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Ask The Expert

Taking Advantage of the New Tax Break for Property Owners – Plan Now

December 5, 2019 by Lisa Finks Leave a Comment

Reprinted from the Wall Street Journal

Taking Advantage of the New Tax Break for Property Owners – Plan Now

Landlords, want to claim a recently added 20% tax break for 2019? You might need to send out 1099 forms early next week and more.

ILLUSTRATION: KIERSTEN ESSENPREIS

By Laura Saunders

Rental real estate is renowned for its many tax breaks, and the 2017 tax overhaul added a new one. Landlords who want to claim it for 2019 should be planning now, because they may need to send 1099 forms early next year.

The benefit is the so-called 199A deduction of 20%. It applies to business income—including rental income—earned by many sole proprietorships, limited-liability companies, partnerships and S corporations. These entities pass through profits and losses directly to their owners’ individual tax returns, instead of paying tax at the corporate level.

Lots of Americans hold rental real estate in these types of firms. For 2017, about 20 million filers reported $344 billion in rental income on Schedule E of their individual returns, according to Internal Revenue Service data cited by the National Apartment Association, an industry group.

Both taxpayers and advisers are confused about the new provision. Tony Nitti, a certified public accountant with RubinBrown in Denver, says that five days before the Oct. 15 tax-filing deadline, when preparers are often frantic, more than 200 people signed up for his seminar on the 199A deduction.

“Nearly two years after the law passed, people are still asking the most basic questions—like who gets it,” he says.

The confusion is understandable. The 199A provision has added new layers of complexity to laws already chock-full of them.

Still, landlords should check out the new provision. Smaller landlords often have income below the threshold where some curbs on the tax break begin, which is taxable income below $160,725 for single filers and $321,400 for married couples filing jointly in 2019. Landlords earning more could also benefit because of last-minute tweaks to the law in 2017, says Mr. Nitti.

Property owners who want to claim the 199A deduction for this year should pay attention now because key filing deadlines arrive early in 2020. Many tax preparers gave clients a pass on these deadlines on 2018 returns because the IRS hadn’t issued final guidance.

“Now we know the rules, and the longer they are on the books, the less leeway tax preparers have,” says Jeffrey Porter, a CPA in Huntington, W.Va.

Here are issues for landlords to consider regarding the new deduction.

Profit or loss? The 199A deduction doesn’t apply if rental owners have net losses from properties. Rental losses aren’t always bad: Some buildings that are appreciating have paper losses because of deductions for depreciation, interest, and other costs.

If there are losses, the owner might benefit instead by qualifying as a “real estate professional,” because those who do can deduct their losses against other income such as wages or capital gains. But the requirements are demanding, such as spending more than 750 hours and half of one’s working time on the real-estate business. Many would-be professionals fail the test.

Tax specialists say that with current low interest rates and longer depreciable lives, more rentals are showing profits.

“Trade or business”? To get the 199A deduction, the taxpayer’s rental income must be from a “trade or business” as determined by tax law.

This is a sticky issue, and 80 years of case law hasn’t resolved when rental real estate falls into this category, says James Hamill, a CPA with Reynolds Hix & Co. in Albuquerque, N.M. The firm has scores of clients who own rental real estate.

Confusing things further, the IRS released “safe harbor” guidance in late September detailing when the agency will automatically accept that rental real estate is a trade or business. But its hurdles are high.

“It’s essentially impossible for a landlord who owns a single property or two to qualify as a trade or business under the IRS’s safe harbor,” says Mr. Hamill.

Both Mr. Hamill and Mr. Nitti think case law provides ample justification for many rental owners, even small ones, to be in a trade or business outside the IRS’s safe harbor, even if they are employees of another business.

1099 forms. These forms are a key requirement for rental owners claiming the 199A deduction. The owner must issue them to providers of most services who charge $600 or more that aren’t corporations and they must also send a copy to the IRS.

For example, 1099 forms are typically due if a plumber does separate jobs on your rental property adding up to $750 in a year.

Landlords who want a 199A deduction for 2019 must send 1099s by Jan. 31, 2020. The penalty for not filing begins at $50 for each form not sent by that date and rises steeply. For forms not sent by Aug. 1, the penalty is $270 each.

Record-keeping. Landlords are sometimes casual about record-keeping. Owners who want a 199A deduction need to keep careful records and not commingle funds, specialists say. For landlords using the trade or business safe harbor, record-keeping requirements are stringent.

