By Patrick McCarran, Real Estate Broker

We off to a good start for the Winter Weather and so “an once of prevention is worth a pound of cure”. Mother Nature can be harsh and is often fickle and the weather can change in a week or a day.  Get prepared now so you are ready for what comes next rain or shine, actions you take now can protect your property and prevent major damage.

One of the most important tasks is clean your gutters, often your gardener offers this service or check the Grapevine, the water can back up and leak in your house causing major damage. Check your down spouts to make sure they are clear and pointed away from the house or directed to the gutters in newer homes. Repair or replace roof shingles around any area that allows water to penetrate the roof sheathing. Don’t be fooled to think that tile roofs are maintenance free, the tiles break for various reasons and the rubber collars around vents deteriorate with age. So don’t wait for the leak in middle of a storm, call a roofer today to have them checked out. Check for holes or air leaks in the attic and crawlspace. Check that flashings, a thin metal strip, around the doors, windows, thresholds, chimney and roof are in tact. Apart from major flooding, most damage occurs when water seeps in through cracks and leaks. Make sure that windows and doors are well sealed. Seal any cracks and holes in the foundation and exterior walls.

Homeowners insurance can help protect you financially in case something happens to your property or its contents.  I know I have said this before, but it is very important to keep in mind that standard policies cover standard replacement, If you have significant upgrades see your insurance agent for a rider or increased coverage. Flood and earthquake damage is not covered under the traditional homeowners’ insurance policy and may be purchased separately. Periodically review your homeowner’s insurance policy to make sure that you are adequately covered to rebuild your home and replace its contents.

Now is a good time to call an HVAC company to have a checkup on your heater because we all know they tend to break on a Sunday or New Year’s Eve.

Install a spark arrestor on your chimney, eliminating brush and debris from around your property to prevent fires.

For earthquakes anchor appliances, dressers, TV, computer and other items to the wall you can buy straps at your local hardware store.  You may consider applying a safety film to non-tempered windows and glass doors to protect form shards of glass if broken. Install a gas auto shut-off device, any reputable plumber should be able to do this.

By taking precautions to protect your home, you can possibly help keep damage to a minimum when disasters strike; or in the case of severe damage, make sure that you have the financial means to rebuild.

For more information go to www.ibhs.org or www.fema.gov.

Patrick McCarran is a local Realtor and Broker DRE# 01325072. He can be contacted by phone or text at (925) 899-5536, pmccarran@yahoo.com or www.CallPatrick.com. In association with Realty One Group Elite DRE# 0193160. An independently owned and operated office. Equal Housing Opportunity.

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In annual Assessment Roll; shows Antioch with $16.3 billion in property value

By Allen D. Payton

In a letter to the Contra Costa County Board of Supervisors, county Assessor Gus Kramer informed them of this fiscal year’s Assessment Roll for the purpose of collecting property taxes and the net value has increased by almost $12 billion over last year.

The report shows San Pablo and Danville had the greatest increase while Concord and Pittsburg had the least, as well as an increase of 1,342 parcels due new development in the county.

Kramer’s letter reads:

“Dear Members of the Board of Supervisors,

I am pleased to report the completion and official delivery of the 2025–2026 Contra Costa County Assessment Roll to the County Auditor-Controller, as required by law.

This year’s assessment roll reflects a total net assessed value of $290.66 billion, an increase of $11.67 billion—or 4.18%—over the previous year. This represents the highest total assessed value in the County’s history. Cities with the highest percentage increases in assessed value include San Pablo with 5.81%, and Danville with 5.28%. Cities with the most modest growth include Concord at 3.10%, and Pittsburg at 2.96%.

The total number of assessed parcels now stands at 382,022, an increase of 1,341 parcels compared to the previous year. This growth reflects ongoing development and investment throughout Contra Costa County.

I would like to take this opportunity to express my sincere appreciation to the staff of the Assessor’s Office for their professionalism, dedication, and tireless efforts in preparing an accurate and timely assessment roll for the 2025–2026 fiscal year.

