All Forum Posts by: Denise Evans

You are allowed to take possession with a certificate. You must take it lawfully, however. That means

1.  The owner gave you permission such as signing something turning possession over to you, or signing a lease with you. OR

2. You obtain an ejectment order from a court after filing an ejectment lawsuit against the owner. They can redeem in that lawsuit, but they have to pay your legal fees. OR

3. The property is LEGALLY abandoned, meaning the owner has departed and has no intention of every coming back, ever redeeming, every selling the property.  If the owner is dead, it is their heirs who must have that intention. A property that is vacant and has been vacant for  along time and is in really bad shape is not, all by itself, abandoned.

It depends on what kind of policy you purchased. The contract controls what your rights are. I think most people with agents get the replacement cost coverage. If you have replacement cost but you decline to replace, then they write you a check for only the actual cash value. If you DIY the replacement but submit proof (photos) the work was done and completed, most will pay you the replacement cost established by the adjuster. Some will not. Ask your agent. If you purchased online and don't have an agent, ask the help desk.

Yes, you can sign a contract to sell property or rights you do not yet own.  Outside the tax sales area, this is common with options, or even just flipping real estate purchase contracts.

You need to have an "out" in case you are not able to purchase the tax rights within a certain time period. It does not have to be done through a closing attorney, but an attorney will have to prepare the deed. Usually there is a $50 to $75 charge for that. If the buyer or the seller is an individual (not an LLC or similar) the party that is an individual can prepare the deed. In Alabama, the deed must say the name and address of the preparer. In Tuscaloosa county, the deed must include the Source of Title. Maybe other counties are similar. I know Jefferson does not require it. There is also a required from that includes information about the transaction. Look up almost any deed filed after 2019 or so, and you'll see the form. You can include the same information in the body of the deed, but most people use the form. If the seller is married or single, you have to say that. If it is a local or out of state entity, you have to say that. (Example: Alpha LLC, an Alabama limited liability company or Bravo, Inc., a Delaware corporation)

Buying over the counter from Alabama Department of Revenue can take a long time. Once you receive a quote, you have 10 days to complete your purchase. Because of wholesaler activity, and people asking for quotes on 5 - 10 different days in a row (extending the effective time period to 50 to 100 days) there is a tremendous backlog in some counties. I have heard of people interested in Jefferson County properties being told they will not get a quote for 4 or 5 years because of that.

Redemption rights in Alabama are exceptionally complicated. Not that difficult once an expert explains them, but it takes a while to explain. And, you have to be able to remember a large number of moving parts to know the answer in any particular situation. There are a lot of so-called experts spouting stuff that is completely wrong because they never completely understood it the first time somebody knowledgeable explained it to them. Or, they never talked to anyone knowledgeable, but just picked up advice for investors who have been lucky, not educated.

Do your homework!

I agree with you, @Eliott Elias, but they've been given inaccurate information. It is not customary in Alabama.

Below is a link to the Alabama law. When the law changed in 2014, there was a very well written article by the manufactured housing association or maybe Dept of Revenue, or maybe somebody else reputable. I can't find it quickly, but perhaps you can find it. I remember it being very detailed as to remedies and very informative.

https://codes.findlaw.com/al/t...

It is not my experience that it is common for landlords to pay utilities except for Section 8 and lower income properties. For Section 8, it makes it easier to control whether the tenant will realistically qualify based on the their income, because housing expenses (rent and utilities) cannot exceed certain ratios. For lower income that is not Section 8, it makes the property more competitive because there is certainty as to monthly expenses.  People generally know if they can afford $1,100 a month in rent that includes utilities, but might be uncertain if they can afford $900 plus unknown amount of utility bills. Some tenants don't care, they will take the gamble. The more cautious ones, who are planful--the kind you prefer as a tenant--like those numbers nailed down so they can budget accordingly and comfortably make a renting decision.

I am the recognized expert in Alabama. You can send me a PM

It depends on what your lease says. If the tenant agreed in the lease that some of the security deposit can be used for a turning fee, then you can use it for that. If the lease is silent on that issue, then the deposit can be used only for damages. Damages are what you could recover in court if you sued the tenant. That means unpaid rent, late charges and fees. It also includes damage to the property beyond normal wear and tear.

No

No. A petition for declaratory relief is simply a lawsuit that asks the judge to declare something, rather than awarding damages (a regular damages lawsuit) or ordering someone to do or stop doing something (request for injunctive relief)  or any of the other remedies such as quiet title, ejectment, mandamus, etc. There are  no magic words for a "deck action" as it is commonly called.  Actually "dec action" but pronounced like "deck."

You set out your facts for why you need the court's help, and you ask the court to declare something. It can be part of any ejectment lawsuit or any other kind of lawsuit.  You can ask for ejectment and damages and declaratory relief in the same lawsuit.  A hundred years ago that was not the case, but things are much less technical and more common sense these days.