Personal use. Owners with substantial personal use of a property can’t take the 199A deduction for it, so it’s not available on the beach or lake home you sometimes rent out. Other tax rules apply to mixed-use vacation homes.

For these properties, don’t forget one of the best tax freebies: People who rent their home for 14 or fewer days a year get to pocket the income from it tax-free.

Filed Under: Ask The Expert, Real Estate Tips

How Can I Entertain When I Don’t Have Enough Time? Ask the Expert: Nancy Brussat, Convito Cafe & Market

October 2, 2016 by Lisa Finks Leave a Comment

ASK THE EXPERT:  Nancy Brussat, Convito Cafe & Market

A guide to a quick and easy gathering, especially in the holiday season

Nancy Brussat

By Nancy Brussat

Convito Café & Market

Founder/Partner

 

Welcoming friends and family into my home is one of my favorite holiday activities.  It is such a festive time of the year.  But it is also a busy time of the year for everyone.  So I have figured out how to entertain simply.  Whether you have decorated a lot or very little, candlelight goes a long way in setting a festive mood.  Rather than a full bar, just offer wine and beer.  And with food, lately I have embraced an antipasti theme.  That only requires arranging some salami, prosciutto and cheeses on a platter accompanied by bowls of your favorite marinated vegetables or spreads – like olives, peppers and artichokes and tapenade.  And that is really simple – just opening a few jars.   Include some crackers and breadsticks and voila!  You have the ingredients for a perfect holiday gathering – big or small.   This can be a large platter,  or small. People can even make their own sandwiches on the bread with salami or prosciutto with a little tapenade and brie, and voila!  Your guests can either snack or fill-up!

Antipasto jars

IDEAS for YOUR LIST TO BUY/GATHER

  • Candles
  • Cutting boards, platters, bowls (arranged as photographed)
  • Red Wine : Like an every day Sangiovese (Banfi col di Sasso) or Montepulciano (La Masciarelli) from Italy
  • White Wine: New Zealand Saugvignon Blanc (Root 1 Organic) or Frascati (Fontada Candida)
  • Beer (maybe a lager like Moretti and an IPA like Revolution Anti Hero to please both palates)
  • Sliced salami (you can buy it in a pack already sliced, or have the deli slice it fresh)
  • Prosciutto (ditto)
  • Fontinella cheese in cubes
  • A wedge of Brie (just put out with a knife)
  • Jar of chutney (like Old Farmhouse Chutney from Stonewall Kitchens)
  • Jar of marinated artichokes
  • Olives (mixed and pitted are a good option, or some provencal)
  • Marinated roasted peppers, sliced
  • Fig almond cake from Spain, sliced or left on the plate for people to cut themselves
  • Slices of crunchy french baguette
  • Crackers (we love the Panzanella mini croccantini)
  • Tapenade to spread (black olive, or sun dried tomato is a great option)
  • Breadsticks (like Colleen’s homemade artisanal cheese breadsticks that come in a variety of flavors)

Cheese jars
For more details on our menus and offerings of Convito visit our website www.convitocafeandmarket.com

For more details regarding please contact Candace Barocci Warner at candaceconvito@gmail.com

Phone 847.251.3654

For details on Founder and Partner, Nancy Brussat’s blog on the beginnings of Convito visit her blog at https://nancybrussat.wordpress.com

 

Nancy BrussatFounder/Proprietor, Convito Café & Market
Nancy Brussat is the founder and moving force behind Convito Café & Market which opened its first location under the name of Convito Italiano in 1980 in Wilmette. A long time interest in Italian food blossomed during a three-year residency in England. Brussat made frequent trips to Italy, becoming increasingly enchanted by the regional wines, cuisine and character of the country.

When Brussat moved back to America in 1980, she decided to open Convito Italiano, a shop which would be part grocery, part pasta and sauces, part education center, part wine center, and part deli.

By 1982, the shop was too small to contain all of Brussat’s ideas, so she moved Convito to larger quarters in Wilmette’s Plaza del Lago, with three times the space and three new features; hot foods, an on-the-premise Italian bakery, and a 28 seat Italian cafe serving lunch and early dinner.

In October of 1984, a second Convito location opened in the Chestnut Galleria on Chicago’s near north side: a post-modern, Euro-style shop on two levels, that included a 62 seat white linen tablecloth restaurant and a 35 seat wine bar. The new location was larger (10,000 square feet) and grander than the Wilmette store, but was every bit as dedicated to presenting fresh, authentic dishes in the great Italian regional tradition. The Chestnut location has been closed (Spring 1994). A fire occurred in the kitchen in November of 1993 making it difficult to continue operation.

