Real Estate Archives

William Kerr Jr. | May 15, 2020

PA Commercial Property Owners: Should You Consider Appealing Your Property Tax Assessments During the Coronavirus Pandemic?

May 2020 marks the second month where lost business revenues, unpaid rent and tenant expense reimbursement could have a significant impact on landlords and owners of commercial and residential income producing properties. What can be done?

With the near universal loss of business revenue during the coronavirus pandemic, everyone is being affected. Lawmakers have enacted The Coronavirus Aid, Relief, and Economic Security Act (CARES Act) preventing evictions, mortgage foreclosures, and related legal remedies typically invoked for the failure to meet real estate based contractual obligations. News outlets report numerous instances where tenants or tenant advocacy groups are pursuing lease concessions, rent reductions, lease modifications, and other similar approaches to addressing tenant concerns during the coronavirus displacements.

Where PA property renters are being aided by legislation preventing evictions and foreclosures, the Covid situation can significantly hinder landlords and property owners ability to collect rents and reimbursements. Income producing properties, such as retail shopping malls and centers, office buildings, apartment complexes, hotels, restaurants, and similar other properties which derive revenue from the use of real estate, have been particularly impacted. While the resultant impacts to real estate derived revenues are hopefully temporary, they all create the potential for very significant near term impacts to real estate owners and managers in the form of disrupted operations, lost revenues and the reduction in real estate values.

The loss of tenant revenues impacts the ability of ownership to pay their own real estate related expenses. Real estate taxes are typically a significant expense line item for income producing properties, typically exceeding ten or more percent of gross rental revenues. Where rent and related revenues are significantly impacted, owners, landlords and managers should consider strategies to reduce real estate tax expenses in the effort to weather the COVID 19 storm.

Commercial property owners should consider a 2021 property tax appeal to reduce property expenses.

Real estate tax assessments in Pennsylvania are directly based on property values. County assessment offices will be re-certifying real estate tax assessments for tax year 2021 over the next few months. Property owners who believe their property may be impacted by the Covid crisis such that the current assessment overstates the actual fair market value of the property should consider filing an appeal for 2021.as part of the2021 re-certification process. Most Pennsylvania counties have appeal deadlines for 2021 of between late July and September 1. If you do not file a 2021 appeal by the upcoming deadline, your right to challenge the assessment for 2021 is permanently lost. For important dates regarding appeals in Delaware County PA, see our breakdown.

In conclusion, if you are the owner, landlord, or property manager of a retail, hotel, office, apartment, or similar income producing property, and you have experienced or expect to experience a significant loss in rental and related revenues generated at or by your property as a result of the coronavirus pandemic, you should consider filing a real estate assessment appeal for Tax Year 2021.

If you would like to discuss whether your property is a candidate for a real estate assessment appeal as a result of the coronavirus situation, please contact William F. Kerr, Jr. at wkerr@highswartz.com. High Swartz’s Real Estate attorneys have significant experience assuring that our client’s properties are properly assessed and taxed in dozens of Pennsylvania counties, including Philadelphia.

Kevin Cornish | March 12, 2020

Storage Unit Laws

Pennsylvania has distinct storage unit laws that protect occupants and owners. And yes, they can auction off your contents.

Have you ever seen an episode of Storage Wars and wondered, can someone legally sell property in a storage facility? Storage Wars takes place in California, and I am not here to discuss California law. However, Pennsylvania does have a law governing self-storage facilities and the short answer, in Pennsylvania, is yes, they can do that.

In Pennsylvania, the Self-Service Storage Facilities Act, 73 P.S. § 1901 et seq. (“Act”), governs these self storage facilities. Importantly, the Act provides that:

the storage facility owner has a lien on all personal property stored in the facility. The lien is superior to all other liens except those that existed prior to the placement of the personal property in the facility. The rental agreement must inform the occupant of this lien.

What if I don't pay my rent?

