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All Forum Posts by: Chris Smith

Chris Smith has started 1 posts and replied 19 times.

Post: Diary of a POP TOP Second Story Addition Project

Chris SmithPosted
  • Investor
  • Tampa Bay, FL
  • Posts 19
  • Votes 9

Any update on this?

Post: Purchasing vacant land from out of state deceased owner

Chris SmithPosted
  • Investor
  • Tampa Bay, FL
  • Posts 19
  • Votes 9

Sounds like you might need to do a probate in Florida. :( I believe you need to do a probate in each State that property is owned. If you need a referral for a probate attorney I have one. I just had a similiar situation. 


The property was in the deceased mothers name. Daughter was the executor of the estate. Probate done in the state the mother lived (Alabama). Property was located in Florida. Probate had to be done in Florida for a Florida property.

I do not believe they have any "affidavit of death" or similar in the state of Florida to transfer property. 

Hopefully someone can chime in here, but that's what I found when researching my purchase. 

Post: Vacation rentals Pinellas county beaches

Chris SmithPosted
  • Investor
  • Tampa Bay, FL
  • Posts 19
  • Votes 9

I've done a bit a research on it. Most of the cities already have laws restricting them - https://www.biggerpockets.com/forums/530/topics/21...

There are a couple that don't have any laws governing them and now with the new Florida Statue, they can't enact any. But all of the big ones like St Pete, Clearwater, Maderia have laws against it and they can crack down.

That does not stop 100's of people from renting short term there, but I would hesitate to invest in a property like that which required short term rental to make any money. If they crack down on you, they can make your life difficult.

Post: How do i close a deal???

Chris SmithPosted
  • Investor
  • Tampa Bay, FL
  • Posts 19
  • Votes 9

I'm doing land deals, which is what is sounds like you're doing. Did you buy a course? Are you using anyone's system in particular?

Post: Direct mail to delinquent tax land properties

Chris SmithPosted
  • Investor
  • Tampa Bay, FL
  • Posts 19
  • Votes 9

The back taxes follow the property. You will have to pay them off if you are going through a title company. 

Post: How do i close a deal???

Chris SmithPosted
  • Investor
  • Tampa Bay, FL
  • Posts 19
  • Votes 9

@Steven Paul 

I use a company called Talon Title in Hillsborough county. They charge about $500-$600 for smaller transactions (less than $10k). http://talontitle.biz/

If you want to do it yourself and the deal is less than $5k:

Pay to do a title search (I use http://www.easytitlesearch.com/ for about $55), draw up the deed (template from www.uslegalforms.com). 

If you're local, meet with the seller with a cashiers check at a place to get the deed notarized. You need two witnesses for a deed in Florida. Have them sign and hand them the check.

If the seller is far away, get a cashiers check, find a mobile notary close to seller from www.123notary.com. Cost is about $50-$100. Mail the deed to be signed and put the cashiers check in an envelope with the sellers name on it. Tell the notary to give the seller the envelope after they've signed.  The notary arranges the time and place that is convenient to the seller.

I would recommend you do the first few deals through a title company to see how it works. Also, if there is anything tricky about the deed or chain of title I would definitely use a title company. Any sort of trusts, probate, estates, let the title company handle it until you know exactly what you're doing. 

I would only recommend you attempt to do it yourself after you have some experience and the deal is a lower dollar amount (like less than $5k)

Can I ask what was the result of this meeting?

Post: St Petersburg, FL- Short Term Rental Laws?

Chris SmithPosted
  • Investor
  • Tampa Bay, FL
  • Posts 19
  • Votes 9

I've been spending a lot of time researching this for Pinellas County in general.

http://www.stpete.org/Zoning%20Ordinance/Article%2...

A short term rental would not be classified as a "residential use" according to the code. It specifically calls out renting for less than monthly more than 3 times a year.

It would classified as "transient use" which is not allowed in residential

"Residential uses means, for the purpose of these regulations, single-family, child foster home, community residential home, garage apartment, duplex, multifamily, town house, boarding and rooming house, domiciliary and retirement home, and nursing home, which are available for occupancy on no less than a monthly basis, or for less than a monthly basis three or fewer times in any consecutive 365-day period. A use which meets the definition of "transient accommodation use" is not considered a residential use for the purposes of this chapter."

"Transient accommodation uses means a building containing one or more transient accommodation units, one or more of which is occupied by one or more persons, or offered or advertised as being available for such occupancy, when the right of occupancy is for a term less than monthly, such right of occupancy being available more than three (3) times in any consecutive 365-day period. The determination that a property is being used as a transient accommodation use shall be made without regard to the form of ownership of the property or unit, or whether the occupant has a direct or an indirect ownership interest in the property or unit; and without regard to whether the right of occupancy arises from a rental agreement, other agreement, or the payment of consideration. (1) The term includes but is not limited to hotels, motels, recreational vehicle parks, tourist lodging facilities, resort condominiums, resort dwellings, vacation resorts, and dwelling units occupied or available for occupancy on an interval ownership or "time share" basis, when any of the foregoing are made available for occupancy more than three (3) times in any consecutive 365-day period and the right of occupancy is for a term less than monthly."

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You can also call St Pete's Code Enforcement at 727-893-7373 but I imagine they will tell you it is not allowed.

The state law you are referring to is SB 356 http://www.flsenate.gov/Session/Bill/2014/0356/Bil...

The main point being this:

"(b) A local law, ordinance, or regulation may not prohibit vacation rentals, or regulate the duration or frequency of rental of vacation rentals.

This paragraph does not apply to any local law, ordinance, or  regulation adopted on or before June 1, 2011."

The code of ordinances from St Pete is already grandfathered in.

It's true there are tons of vacation rentals all over Pinellas County so it is not strictly enforced but if you get a complaint or you start making your neighbors mad you will likely have some issues. Code enforcement is generally complaint driven.

Originally posted by @Beth L.:

@Jennifer Tan

My 4 Bed/3 Bath pool home near Kissimmee has a monthly running cost of approximately $1,400, not including mortgage payment, cleaning fees (since we have our guests pay, but some homeowners decide to cover this), and any additional maintenance, landscaping, decorating or improvements.

@Beth L.  I live over near Tampa and I was considering a vacation rental. The $1400 seems higher than I would have expected - would you mind breaking it down?