In 1992, Brussat opened a new, casual Riviera-style Bistro, Bêtise, in Plaza del Lago. It featured fresh and unpretentious dishes transported from the Cote d’Azur and the lively Bistros of Paris to a warm, honey-colored art-filled suburban setting.

Barocci was chosen to serve on American Airlines’ Chef’s Conclave in 1989, a group of 10 chef’s from around the country who strive to improve and maintain the quality of dishes offered on first and business class. She is also an active Past President in Les Dames d’Escoffier, an international women’s food & wine organization.

She is also an active Past President in Les Dames d’Escoffier, an international women’s food & wine organization.

Filed Under: Ask The Expert, North Shore Lifestyle, North Shore Restaurants

Can I plant in Fall? Ask the Expert: Liz Hoffman, West End Garden Center

August 21, 2016 by Lisa Finks Leave a Comment

ASK the EXPERT:  Liz Hoffman of West End Garden Center

Elizabeth Hoffman of West End Garden CenterWest End Florist & Garden Center

3800 Old Glenview Rd. Evanston, IL 60201

(847)251-1943

Can I plant in Fall?

Fall is a great time to plant pansies and other flowering plants.

Fall is a great time to plant pansies and other flowering plants.

Yes you can! Fall is fantastic for planting.

Gardeners love fall.  Not only is it a beautiful time of year, it is also a great time of year to plant, divide and transplant.  We have cooler air temperatures which is easier on both plants and gardeners.  The soil is still warm to promote good root development and help with establishment by having less stress on the plant.  You may not have to water as much.  Furthermore, typical Chicago Falls have more days that are nicer to plant in than unpredictable spring weather.

You can plant almost anything in fall.

Fall annuals for beds or containers include pansies, violas, kale, cabbage, mums, grasses, asters.  Perennials cover a wide variety from flowering plants (rudbeckia, salvia, nepeta) foliage plants (hosta, heuchera, and pulmonaria), grasses (sporobolis, pannicums), groundcovers (ajuga, vinca).  Shrubs can add impact to any garden in the sun or shade from hydrangeas to lilacs.  Shade trees and flowering trees add great bones to any yard; provide increase in property value and a decrease in utility expense.  Tulips, crocus, daffodils, hyacinths, snowdrops, alliums and many others are planted as bulbs in the fall to create early to late spring “wow” color.  Not only can you plant for beauty you can also plant for eating.  Cool crop veggies often make a second appearance in late fall markets so take advantage and plant some Swiss chard, kale, spinach, radishes, etc.

Fall Season for planting and transplanting in the Chicago area is from mid-August through October because our average first frost date is October 25th-November 15th.  This gives the plants enough time to establish before the harshness of winter weather.

Fall is fantastic not only because it is a great time to plant, sometimes your local independent garden centers and nurseries have items on special so saving money and beautifying your home at the same time.

Check with us at West End Florist and Garden Centers for questions, help, special promotions, soil amendments or installations.  We would love to help.

Fall is Fantastic

Fall is Fantastic

www.westendflorist.com Or follow us on Facebook www.facebook.com/westendevanston

http://www.ipm.iastate.edu/ipm/hortnews/1997/8-22-1997/fallplant.html

https://www.hort.purdue.edu/ext/HO-66.pdf

http://www.almanac.com/content/fall-garden-planting-fall

Elizabeth Hoffman of West End Garden Center

Elizabeth Hoffman of West End Garden Center

Elizabethth Hoffman

Co-Owner and General Manager of West End Florist and Garden Center a fourth generation family business. West End was originated in 1908 in the Luxembourg tradition of truck farming in the little known village of Gross Point, IL which later became part of Wilmette and Evanston, IL.  The business has seen many changes in both its operation and surroundings; however it continues its family tradition of serving the gardening needs of the north shore.  Elizabeth has been active in the business since grade school and has been working full time from 1997.  Elizabeth currently grows both for retail clients and contractors over 250 different varieties of perennials.  Her rose selection is a well kept secret among professional landscapers.  Furthermore, she maintains a close network with other greenhouses to obtain most needs and wants for her everyday customers.  Elizabeth and her brother Jim own J and E Nursery in Libertyville, IL.  She is active in the IGA (Illinois Green Association) and is a certified Nursery Professional in both perennials and woodies, ANLA (American Nursery and Landscape Association), SAF (Society of American Florists), Teleflora Unit Board, Wilmette and Evanston Chambers of Commerce.