Sincerely,

Gus S. Kramer

Assessor”

The duties of the County Assessor’s Office include:

• Discovering and assessing all property within the County
• Producing and delivering an assessment roll by July 1 of each year
• Valuing all real property
• Auditing all entities doing business in the County and valuing all taxable personal property
• Establishing and maintaining a set of 11,000 maps for assessment purposes, delineating every parcel of land in the County
• Providing a public information service to assist taxpayers with questions about property ownership and assessment

To review your property’s value visit Review Your Value and for more information call the office at (925) 313-7400.

By Patrick McCarran, Real Estate Broker

Are you tired of the instability of not having your own home and throwing your rent money down the drain?  Then the first step is making sure your credit is in order. Remember no credit is not good credit. The bank needs to see you can use credit but not abuse it. Although no one except the credit reporting agencies know exactly how the algorithm works these general tips are commonly acknowledged to help increase your credit score.

On-time payments improve your credit score tremendously. Set up the minimum payment with e-pay and choose the recurring option so it pays every month. Just remember to check your statements in case the minimum payment changes. Because you are setting this up at your bank you can change it or cancel anytime with the click of a mouse.

Keep your credit card balances under 40% of the limit. For example, if your limit is $5,000 then keep your balance amount to $2,000 to show that you are not pushing your limits, it is like the old saying they only give you money if you don’t need it. Also, it is good practice not to have your total unsecured credit balance over 50 percent of your annual salary. This applies even if you pay it off each month.

Use two credit cards. This is good and bad advice at the same time. If you have a credit card with a limit of $2,000, and you charge $1,500 on it, you’ve used 75 percent of your credit limit. Now if you split your amount into two, and spend $750 each, then the percentage of usage will be around 37 percent. So, it helps your FICO. Just don’t go on a credit card shopping spree.

Maintain a good mix of good and bad loans. Home and business loans are considered good loans. Personal loans and private label credit cards are considered bad loans. This is why investing in a home loan if you are a spendthrift is a better decision. You will have a good credit mix and build an asset.

It is a smart decision to pay your home loans over longer periods. Pay off your personal loans, credit cards and private loans first, as they tend to have a higher interest with no asset creation. Home loans, on the other hand but they build an asset. This is one of the underutilized logical tips to improve credit score. Pick a loan and set a goal and then focus on paying that one off (but don’t buy something to celebrate).

Many people tend to abandon their savings accounts without closing them. If you have less than your Minimum Average Balance it will start to affect your credit score. Also, when you finish paying a loan off, it’s imperative to get the loan closure certificate.

Check your credit reports regularly. Just go online and check your credit score at least once in a year, so that you can catch any mistakes and get it corrected. There have been cases when banks report you to FICO by mistake. Keep in mind that free reports are a consumer product and the credit score will vary depending on the type of credit you are applying for.

Monitor your co-signed joint accounts even if they are family. You need to monitor the statements closely to make sure everything is in order. There is no use complaining if you chose the wrong joint holder who was careless, and you don’t catch it.

If you know you will not be able to pay on time, call and negotiate with your bank. Banks may be willing to extend your loan period and reduce the EMI and the FICO will see you are proactive.

So, these are some of the tips to keep your credit score in check and get a better home loan. Feel free to contact me with any other questions or for more information.

Patrick McCarran is a local Realtor and Broker DRE# 01325072. He can be contact by phone or text at (925) 899-5536, pmccarran@yahoo.com or www. CallPatrick.com. An independently owned and operated office.  In association with Realty One Group Elite DRE# 0193160. Equal Housing Opportunity.

By Patrick McCarran, Real Estate Broker

New Year and new resolutions! Make one to create a living trust. Even though you may have plenty of time you never know what life has planned. Many people mistakenly believe that if they have a Will the estate will not go through probate, this is patently wrong. Your heirs will go through probate and pay the state a hefty sum to make a difficult period in your family lives more difficult.

The probate process in California can be expensive. The fees for Probate are based on the gross value of the assets and are a tiered rate according to the value of the estate, so if you have a house worth $500,000 but there is a $480,000 loan on the property you would potentially owe the state $13,000 for the probate tax leaving the heirs with $7000. In addition there are attorney fees, Executor fees, filling fees, and miscellaneous court fees!

