2288 1900 South 10th St. San Jose, CA 95112
Phone Local Pacific Bell 1-800-310-2355 SBC Payment Center Sacramento, CA 95887
Phone Local AT & T 1-800-222-0299 PO Box 8212 Aurora, IL 60572
Long Distance AT & T 1-800-222-0300 PO Box 8212 Aurora, IL 60572
Fire Non Emergency 408-615-4900 777 Benton St. Santa Clara, CA 95050
Police Non Emergency 408-615-5580 601 El Camino Real, Santa Clara, CA 95050

Saratoga
Electricity/Gas PG & E 800-743-5000 111 Almaden Blvd. San Jose, CA 95113
Water San Jose Water Co. 408-279-7900 374 W. Santa Clara St. San Jose, CA 95196
Garbage Green Valley Disposal 408-354-2100 573 University Ave. Los Gatos, CA 95030
TV Cable COMCAST 800-945-2288 1900 South 10th St. San Jose, CA 95112
Phone Local Pacific Bell 800-310-2355 SBC Payment Center Sacramento, CA 95887
Phone Local AT & T 800-222-0299 PO Box 8212 Aurora, IL 60572
Long Distance AT & T 800-222-0300 PO Box 8212 Aurora, IL 60572
Long Distance Sprint 800-877-4646 *Available on Statement
Fire Non Emergency 408-867-9001 14380 Saratoga Ave. Saratoga, CA 95070
Sheriff Non Emergency 408-867-9715 14374 Saratoga Ave. Saratoga, CA 95070

Sunnyvale
Electricity/Gas PG & E 800-PGE-5000 111 Almaden Blvd. San Jose, CA 95113
Water City of Sunnyvale Utility Div 408-730-7400 650 W. Olive Sunnyvale, CA 94086
Garbage City of Sunnyvale Utility Div 408-730-7400 650 W. Olive Sunnyvale, CA 94086
TV Cable COMCAST 800-945-2288 1900 South 10th St. San Jose, CA 95112
Phone Local Pac Bell 800-310-2355 SBC Payment Center Sacramento, CA 95887
Phone Local AT&T 800-222-0299 PO Box 8212 Aurora, IL 60572
Long Distance AT&T 800-222-0300 PO Box 8212 Aurora, IL 60572
Long Distance Sprint 800-877-4646 *Available on Statement
Fire Non Emergency 408-730-7100 700 All America Way Sunnyvale, CA 94088
Police Non Emergency 408-730-7100 700 All America Way Sunnyvale, CA 94088

New California Real Estate Laws Coming 2012: Water-Converving, Mining, No Fee Bundling for HOA Disclosures

Three New California Real Estate Laws Coming in 2012 are:
1. Senate Bill 837: Sellers Disclose Water-Conserving Plumbing Fixtures
2. Senate Bill 110: NHD Companies Disclose Mining Operations
3. Assembly Bill 771: No Fee Bundling for HOA Disclosures

In more detail:
1. Senate Bill 837: Sellers Disclose Water-Conserving Plumbing Fixtures
Effective January 1, 2012, the Transfer Disclosure Statement (TDS) will include a check-box in Section A for the seller to disclose whether the property has water-conserving plumbing fixtures (e.g. low-flow toilets, shower heads, and faucets under section 1101.3 of the California Civil Code.

2. Senate Bill 110: NHD Companies Disclose Mining Operations
Starting January 1, 2012, any natural hazard disclosure (NHD) must disclose whether the property is located within one mile of a mining operation, according to the map coordinate data from the Office of Mine Reclamation.

3. Assembly Bill 771: No Fee Bundling for HOA Disclosures
The HOA cannot bundle the fee for providing required HOA disclosures with any other fees, fines, or assessments. This law will prevent an HOA's third-party document preparation company from bundling together both mandatory and non-mandatory HOA documents and charging a higher fee for providing ALL the documents.

Also, the HOA is prohibited from charging any additional fees for electronic delivery. These must be available to a requesting party if the HOA maintains the documents electronically.

Additionally, at buyer's request, the HOA must provide 12 months of approved minutes of the association board of directors meeting.

Delivery of the required HOA documents must be accompanied by a cover sheet itemizing the documents.

Fremont condo complex has issue of low water pressure. Very little money to fix it.

Fremont condo complex has issue of low water pressure. Very little money to fix it.

Posted Under: Home Buying in Fremont, Remodel & Renovate in Fremont, In My Neighborhood in Fremont | May 3, 2011 4:07 PM | 71 views | No comments
Fremont condo complex has issue of low water pressure. Very little money to fix it.

Fixing all the units will take more than a year. The complex has only enough money budgeted to fix approximately 10 units at a time. Which units they do next depends on how bad they leak and how bad the water pressure is. You can say "Come look at my unit. My water pressure is the worst in this complex." However, you still aren't guaranteed to get your unit fixed next. The property manager does not have a set schedule to fix all the units. As they have enough funds, they are going throughout the complex and repiping batches of 10 or so units. Without the budget to correct the galvanized steel piping, repiping all the units could take years. The low water pressure will be an ongoing problem. To come up with the funds in one shot, the HOA could charge each unit a special assessment. However, they do not want to charge a SPECIAL assessment because many owners already have enough trouble paying the REGULAR assessment as it is.

Getting a loan on property that had additions or conversion without permit

Nowadays, will lenders lend on a property whose garage has been converted to living space without permits? It depends on several factors:
1. What type of room was the garage converted to? To a bedroom, kitchen, or just a bonus room?
2. Did the previous owners ADD any new electrical or water supply to the garage? Or are the only utilities to the garage still just the pre-existing washer/dryer hookups that existed in the garage before the conversion?
It is possible to do a loan with a converted garage if the garage was converted to something simple, such as a Family room.

If the converted garage had electrical or water added, then getting a loan gets more difficult. For example, if the owner decided to put a kitchen in the garage, or perhaps a bathroom without permits, the property then becomes non-compliant and getting insurance becomes a problem and getting a loan on the property becomes VERY difficult.

If, for example, the seller built another restroom without permits in the backyard, the restroom built in the backyard will require permits. For the most part, lenders will NOT lend on this property unless it does have permits because of the outside bathroom.

One possible way to get a loan in this difficult case would be to look at who is the existing lender on the property. IF that lender lent on the property previously and it didn't have permits there MAY be a possibility of them re-lending on the structure. IF however, the owner added all these things AFTER the loan was closed, you're going to have a problem.

Guidelines have tightened up A LOT in today's lending market, mainly because of all of the foreclosures and short sales. Previously, IF the appraiser looked at a garage conversion and did NOT give ANY square footage toward living area, many lenders would not be too concerned since that area was NOT counted in the over all square footage and the value of the property was treated as if NO conversion took place.
The real problem comes into play when owners start adding kitchens and bathrooms without permits. This is because of potential fire hazards. A single family residence is supposed to have 1 kitchen and the bathroom count is per the original specs of the floor plan of that unit which is recorded with the building department. If the owner changes any of the original structure without permits it becomes harder to get insurance and loans....ESPECIALLY in today's market.

My lender contacts have closed quite a few loans WITH garage conversions BUT they were closed off rooms with NO additional bathrooms OR kitchens. In several cases the original garage door was still intact, just sheet rocked. This type of conversion is easy enough to convert BACK to the original garage because the structure itself was NOT tampered with.