Filed Under: Ask The Expert, Home Decor & Garden

Ask the Expert: Jon Olson, Home Inspector

July 28, 2016 by Lisa Finks Leave a Comment

Jon Olson, Home Inspector

Jon Olson, Home Inspector

Jon Olson, Diamond Home Inspection Services

847-830-9069

jon@Diamondinspectionservices.com

www.diamondinspectionservices.com

Ten Important Questions to Ask Your Home Inspector

A home inspection is a integral part of the home buying process. This month our expert Jon Olsen discusses the importance of hiring the right inspector for your deal.

1. What does your inspection cover?

The inspector should ensure that their inspection and inspection report will meet all applicable requirements in your state if applicable and will comply with a well-recognized standard of practice and code of ethics. You should be able to request and see a copy of these items ahead of time and ask any questions you may have. If there are any areas you want to make sure are inspected, be sure to identify them upfront.

2. How long have you been practicing in the home inspection profession and how many inspections have you completed?

The inspector should be able to provide his or her history in the profession and perhaps even a few names as referrals. Newer inspectors can be very qualified, and many work with a partner or have access to more experienced inspectors to assist them in the inspection.

3. Are you specifically experienced in residential inspection?

Related experience in construction or engineering is helpful, but is no substitute for training and experience in the unique discipline of home inspection. If the inspection is for a commercial property, then this should be asked about as well.

4. Do you offer to do repairs or improvements based on the inspection?

Some inspector associations and state regulations allow the inspector to perform repair work on problems uncovered in the inspection. Other associations and regulations strictly forbid this as a conflict of interest.

5. How long will the inspection take?

The average on-site inspection time for a single inspector is two to three hours for a typical single-family house; anything significantly less may not be enough time to perform a thorough inspection. Additional inspectors may be brought in for very large properties and buildings.

6. How much will it cost?

Costs vary dramatically, depending on the region, size and age of the house, scope of services and other factors. A typical range might be $300-$500, but consider the value of the home inspection in terms of the investment being made. Cost does not necessarily reflect quality. HUD Does not regulate home inspection fees.

7. What type of inspection report do you provide and how long will it take to receive the report?

Ask to see samples and determine whether or not you can understand the inspector’s reporting style and if the time parameters fulfill your needs. Most inspectors provide their full report within 24 hours of the inspection.

8. Will I be able to attend the inspection?

This is a valuable educational opportunity, and an inspector’s refusal to allow this should raise a red flag. Never pass up this opportunity to see your prospective home through the eyes of an expert.

9. Do you maintain membership in a professional home inspector association?

There are many state and national associations for home inspectors. Request to see their membership ID, and perform whatever due diligence you deem appropriate.

10. Do you participate in continuing education programs to keep your expertise up to date?

One can never know it all, and the inspector’s commitment to continuing education is a good measure of his or her professionalism and service to the consumer. This is especially important in cases where the home is much older or includes unique elements requiring additional or updated training.

Filed Under: Ask The Expert

Ask the Expert: Tracy Kearney – Aren’t All Lenders the Same?

June 21, 2016 by Lisa Finks Leave a Comment

Guaranteed Rate

Aren’t All Lenders the Same?
Tracy Kearney of Guaranteed Rate

Tracy Kearney of Guaranteed Rate

Before joining the mortgage financing industry I didn’t even think to ask the question, “Aren’t all lenders the same?” – I simply assumed they were!  When my husband and I prepared for our home search, all of our focus, energy, and time was entirely committed to finding the right neighborhood, the right number of bedrooms, an incredible floor plan and, of course, all at a price we could afford.  It never even occurred to us to vet a lender.  We simply picked up the phone and dialed the number of the bank who serviced our checking and savings accounts and declared “we are ready to purchase a home – what are your rates?”

After receiving what appeared to be a competitive rate offer (we had compared rates on-line) and a preapproval for an amount “we could afford”, we began hunting. Within days of our initial conversation with our lender we found the home of our dreams.  We were excited to call our lender and exclaim “we’ve made an offer and we’re ready to lock in – let’s go for it!”   At that very moment, our excitement turned to confusion, frustration, and sheer disappointment.  The very same lender who preapproved us at a particular price point was now telling us that we did not qualify for our “dream home” (which was $25,000 below the approved amount) and, ultimately, we were unable to purchase the home.  Our lender had not advised us to consider the property taxes during our search and the taxes were too high on this property for us to qualify.