The process for a probate is not quick and can easily take a year or more. If there are disputes, problems or a backed up court system, it can take much longer delaying closure for the family and draining money from the estate for expense such as a mortgage, other loans and credit cards.

Most of the deceased person’s property has to go through probate in an estate currently over $150,000, whether there is a will or not (intestate).  However, there are several instances where property and assets would avoid the process, such as assets that are held in joint tenancy or with a designated beneficiary.

You may be asking by now, “How do I avoid this?” I would not recommend transferring title to your heirs prior to death because this also will transfer the cost basis the profit of the item and create a tax burden for the heirs. A second option that helps avoid this is a deed on death which activates, on passing and can avoid the step up tax basis. The third option is a living trust, the cost basis is the value at time of death and therefore the heirs may have limited or no tax liability.

Real estate, bank accounts, and vehicles can be held in a living trust. A typical trust is the Family Trust and can be an individual or a couple who are the Trustees and, with their children or heirs, the Beneficiaries. Those who establish the trust and transfer their property into it are known as Trustors or Settlors. A successor trustee designated by the trust creator will execute the wishes of the Trustees via a will contained in the trust.  No contest clauses are placed in trusts as a caution to potential challengers.  Beneficiaries under the will or trust who challenge the document lose or forfeit their inheritance under the document, this discourages would-be challengers from contesting the document.

A Living Trust provides you with peace of mind now by setting a clear plan and knowing that your estate will be handled exactly as you wish later. It will also provide comfort to your loved ones during an already stressful time because you’ve laid everything out for them and eliminated stressful guesswork and government bureaucracy.

The purpose of this article is to help get you thinking and start a conversation with your family and appropriate legal counsel. I am not an estate planner nor an attorney.  This article is not meant as tax or legal advice.  The examples I have given are merely illustrative and should not be relied upon.  You should always consult with a tax consultant and/or lawyer for your specific circumstances.

Patrick McCarran is a local Realtor and Broker DRE# 01325072. He can be contacted by phone or text at (925) 899-5536, pmccarran@yahoo.com or www. CallPatrick.com. An independently owned and operated office.  In association with Realty One Group Elite DRE# 0193160. Equal Housing Opportunity.

By Patrick McCarran, Real Estate Broker

A reverse mortgage can be a helpful tool for your retirement plan. There are generally two options. Options one is to refinance your existing home and receive a monthly payment to supplement your income. Option two is less well known and is to purchase another home with a reverse mortgage loan. In this scenario you either use equity from the sale of your home such as in a downsizing option or moving to a more affordable area. If you have the funds, you can also use those as a down payment, usually half the value.

You may not have planned on having a loan on your home in your senior years but it may be a good option for you if you can get pass the misinformation.  There is a great deal of misleading “facts” about reverse mortgages and a large population that believe what they hear. I will address some of the misinformation.

The government will NOT Own your property. The government involvement is limited to insuring your loan with the actual lender much the same a traditional purchase loan.

You can absolutely sell your property if your situation changes. Just like any other loan you can sell the property pay off the loan, take your equity, and move on.

Nobody will take your property form your or your heirs.If there is equity in the property then your heirs can sell and take the equity or refinance the home to pay off the balance and keep the home. There are some timelines associated with the process but in my experience HUD is reasonable.

If the value drops they cannot come after you for the difference. A reverse mortgage is a non-recourse loan. This means that house is the only collateral and the lender or HUD cannot come after you or your heirs.

Your spouse will not have to move even if they are younger. A law was passed in 2014 that protects a non-borrowing spouse so they can stay in the home until they choose to move.

There are ways however instances in which you could be forced to sell. These include, if you do not occupy the property as your primary residence for 12 months, if you fail to maintain the property, if you do not pay necessary expenses such as property taxes, insurance, HOA fees, etc.

