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        <title>Newport RI Real Estate Blog</title>
        <link>https://www.hoganassociatesre.com/blog/2015-11/</link>
        <description>Read Hogan Associate's take on real estate trends and life in Newport, RI.</description>
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    <guid>https://www.hoganassociatesre.com/blog/newport-ri-area-thanksgiving-service-opportunities.html</guid>
    <link>https://www.hoganassociatesre.com/blog/newport-ri-area-thanksgiving-service-opportunities.html</link>
        <author>leslie@hoganri.com (Leslie Hogan)</author>
        <title>Newport RI Area Thanksgiving Service Opportunities</title>
    <description> <![CDATA[ 
It's been a banner year...


...at our real estate office. So many good things have happened for us and Thanksgiving is a time not just to reflect on those blessings, but to find ways to give back to those who may not have had such a wonderful year.




 


There are many non profit organizations in need of help this time of year, but we thought that it would be good just to list a few in case you have a few extra hours to serve or maybe a few extra bucks to give.


The Martin Luther King Community Center has a number of needs for volunteers to help with Thanksgiving meal baskets for 255 families (up from 220 families in 2014). Did you know that 1 in 5 Rhode Islanders is food insecure? That's 1 in 5 of the kids in your classroom, 1 in 5 of the health aids who care for your aging parents, 1 in 5 of the hotel workers who serve you. The MLK center serves 180,000 meals a year through their Feed a Friend and pantry operations and the need is greater than ever.


Donations are down at Lucy's Hearth, and 45 current and former residents REALLY need your help. Gift cards for turkeys, potatoes, stuffing, canned veggies, gravy, pie filling, crust, tools and cranberry sauce would help so much, and you can drop off this week and next - read more here. Lucy's Hearth serves homeless mothers and kids with emergency shelter, transitional apartments, a permanent apartment program and aftercare outreach.


The Rhode Island Community Food Bank  has a steady supply of long term volunteers this time of year, but can ALWAYS use the help of someone organizing a food drive with their group or civic organization. They partner with a large number of groups already to care for the hungry, but the need is great.


Child and Family Services in Middletown is looking for helpful people to provide Thanksgiving baskets (multiple baskets if you are able). For details please contact them at 401 848-4150.


The Seamen’s Church Institute will be serving their annual Thanksgiving Day dinner from 12:00 - 2:00.  They do so many great things to serve our waterfront workers including fishermen, lobstermen and dock workers who often face hardship during the winter.  Give them a shout and see if you can lend a hand


Again, thanks to all of our clients, friends and local small businesses in making this a terrific year for us. We are so fortunate to live and work in Rhode Island and we wish you the happiest of Thanksgivings.
 ]]> </description>
    <pubDate>Thu, 19 Nov 2015 15:25:00 -0500</pubDate>
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    <guid>https://www.hoganassociatesre.com/blog/the-ri-cesspool-act-is-coming-what-buyers-sellers-need-to-know.html</guid>
    <link>https://www.hoganassociatesre.com/blog/the-ri-cesspool-act-is-coming-what-buyers-sellers-need-to-know.html</link>
        <author>jeff@hoganri.com (Jeff Brooks)</author>
        <title>The RI Cesspool Act goes into effect 1/1/16.</title>
    <description> <![CDATA[ 
 What Buyers &amp; Sellers need to know.


Earlier this year Rhode Island's Congress amended the Rhode Island Cesspool Act of 2007 to help clean up Narragansett Bay and protect our drinking water. The new changes go into effect January 1st 2016.


Amended? What was the Cesspool Act originally?


For the past few years only homes within 200 feet of the water or watershed areas were required to meet Phase Out inspection criteria including acceptable water flow and a passing grade on mandatory annual inspections.  If a property was sold in these areas, the new buyer was given a timeline to replace the system.


The original act was intended to make the process and expense more manageable for homeowners, while improving Rhode Island's water quality.


So what changed?


Starting January 1st 2016, ALL buyers of RI property with cesspools must replace the cesspool with a septic system within 1 year of the sale date. The same obligation applies to property owners with compromised cesspools - those that fail an inspection.  What makes this such a major change, is the requirement that ALL cesspools - not just the faulty ones - be replaced when a property sells. Up until this point, functioning cesspools in areas more than 200 feet from the water could stay. This is a big deal for many property owners across RI, especially in more rural towns that don’t have access to sewer systems. 


If the system has to be replaced, what kind of costs should I expect?


The cost of replacement varies and depends on the size of the system, the soil, the water table and proximity to bodies of water. Conventional systems will typically cost less than $20,000, but if an Advantec or other specially designed system is needed costs can reach or exceed $30,000.  


Will I have to change my existing cesspool no matter what?


Unless you’re selling your real estate in an arm’s length transaction, you don’t have to change your functioning system right away. If it fails an inspection, or needs to be pumped more than 2 times a year, the DEM will ask you to replace your system and give you a year to do it. Quitclaiming to a family member, or putting the home in a trust or being foreclosed on will not subject the property to the requirements of this Act.


I’m closing in 2015, will I have to meet these guidelines?


No, as long as the closing takes place on or before December 31st 2015.  The amended Act takes effect on January 1st 2016.


I'm selling, so do I have to pay for it?


That’s up to negotiations between the Buyer and Seller. Once the transfer of the deed takes place, the responsibility rests with the new owner.


Do I have to cover the whole cost? What if I can’t afford it?


Financial assistance programs with low interest rates are available in many towns to help homeowners pay for the work. Contact your town hall to see what they offer.  If your family income falls within certain guidelines, you may be able to file for hardship with the DEM and/or ask for an extension.


These new changes will effect a lot of people and complicate many future transactions, but this amendment will keep our state, our people and our wildlife healthy.  Being prepared and working with a Realtor who knows the law is the best way to manage this transition.
 ]]> </description>
    <pubDate>Fri, 06 Nov 2015 16:24:00 -0500</pubDate>
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