Category Archives: Blogroll

CLOUDS ON TITLE (OWNERSHIP) TO REAL PROPERTY

Real Property values will always fluctuate over time, but the one that is often overlooked is the marketability of the Property.  Every contract for the conveyance of Real Property contains an implied warranty that the Title will be delivered reasonably free from doubt of hazards to litigation either in fact or law. Although Title need not be perfect, it must not expose the reasonable buyer to the hazards of litigation. One sure way to inhibit your ability to sell your Property is to allow a cloud on the Title to […]

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Security Deposits

Unlike residential security deposits, commercial deposits held to secure a rental agreement can be negotiated between the parties. The laws governing residential property and the handling of security deposits are long and tedious. Commercial tenancies however are much more negotiable in that the parties may mutually agree on any amount to be designated as security. Security Deposit: California Civil Code Section 1950.7 establishes that a commercial landlord may use a security deposit to remedy monetary defaults, to repair damages to the premises caused by a tenant, and to clean the […]

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Why Use Bushore Real Estate

We are a father and son California nonprofit and church Real Estate team with offices in northern and southern California. We specialize in nearly all matters concerning Church Real Estate, including religious, nonprofit and tax-exempt organizations. Over decades of carving out a name for ourselves among church groups, we found a niche with locating and/or uniting church property buyers, sellers, landlords, and tenants. Along the way, our skills have been fine-tuned covering all aspects of forming, maintaining, merging and dissolving nonprofit organizations and the establishment of federal and state tax-exempt […]

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General Liability Insurance

Nearly all agreements which involve the use of real property require liability insurance in one form or another. Once we get through the general terms of use, most of the questions I receive come in the area of insurance. Insurance requirements are often the most misunderstood and over-looked areas of real property. What follows is a simplified explanation intended to answer to most-often asked questions relating to real property. Insurance Requirements: The simple truth is that requiring a tenant or other user of your property to have insurance serves the […]

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Churches and Nonconforming Use

Two of the most common terms that we hear when working with churches are Conditional Use Permits and Grandfathered in. Although there seems to be a basic understanding of zoning and how it relates to a use being Grandfathered in, most need further explanation as to how it will affect their church in the future as a legal nonconforming use. Zoning: All property has an underlying or specific zone wherein the City or County has set forth in its General Plan for all zones within their jurisdiction. These zones indicate […]

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Property Tax Assessments

As a general rule, real property in California is reappraised for tax assessment purposes when there is a change of ownership, new construction, or the market value declines below the previously assessed value. However, in the nonprofit world of real property, a reassessment may also occur due to a loss of a Church, Religious, or Welfare exemption. Although these exemptions are explained in another article, their affects can greatly impact your property tax assessment. Otherwise, the assessed value of the property will increase by no more than 2% per year. […]

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Special Use Appraisals

The Special Use Property Appraisal (With insertions of opinion as to the appraisal of a religious property) The California Bureau of Real Estate Appraisers Practice Act defines an appraisal the act or process of developing an opinion of value for real property, and does not include an opinion given by a real estate licensee or engineer or land surveyor in the ordinary course of his or her business. The standards used within the appraisal profession are set forth in the Uniform Standards of Professional Appraisal Practice (USPAP) which were developed […]

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Solar Panels

Solar Panels and the Church Solar panels on church roofs are becoming more and more popular. For starters, the electricity bill at any given church can be astronomical, especially in the summer. Churches are often looking to cut cost in order to be good stewards of their property and finances. Saving money, and possibly profiting from solar panels may be a good alternative, but there are always risk involved. Cost: Always of primary concern, one must consider the cost of taking advantage of a large roof area in order to […]

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Conditional Use Permits

Conditional Use Permits As with most things in real estate, especially when dealing with Special Use Property, it all comes down to highest and best use. Both of which have their roots in the zoning ordinances. In other words, what uses are permitted on the property. Sometimes a Special Use property is permitted by right, or “Grandfathered”. Other times, a Conditional Use Permit is required. Although a permit sounds simple enough, don’t let the name fool you. A Conditional Use Permit can be a long and expensive process with no […]

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What is Escrow?

The Escrow Process There often seems to be some confusion as to what and Escrow is and how it functions in regard to the sale of a property. What follows is a brief description of the Escrow Process and how it works. In short, an Escrow is the process in which a Buyer and Seller use a neutral third party for the delivery, safekeeping, and disbursement of documents, and funds. This third-party intermediary acts under agreed written instructions from both parties (not just one party), and will not act until […]

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