Lot rent and what it covers

Today's rent is the least useful number available. What matters is the trend, what it includes, and what happens when the home changes hands.

• What is the current monthly lot rent for this lot?ImportantAnswer for: What is the current monthly lot rent for this lot?
• What has lot rent been in each of the last five years?Important

  A single number tells you nothing about the trajectory. Ask for the actual figures, year by year.

  Answer for: What has lot rent been in each of the last five years?
• Exactly what does lot rent include, water, sewer, trash, lawn care, anything else?Important

  Two communities with identical rent can have very different true costs.

  Answer for: Exactly what does lot rent include, water, sewer, trash, lawn care, anything else?
• What governs increases, how much notice, is there any cap, and who decides?Answer for: What governs increases, how much notice, is there any cap, and who decides?
• Does lot rent change when a home is sold to a new owner? To what?Important

  If your buyer will pay more than you do, that reduces what they can pay for your home.

  Answer for: Does lot rent change when a home is sold to a new owner? To what?
• Are there any other recurring fees beyond lot rent?Answer for: Are there any other recurring fees beyond lot rent?
• Is a deposit required, how much, and under what conditions is it returned?Answer for: Is a deposit required, how much, and under what conditions is it returned?

Utilities and infrastructure

The boundary between the community's responsibility and yours is where disputes happen. Establish it precisely, in writing.

• Where does the community's utility responsibility end and mine begin?Important

  Often at the pad, which makes the connection from stub to home, and any leak in it, yours.

  Answer for: Where does the community's utility responsibility end and mine begin?
• Is water from a municipal supply or a community well?Answer for: Is water from a municipal supply or a community well?
• Is waste on municipal sewer or a community septic system?Answer for: Is waste on municipal sewer or a community septic system?
• Are utilities billed individually, sub-metered, or included in rent?Answer for: Are utilities billed individually, sub-metered, or included in rent?
• Who pays if the water line between the stub and my home fails?ImportantAnswer for: Who pays if the water line between the stub and my home fails?
• When were the water lines, sewer lines, and roads last replaced or resurfaced?

  Deferred capital work eventually arrives as a rent increase or a special assessment.

  Answer for: When were the water lines, sewer lines, and roads last replaced or resurfaced?
• How does this lot drain after heavy rain? Has it ever flooded?Answer for: How does this lot drain after heavy rain? Has it ever flooded?
• What is the electrical service size at this lot?Answer for: What is the electrical service size at this lot?

Rules and restrictions

Ask for the full written rules and read them before making an offer. They are binding and not negotiable.

• May I have a copy of the complete community rules today?ImportantAnswer for: May I have a copy of the complete community rules today?
• Is this community age-restricted? If so, what are the exact requirements?Answer for: Is this community age-restricted? If so, what are the exact requirements?
• What is the pet policy, number, size, breed, and where they may be walked?Answer for: What is the pet policy, number, size, breed, and where they may be walked?
• How many vehicles per home, where do guests park, and are trailers or boats allowed?Answer for: How many vehicles per home, where do guests park, and are trailers or boats allowed?
• Are there limits on how long guests may stay?Answer for: Are there limits on how long guests may stay?
• Is there a limit on how many people may live in the home?Answer for: Is there a limit on how many people may live in the home?
• May I rent the home out, or let a family member live in it?Answer for: May I rent the home out, or let a family member live in it?
• What are the quiet hours, and how are they enforced?Answer for: What are the quiet hours, and how are they enforced?
• How are rules changed, and do residents get a say?Answer for: How are rules changed, and do residents get a say?

Improvements and maintenance

• What changes need approval, decks, sheds, carports, fences, exterior colour?Answer for: What changes need approval, decks, sheds, carports, fences, exterior colour?
• Who approves them, how long does it take, and is there a fee?Answer for: Who approves them, how long does it take, and is there a fee?
• If I add a deck or shed, does it stay with the home when I sell or become the community's?ImportantAnswer for: If I add a deck or shed, does it stay with the home when I sell or become the community's?
• Who maintains the lot, lawn, trees, shrubs?Answer for: Who maintains the lot, lawn, trees, shrubs?
• If a community tree damages my home, who is responsible?

  Answers vary, and the sums involved can be large.

  Answer for: If a community tree damages my home, who is responsible?
• How do I report a problem, and what is the typical response time?Answer for: How do I report a problem, and what is the typical response time?
• Are there requirements for skirting, steps, or landings?Answer for: Are there requirements for skirting, steps, or landings?

Selling later

How easily you can leave is decided by the community's rules, not by the market. This is the section buyers most often skip.

• Do you approve buyers when a home is resold? Against what criteria?Important

  Buyer approval narrows your eventual buyer pool, sometimes considerably.

  Answer for: Do you approve buyers when a home is resold? Against what criteria?
• Is there a transfer or resale fee, and who pays it?Answer for: Is there a transfer or resale fee, and who pays it?
• Does the community have a right of first refusal, or buy homes directly?ImportantAnswer for: Does the community have a right of first refusal, or buy homes directly?
• May I put a for-sale sign on the lot? Any restrictions?Answer for: May I put a for-sale sign on the lot? Any restrictions?
• Is there an age limit for homes remaining on a lot, or for incoming homes?Important

  An age cap on incoming homes is a hard deadline on your buyer pool.

  Answer for: Is there an age limit for homes remaining on a lot, or for incoming homes?
• What condition must the home be in before a sale is approved?Answer for: What condition must the home be in before a sale is approved?

Ownership and governance

• Who owns this community?Answer for: Who owns this community?
• Has ownership changed in the last five years? What happened to rent and services afterwards?ImportantAnswer for: Has ownership changed in the last five years? What happened to rent and services afterwards?
• Is this a resident-owned or cooperative community? If so, what does buying in involve?Answer for: Is this a resident-owned or cooperative community? If so, what does buying in involve?
• Is management on site, and what hours?Answer for: Is management on site, and what hours?
• How many lots are occupied, and how many are vacant?Answer for: How many lots are occupied, and how many are vacant?
• Are there any planned changes to the community, redevelopment, expansion, sale?Answer for: Are there any planned changes to the community, redevelopment, expansion, sale?

Amenities and access

• What amenities are there, and are any extra to lot rent?Answer for: What amenities are there, and are any extra to lot rent?
• What are the hours, and are guests allowed to use them?Answer for: What are the hours, and are guests allowed to use them?
• When were the pool, clubhouse, and laundry last refurbished?Answer for: When were the pool, clubhouse, and laundry last refurbished?
• Where is mail delivered, and is there parcel handling?Answer for: Where is mail delivered, and is there parcel handling?
• Are the roads, paths, and common buildings step-free?Answer for: Are the roads, paths, and common buildings step-free?
• Is there a severe-weather plan or a designated shelter?Answer for: Is there a severe-weather plan or a designated shelter?

Look at these yourself

Things you can assess without asking anyone. Visit more than once, at different times of day.

• What condition are the roads and kerbs in?Answer for: What condition are the roads and kerbs in?
• Are common areas actually maintained, or just present?Answer for: Are common areas actually maintained, or just present?
• Is there working street lighting on the route to this lot?Answer for: Is there working street lighting on the route to this lot?
• Any standing water, or evidence of past flooding?Answer for: Any standing water, or evidence of past flooding?
• What condition is the pad, skirting, and anchoring on this lot?Answer for: What condition is the pad, skirting, and anchoring on this lot?
• What is the noise like, road, rail, flight paths, industry?Answer for: What is the noise like, road, rail, flight paths, industry?
• Have I visited at a different time of day and day of week?Answer for: Have I visited at a different time of day and day of week?