Cotton Valley-STX

Shelly -

Just an FYI - you will find many homes with rebar out the top - it's the precursor to adding on later. I've heard that you get some sort of a break on taxes or something if you do it that way, but I don't really know the scoop. It's not an uncommon thing to see at all - different from what you are used to, but it makes sense in an island-y sort of way! You will see it everywhere, and many of those folks may have no immediate intent to add...but with a concrete structure, it makes a ton of sense to do it that way.

Good for you on finding a rental, and welcome!

Becky R,

When my brother came to visit, di what he loves to do best -- talk to the longtime residents about life in their world. He was told by several people that homes that are still under construction are exempt from property taxes until they are completed. Having exposed rebar on your home is adequate evidence to prove that you under construction.

This sounds like a loophole that's too good to be true, but there are a whole lot of homes, including a really large, nice one across the street from us, that have random pieces of rebar exposed.

Alexandra mentioned that she is involved in property development, so I'll bet she can tell us if this is urban legend or real, but wacky, public policy.

--HC

HC -

I heard an explanation from someone else, though not a local, a couple of minutes after I posted....and that was that homes with rebar are still considered "under construction" and therefore subject to a different (I guess less cost) insurance. Surely hoping one of the regulars will help clear this one up for us...

Becky...

I sure wish I'd have heard these stories before our massive renovations were finished. I'd be more than happy to trade some unsightly rebard sticking out of my roof or a side wall in exchange for saving hundreds or even thousands of dollars a year on insurance and taxes! *lol*

--HC

As a frequent visitor to STX and also a licensed builder in Michigan, I'm amazed at some of the things I see in STX. I'm well aware of "Island Time" and "Island Mentality" so things may be different in the USVI, but in Michigan you need a Certificate of Occupancy to live in a house. They will not grant you one if your house is "under construction". Obviously if it's an addition you allowed to live in the existing home during construction. Your taxes won't be reassessed until the addition is complete.

What I find amazing in STX is that there's no time limit on how long it takes to build your house and how long you can go without any construction activity. How many years can you use the "Material Delays" defense?

In non-occupied homes I'll believe the low property tax myth/truth.

But at the same time we are talking about the dysfunctional USVI Government so it wouldn't surprise me that it's true.

Ted

P.S. I may be amazed at the code violations I see in STX but they haven't stopped me from visiting at least once a year. On one hand the government may be dysfunctional but on other hand there's either a lack of lawyers on STX or a lot of common sense judges that don't let frivolous lawsuits get anywhere.

You need a "certificate of occupancy" in Michigan to live in your own house? Or do I misunderstand? I hope.

JW

Thoogie, You crack me up! "Lack of Lawyers" on STX !!???!! "Judges that don't let frivilous lawsuits get anywhere" ?!!!
You DO need to visit more often. 😉
(sorry, that was off subject, but I got a good chuckle out of that)

You need one in Connecticut. It's one way to keep the local politian's brother-in-law employed as an inspector. It's one of those fees you pay at the closing.

thoogie,

Part of the covenants and restrictions of my neighborhood is that you cannot occupy the house until you are granted an occupancy permit by the homeowners' association, and your house must be complete before said permit is granted.

There is also a time limit for construction...used to be one year but they have relaxed a little, I think it's 18 months now. There is an architectural review board that has to approve your plans before construction can begin, and there is a whole list of stipulations that must be followed by the builder, like for example the dimensions of columns and the type of material used for roofing.

So, it depends on where you build.

Wow, that's a cool loop hole....exposed rebar. Hell when I build I'll have rebar flying out everywhere then. Kinda like a sea urchin.....

Jeff

Jim - the Certificate of Occupancy is what the final building inspector issues when new construction is deemed complete and ready for an inhabitant. It wouldn't be required for subsequent sales of the property. If a property were condemned and then renovated, it would need a new certificate to allow someone to move in again.

I have heard of the "no taxes while building" law in the BVI's, but have not come across any properties on STX that aren't paying any tax at all during a lifelong building process. The property is taxed as vacant land until enough is built for the property to be occupied. Once the tax assessor gets around to reassessing the property with its first living unit, it may be many years before a new assessment is done... so even if you add on substantially, you may pay very low taxes until you sell or until it is reassessed.

You do not get billed for taxes on expected future improvements, fortunately. Locals build their houses in phases, adding on as their family grows and their income allows. When a couple gets married and starts to build their home, there is no reason for them to build a 3-unit, 4000 square foot property initially when they won't use most of that space for many years. Leaving rebar ready for the future growth makes sense.

Travelwoman,

In response to your comments, let me plead guilty to ignorance by reason of stupid tourist.

Below are a few examples from which my comments were based:

At the Danish Manor interior Romex wire was nailed to an outdoor tree to a working light fixture. Code and saftey violations.

Walking down Company Street toward Times Square there's a 3' or 4' gap between two buildings. The 4' high fence must not have been enough people from hanging out there so somebody put a board with about 100 rusty nails pointing up on top of it.

All of the abandoned hurricane homes that have open cisterns that are unsecured. A "No Trespassing" sign means nothing to a lawyer when a child is injured/killed because of an "attractive nuisance".

You know firsthand what goes on in STX and I only assume things. If lawsuits are bad down there they must only be worse in Michigan. I'm constantly in the CYA (Cover Your A**) mode. I'll show prospective clients the phrase in their homeowner's policy that basically states that "Any injury or loss of property caused by home construction that did not follow local building codes IS NOT COVERED by this policy", but they still go with the other guy because he said he can build their deck 5 feet off the ground without railings so it doesn't ruin their view in order to save them $1000.

Can you tell I'm a little frustrated? My scheduled happy time is March 15-25.

I guess the grass is only greener on the other side of the fence when you're visiting.

How much are you asking for your property, & where can it be seen. I know someone ready to buy.

Jane's house now has a sale pending.