Itcan be confusing, but part of the application process is a mandatory counseling session with an approved non-partisan counselor. Their job is to answer any questions and get you more information. The fees can be higher than traditional mortgages and HELOCs. But often the benefits outweigh the costs. There are no loan payments, no stringent qualifications, and no required income level to qualify.

It is a fact that you are using your equity and therefore less money will be left to your heirs but that’s your choice to make and it may improve the quality of your golden years.

Be informed and know your options.

Patrick McCarran is a local Realtor and Broker DRE# 01325072. He can be contacted by phone or text at (925) 899-5536, pmccarran@yahoo.com or www.CallPatrick.com. An independently owned and operated office.  In association with Realty One Group Elite DRE# 0193160. Equal Housing Opportunity.

By Allen D. Payton

Adding to the tenant protections previously passed, during their meeting on Tuesday, August 27, 2024, on a 5-0 vote, the Antioch City Council approved a Just Cause Eviction ordinance limiting the ability of landlords to evict tenants except for specific reasons and, if they do, the landlord must give notice to both the tenant and the City and pay for the tenant’s relocation costs. The ordinance was negotiated between representatives of tenants, community organizations, the apartment owners’ association, city council and staff members.

According to the city staff report on the item, State law requires “just cause” for a landlord to evict a tenant who has continuously and lawfully occupied a residence for at least 12 months. The California Tenant Protection Act of 2019 (“TPA”) limits rent increases and places restrictions on landlords’ ability to evict tenants, unless the eviction is as a result of a “just cause” that is defined by state law. The TPA also imposes certain notice and language requirements, “Just cause” includes “at-fault” evictions for wrongful or malicious conduct by tenants and “no-fault” evictions, such as when a property owner or their immediate family move into an otherwise occupied unit, remove a unit from the rental market, or when a landlord intends to demolish or “substantially remodel” a unit.

The city’s ordinance extends the time to 24 months after eviction for the former tenant to have first-right-of-refusal be offered from the landlord to rent the unit, again, without an increase in rent more than the allowable increases under state law and city ordinances.

In addition, under the City’s ordinance, if the tenant hasn’t done anything wrong, but the landlord is asking them to move out, then they must both notify the city and pay for the tenant’s relocation costs, in an “amount equal to two times the Tenant’s monthly rent in effect when the Landlord served the notice to terminate the tenancy.”

The city staff report claims the ordinance will require an additional city staff member and “increased future workloads for the City Attorney’s Office related to new inquiries and requests for services from tenants and landlords.”

For the public hearing there was only a proponent to speak in favor of the ordinance, but no opponent to speak against it. The proponent, an attorney, said, “Under Antioch’s new ordinance, everyone has just cause for eviction protections,” speaking specifically of renters.

Several members of the public spoke in favor of the ordinance, including representatives of ACCE Action and Rising Juntos Antioch and two council candidates in District 3, Addison Peterson and Antwon Webster.

During council member discussion of the ordinance, District 1 Councilwoman Torres-Walker said, “Now everyone in Antioch is covered.”

“Thank you all for pushing us,” Mayor Pro Tem Monica Wilson said. “We finally made it, but we have to keep on keeping them honest.”

Mayor Lamar Hernandez-Thorpe thanked, “the attorneys and everyone who participated in the meetings. This is a big deal for the community.” He mentioned it took almost four years to get the ordinance developed and adopted.

Following council discussion, the ordinance passed on a unanimous vote.

The audience erupted with cheers and shouts of, “Si, se puede” which means, “yes, we can.”

See City of Antioch Just Cause Eviction ordinance.

By Patrick McCarran, Real Estate Broker

There is a major change coming in the real estate world that will completely reshape how buyers purchase their home. What will the settlement mean for homebuyers and homesellers?

Traditionally Owners have hired an agent to sell their property and negotiated a commission. By making it a percentage it gives the agent incentive to maximize the sales price, this is a very common practice with money management, talent agents, etc. The listing agent would then offer an offer of compensation from their commission to act as a finder’s fee and to broaden the scope and market of the property, this was the function of the MLS.

