PHILADELPHIA'S MAIN LINE MOVING MANUAL by Jennifer LeBow, relocation specialist WHAT THE NEIGHBORHOODS, SCHOOLS & COMMUTING TIMES ARE *REALLY* LIKE HOW THE HOME BUYING PROCESS WORKS HERE WHAT ELSE YOU NEED TO CONSIDER jenniferlebow.com - 610.308.5973 - [email protected] About moving to Philadelphia's Main Line Moving is stressful. There. I said it. Not only are there tons of things to remember and the logistics and timing/scheduling can be a nightmare, but there’s also all of the “unknowns”. If you’re moving somewhere you’ve never lived before and you don’t have a network there, it can be a major source of anxiety. Fear not, though! I have created this moving manual to demystify the process and make it easier and less stressful. While it is tailored to people relocating to the Main Line, which is the name for the western suburbs of Philadelphia, much of the information is translatable to other areas. I hope you find it useful. My name is Jennifer LeBow and I’m a real estate agent specializing in Main Line relocation. This manual is designed to help you develop a feel for Philadelphia’s Main Line and find a starting point for your home search. Looking at listings on line is a great place to begin, but can’t provide you with a sense of what the different communities “feel” like or help you understand why one might suit you better than another. That’s where I come in! I believe that "home" isn’t just your house, it’s your neighborhood, too, and I am passionately committed to helping you find a wonderful home, not just a nice house. I encourage you to think of me as your personal concierge for everything concerning your relocation to the Main Line and the purchase of home here. From how to choose the best neighborhood for your individual needs and lifestyle to what you need to know about the schools, actual commute times and the home buying process, I’ll answer all of your questions. Perhaps even more important, I’ll answer the questions you didn’t know to ask. Things like “What’s radon and why should I care?”, “What is knob and tube wiring?” and “How is this house heated?” may not occur to you, but are, indeed, questions you should be asking. And after closing? Don’t worry, I won’t desert you. I know that, after the challenges of finding a home and moving in, it’s far from easy sailing. Learning your way around, figuring out where to shop for the best flowers or which orthodontist has the most loyal following as well as meeting people and forging connections—these are the things that will make you feel settled and “home”. I get it. So whether you need a plumber, suggestion for a place to go pumpkin picking or information about summer camps in the area, I’m always just a phone call, text or email away. Thanks for your interest, Jennifer [email protected] 610 308-5973 jenniferlebow.com Jennifer LeBow’s Main Line Moving Manual© Main Line Idiosyncracies .................................................................................1 Main Line Neighborhood Guide .....................................................................3 Pondering a Purchase in PA ..........................................................................42 Buyer’s Questionnaire ....................................................................................45 Home Buying 101 ............................................................................................47 Moving Tips .....................................................................................................77 Main Line Idiosyncracies Like every area, the Main Line has its own specific quirks that, if you aren’t familiar with them, can throw a monkey wrench into your relocation plans. Many of these particulars come to light when you are shopping for a home. Obviously, there is no way to create an exhaustive list, but here are some of the highlights: Closing costs in Pennsylvania are among the highest in the nation. If you will be using a mortgage to purchase your house, and if you plan to roll your homeowner’s insurance and taxes into your monthly payment (the most common choice), you should budget roughly 4.5% of the purchase price above and beyond your down payment toward closing costs. Townships are what determine school districts and taxes here. Many of our towns straddle multiple counties/townships/school districts and which school district a given property is in heavily affects value as well as taxes. Proximity to the train line, for which the Main Line is named, is also a big factor in value. Because of the traffic on commuting routes to center city, many people use the train to get to work. As a result, most properties that are close enough to the train to hear it, are not in high demand, but houses within walking but not hearing distance are prized. We use several different energy sources to produce heat in our area. Many older homes have oil heat, which can have a slight odor in the basement (or may require a discussion about the potential issues with underground oil tanks if they are buried in the yard). Oil is more expensive than gas, but roughly the same cost as electric (another possibility). Then there is propane, which is more expensive yet. Many areas don’t allow you to choose—gas may not be available in certain areas and newer construction in rural areas usually rely on propane. The difference in utility costs should be considered. Additionally, some people don’t like radiators, which you will find in many older homes that do not have forced air heat. They can make furniture placement challenging, so be aware of the type of heat being used in homes you are considering. Some Main Line homes (even brand new ones) have septic systems and/or wells instead of public sewer and water providers. Certain townships don’t have public sewer systems and in more rural areas, it is often more cost effective to have on site water and sewer than trying to reach public utility service. Township codes and ordinances can be fussy. Some of our boroughs and townships have very strict rules about setbacks and impervious surface that govern whether you can add a garage, addition or pool and how much of the land can be taken up by buildings or driveways. Be sure to speak to your real estate agent about any specific properties where your interest might be contingent on these additions. 1 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Old homes are the standard here. So, slate roofs, knob and tube wiring, homes without air conditioning and small closets are among some of the things you may find that you might not have expected. Don’t expect too many high-ceilinged family rooms that flow directly from the open kitchen either. There are some (some newer and some that have been remodeled), but it is not the norm on the Main Line. If you are looking for newer construction, chances are you will have to head fairly far west to find it. The Main Line has a very high water table. The lush, tree-rich beauty of our region that results is usually appreciated by relocators, but the wet basements that come with that high water table rarely are. Not all basements are wet—it depends on the hyper-local topography, the siting of the house (up on hills is usually safe) and whether or not a sump pump, French drain or other waterproofing system has been put in place. Budget for exterior maintenance. While, obviously, you need to budget for interior maintenance as well, if you are from a different climate (particularly one that is warmer and less heavily treed), there are some things to keep in mind. First of all, snow. If you haven’t lived in an area that gets snow, remember to budget for snow plowing of your driveway. You will also need to make sure that snow on your roof, once it melts, has a clear path to drain through the gutters so as not to cause ice dams (the most common source of roof leaks). Best way to make sure your roof doesn’t leak? Clean your gutters at least twice in the fall, depending on your tree cover. Also, as far as trees go, be sure to budget for trimming—you don’t want large limbs hanging over your roof. Be sure you talk to your real estate agent about the home buying process in Pennsylvania. We have no attorney review, as some states do, and we don’t do surveys as a matter of course. Few buyers use attorneys for closing; the title companies do it here unless a buyer wants to use an attorney. If you can familiarize yourself with the standard inspections and their time frames, deposits, etc. contained in the agreement of sale before you write an offer for a home, you will be less likely to be surprised (not a good idea when buying a house). My Home Buying 101 guide lays out the entire process and is part of this Main Line Moving Manual. Within it, there is a section entitled “Nuts and Bolts of an Offer” that delves into the specifics of writing an offer using the standard PA agreement of sale form. 2 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 MAIN LINE NEIGHBORHOOD GUIDE by Jennifer LeBow, relocation specialist BECAUSE "HOME" IS MORE THAN JUST YOUR HOUSE; IT'S YOUR NEIGHBORHOOD, TOO! WHAT YOU NEED TO KNOW TO CHOOSE WHERE TO LIVE ON THE MAIN LINE jenniferlebow.com - 610.308.5973 - [email protected] Jennifer LeBow’s Main Line Neighborhood Guide What areas does the Main Line include? Depending on whom you ask, the Main Line always includes the “lower Main Line,”, which is comprised of Ardmore, Bala Cynwyd, Bryn Mawr, Gladwyne, Haverford, Merion, Narberth, Penn Valley and Wynnewood.