One of the most basic and primary details in any home purchase is having a plan to pay for it and knowing what you can legitimately and comfortably afford.   This is why it is important to work with a lender that not only has a comprehensive understanding of the mortgage process, but also takes the time to understand your personal situation and goals.  That lender should also help you understand the process, provide you with loan product options specific to your needs and, most importantly, ensure you fully understand the liability and responsibility you will be assuming before you commit to your loan product.

When choosing a lender, here are a few important considerations to keep in mind, as you begin your search:

Tracy Kearney of Guaranteed Rate

COMMUNICATION

Is the lender asking you the right questions to determine the best loan product to meet your personal goals?  Questions such as:

  • Where are you living now? Do you want to stay in your current neighborhood, or are you looking elsewhere?
  • How much have you saved for a down payment? Is anyone going to help you, by gift or loan with that down payment?
  • How much money do you currently spend monthly on your rent or mortgage?
  • How much money will you be comfortable spending monthly in your new home?
  • What price point have you been considering?
  • Are you looking to purchase a single family home or a condo or townhouse?
  • How long do you plan to stay in this home?
  • Are you a first time buyer? Are you a veteran?
  • Do you own other properties? Will you be living in this home or are you looking to treat this as an investment property?
  • How is your credit?
  • How much do you make annually? Are you self-employed?
LOAN PRODUCT

Home with mortgageThe answers to these questions will determine what loan product is right for you.  For example, if you are a first time buyer or a veteran, there are loan products available to help with your down payment. If you are planning to use gift funds, your lender will know the loan products that allow for use of those funds.  If you are only planning to stay in this home for 5 to 7 years, a 5/1 or 7/1 year arm may be the better loan product for you, as the rates are typically more competitive than a 30-year fixed rate.  If your credit is bruised, your lender will know to look for loan products that will provide the necessary leniency, like an FHA loan.

OPTIONS

If you work with a Mortgage Broker (like me) versus a loan officer with a traditional bank, chances are your Broker will provide you with more loan options because Brokers have a multitude of lender relationships with whom to shop your loan.  Also, a Mortgage Broker will more than likely have the ability to process, underwrite, and close your loan faster than a traditional bank since they specialize in the mortgage process and have better platforms in place to do so.  Many larger lenders and banks take longer to underwrite mortgages since this is simply one of several services they provide.

SERVICE

Once you and your lender have agreed on the right product for you, an experienced and reputable lender will disclose the following before locking you into your loan:

  • The Origination Fees the lender will charge you to process your loan. These fees vary from lender to lender and you should be fully aware, upfront, of what these will be so you have the opportunity to compare to other lenders.
  • Settlement fees, title fees, and recording fees should remain consistent but may vary by a small percentage as these are third party, fees associated with all mortgage financing.
  • Finally, your lender should be able to give you a very good estimate of the amount of money you will need to have available to deposit into your escrow account, for both your taxes and insurance. The exact amount will not be known until your closing date has been determined.
EXPECTATIONS

The mortgage industry is a highly regulated industry and therefore a complicated process.  Again, before locking in, your lender should thoroughly explain the role you will play in the process and the importance of it.  Your lender will tell you that what documentation he/she will need to receive and will explain when and how those documents need to be provided.  It is imperative that you follow your lenders direction, provide all information requested, and do so in the timeframe they have communicated, as incomplete files or missed deadlines can literally kill your deal. The process can feel stressful and overwhelming.  An experienced and reputable lender will be there to walk you through every step of the process, keep you informed, and therefore alleviate much of the anxiety you could potentially be experiencing.  Bottom-line, it is your lender’s responsibility to provide you the support and service you deserve throughout – this is your loan!

Had my husband and I realized that ALL LENDERS ARE NOT THE SAME when we first began looking for our first home, that “dream house” with which we fell in love might have become more than just an unattainable dream!

To contact Tracy Kearney of Guaranteed Rate with any questions or lending needs, email her at:  tracy.kearney@guaranteedrate.com.

 

Filed Under: Ask The Expert, Home Finance

What is Spray Foam? Why Should I Use It in My Next Remodel Project?

May 24, 2016 by Lisa Finks Leave a Comment

Ask the Expert: Greg Rekett, Sutherland Homes

Greg Rekett of Sutherland Home

Greg Rekett of Sutherland Homes

What is Spray Foam and Why Should You Use it in Your Next Remodel Project?