Starting in August 2024 this will no longer be allowed, due to a class action settlement with a private party and supported by the DOJ the selling agent will no longer be able to offer a finder’s fee on the MLS. The new system will shift agent compensation and place the Buyers on their own. This will give the Buyer the options of hiring a real estate agent, or a lawyer, or representing themselves.  A written agreement will be required for Realtor representation for both in-person and live virtual home tours. This currently only applies to Realtors but there is a state law in the legislature to apply to ALL real estate licensees. The Buyer will now be responsible for paying for their representation. There is as always no set price for representation and this will be up to the individual to negotiate.

Sellers will be allowed to pay for the Buyer’s agent if they choose by offering concessions on the MLS. The buyer can then choose to distribute the money according to their needs towards closing costs or Realtor fees. While listing commission fees have always been negotiable with the changing dynamic the fee structure will most likely change. As a Seller it will be up to you to negotiate what you wish to pay to sell your home and what will be the most advantageous.  The Seller will decide if they wish to pay and how much to the Buyer’s agent. The Seller and their agent will need to work out if they are comfortable with their agent representing an unrepresented buyer and what the additional fee for the listing agent to represent the Buyer in that scenario.

While doing it yourself may sound like a great idea and instant savings, bypassing an agent’s services may not lead to direct savings, especially for first time buyers, the home buying process can get very complicated and having a great local agent to negotiate and guide you can give you a competitive advantage.

Consumers will still be able to view Open Houses without a written agreement and may tour with the listing agent if the listing agent business practices allow. Buyer will have option to sign exclusive agreements or open agreement which will be up to the consumer and their Realtor. The Multiple Listing Service (MLS) will continue to be supported through Realtor dues and thereby imparting vital information to the consumer.

As we move forward into this brave new world of real estate, it will be different but ultimately I am confident that Consumers and Realtors will work together so that all parties may benefit.

Patrick McCarran is a local Realtor and Broker He can be contact by phone or text at (925) 899-5536, pmccarran@yahoo.com or www.CallPatrick.com. An independently owned and operated office. Equal Housing Opportunity.

For total of $278.83 billion, Antioch has 5th greatest amount of 19 cities with about 6% of total

“…the highest to date in Contra Costa County’s history” – Gus Kramer, County Assessor

Antioch had 3rd highest increase in assessed value at almost 5% mainly due to new homes

By Office of the Contra Costa County Assessor

The “2024-2025” Assessor’s “Close of Roll Affidavit” was signed by Gus S. Kramer, Assessor, and subscribed and sworn to the County Clerk-Recorder’s Office, on June 28, 2024. The 2024-2025 Assessment Roll has been delivered to the County Auditor, as required by law.

The increase to the local tax base for 2024-2025 is over $11.16 billion. This represents a 4.17% increase in assessed value and brings the total net local assessment roll to more than $278.83 billion. The 2024-2025 assessment roll is the highest to date in Contra Costa County’s history. Of that amount $233.28 billion was from within the 19 cities and the balance within the unincorporated areas of the county.

Cities with the largest increases in assessed value include Antioch, Oakley and Martinez with increases ranging from 4.99% and 5.21% to 6.09%, respectively. San Ramon, Concord and Walnut Creek saw the lowest assessed value increases ranging from 2.97% down to 1.45%. The assessment roll now consists of 380,681 parcels, an increase of 1,239 over the previous year.

Of the 19 cities in the county San Ramon has the greatest Gross Assessed Value, which includes both secured and non-secured at $28.63 billion, followed by Walnut Creek at $27.13 billion, Concord with $23.64 billion, Richmond with $21.42 billion, Danville with $18.13 billion and Antioch with $16.72 billion in assessed value.

“I would like to acknowledge and commend the employees of the Assessor’s Office for their continued dedication and hard work which resulted in the completion and delivery of the 2024-2025 assessment roll,” Kramer wrote in his annual letter to the Board of Supervisors.

UPDATE: The County Assessor explained, the increase in the assessed value in Antioch is a combination of new home developments and the resale of older homes at higher prices. “This doesn’t mean taxes are going up,” Kramer stated.

His letter and the 2024-2025 Assessment Roll Reports can be found, here.