Spray polyurethane foam (SPF) is a spray-applied plastic that can form a continuous insulation and air sealing barrier on walls, roofs, around corners and other surfaces. SPF insulation is known to resist heat transfer extremely well and offers a highly effective solution in reducing unwanted air infiltration.

spray insulation

Spray Foam is an Energy Efficiency Solution

As much as 40% of a building’s energy is lost due to air infiltration. Gaps, holes and air leaks can make energy bills unnecessarily high. Spray foam performs as both insulation and an air barrier, closing gaps that let air escape and add dollars to monthly energy bills. As much as half of the energy used in a home goes to heating and cooling, according to EPA. Maintaining an optimal heating, ventilating, and air conditioning (HVAC) system can make your home more energy efficient. With spray foam, HVAC sizing can be reduced as much as 35%. Air leaks that can waste energy and drive up utility bills can be filled with spray foam.

Some common spots for air leaks that can be sealed with spray foam include the area behind knee walls, attic hatches, wiring holes, plumbing vents, open soffits, recessed lights, furnace flue or duct chaseways, basement rim joists, windows and doors. “Cool roofs” are designed to maintain a lower temperature than traditional roofs. They are light in color and reflect sunlight. Spray foam applied to the roof of a building can provide cool roof performance when topped with a protective, reflective coating. Spray foam roofs do not require metal fastening, eliminating the potential for thermal shorts or bridges that allow heat to enter.

spray insulation installation

Closed-Cell Spray Foam Can Improve Building Strength and Durability

Applying an SPF roofing system can improve a building’s strength. In fact, SPF roofs have effective lifespans that can?exceed 30 years. SPF can help create a strong bond to protect the roof and can eliminate water seepage through weak spots. It can also be applied in a sloped manner to allow water to easily drain off the roof.  The bond that SPF forms can increase a building’s resistance to wind uplift. During periods of high wind, a building with a spray foam roof generally experiences less

damage than a building without SPF. One prominent spray foam technical consultant notes that “when added to the inside of a structure, spray foam ‘glues’ the whole building together, enhancing overall wind and pressurization resistance.” SPF insulation adds strength and resilience. The Federal Emergency Management Agency (FEMA) has classified SPF insulation as highly resistant to floodwater damage, saying, “These materials can survive wetting and drying and may be successfully cleaned after a flood to render them free of most harmful pollutants.”

Spray foam prevents moisture and condensation throughout the building, helping prevent mold and mildew.  Applying closed-cell spray foam in the cavities of the walls increases durability of the wall system because of its ability to conform and adhere to the surface upon which it is sprayed. A wall with spray foam insulation is better able to maintain its shape under duress than a wall assembly without spray foam. Spray foam insulation provides these benefits:

  • Seamless protective layer
  • Eliminates air leakage through building envelope
  • Excellent adhesion to substrate
  • Fast application
  • Prevents thermal bridges
  • Reduces the cost of heating / cooling
  • Environmentally-friendly
  • Does not support mold growth
  • Healthier living
  • Significantly reduces energy consumption and investment in quality insulation
  • Sound insulation
  • Lightweight

While Spray Foam costs more than traditional insulation methods, that cost is easily made up within 5 to 7 years.  After that point, it will pay dividends forever more. . .

To contact Greg Rekett of Sutherland Builders with any questions or project needs, email him at:  gregr@sutherlandhomes.com.

Sutherland logo

Filed Under: Ask The Expert, Home construction

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LISA FINKS, LOURDES ARENCIBIA & CAROLYN DURIS ARE REAL ESTATE AGENTS AFFILIATED WITH COMPASS, A LICENSED REAL ESTATE BROKER WITH A PRINCIPAL OFFICE IN CHICAGO, IL, AND ABIDE BY ALL APPLICABLE EQUAL HOUSING OPPORTUNITY LAWS. ALL MATERIAL PRESENTED HEREIN IS INTENDED FOR INFORMATIONAL PURPOSES ONLY. INFORMATION IS COMPILED FROM SOURCES DEEMED RELIABLE BUT IS SUBJECT TO ERRORS, OMISSIONS, CHANGES IN PRICE, CONDITION, SALE, OR WITHDRAWAL WITHOUT NOTICE. NO STATEMENT IS MADE AS TO ACCURACY OF ANY DESCRIPTION. ALL MEASUREMENTS AND SQUARE FOOTAGES ARE APPROXIMATE. THIS IS NOT INTENDED TO SOLICIT PROPERTY ALREADY LISTED. NOTHING HEREIN SHALL BE CONSTRUED AS LEGAL, ACCOUNTING OR OTHER PROFESSIONAL ADVICE OUTSIDE THE REALM OF REAL ESTATE BROKERAGE.