In the event that occupant fails to pay rent for a period of 30 days, the owner can begin proceedings to sell the contents. The owner must provide notice to the occupant of the default. The notice must be delivered in accordance with the Act and contain information such as:

the amount due
a demand for payment
a lien statement
a designated person for the occupant to contact
statement the contents will be advertised and sold if the delinquent rent is not paid.

The owner also has the right to deny the occupant access to the space until the delinquency is paid.

What if I still don't make the payment?

If the occupant still fails to make payment, the owner can proceed with advertising a sale of the contents. The owner must advertise the sale two times in a newspaper of general circulation. There are various requirements for the contents of the advertisement. Read here and learn of the requirements for each state. Additionally, the sale must occur at least 10 days after the first advertisement.

If the delinquent amount remains unpaid, the owner is free to sell the contents of the storage facility to satisfy the owner’s lien. Third parties can bid on, and purchase, the contents of the storage unit.

If you are a self-storage facility owner or renter, it is vital to assure that your rental agreements comply with storage unit laws and all legal procedures are followed to sell personal property to enforce the lien.

If you have any questions, contact Kevin Cornish at 610-275-0700 or via email at kcornish@highswartz.com.

The information above is general: we recommend that you consult an attorney regarding your specific circumstances. The content of this information is not meant to be considered as legal advice or a substitute for legal representation.

High Swartz | March 9, 2020

Real Estate Transfer Tax in Montgomery County, PA

Real Estate Transfer Tax is something everyone in Pennsylvania needs to address.

Whether you’re dealing with commercial or residential real estate purchases or real estate development in Montgomery County, PA, you will inevitably be faced with having to consider whether you are obligated to pay a real estate transfer tax. Here’s what you need to know.

In Pennsylvania, there is a transfer tax imposed by the state as well as the county in which the property is located. In Pennsylvania, there is a 1% transfer tax. Montgomery County imposes an additional 1%, which is comprised of a .50% local tax and a .50% school tax.

Fortunately, Montgomery County’s real estate transfer tax is consistent with most counties throughout the state and not as high as Philadelphia County, which imposes a real estate transfer tax of 3.278%. So, on top of that whopping number, add another 1% from Pennsylvania and you're paying 4.278% in Philadelphia.

When it comes to real estate transfer tax, most people only think of the sale of property in exchange for money, however, that is only one type of transfer on which the tax is imposed. In fact, transfer tax can apply to other transactions that involve the change in ownership of real estate by deed or other document, including long term leases.

While Pennsylvania provides exemptions from transfer taxes depending on the purpose or type of transaction and the parties involved, the law may not provide for exemption for all real estate transactions. Unlike Philadelphia, the only exemptions permitted for real estate transactions in Montgomery County are those permitted by state law.

Under Pennsylvania transfer tax law, parties such as the federal, state or local government or its agencies are excluded from being required to pay transfer tax on all transactions. However, if the party to whom the property is being transferred is not an excluded party, that party may in fact be responsible for transfer tax if the transaction itself is not excluded. These may include properties purchased at a judicial or sheriff’s sale or from a state or local government agency.

In addition to transfers to and from the federal, state or local government or its agencies, Pennsylvania real estate transfer tax law excludes certain transactions from transfer tax. These may include deeds of correction or confirmation, transactions between certain family members, non-profits, corporations, and trusts. I’ll talk more about transfer tax exclusions in an upcoming blog.

For now, it is important to understand that transfer taxes exist in residential and commercial property transactions and that you may need to consult with a real estate attorney to protect your interests.

For more information regarding real estate transfer tax in Montgomery County, contact us about our legal services. We're one of the top real estate law firms in Norristown. Call 610-275-0700 or email us at info@highswartz.com.

The information above is general: we recommend that you consult an attorney near you regarding your specific circumstances. The content of this information is not meant to be considered as legal advice or a substitute for legal representation.

Kevin Cornish | February 19, 2020

Why Real Estate Commission Agreements Should Always be in Writing

It's easy as a real estate agent to forgo the signing of important documents when performing services for a new client, friend, or family member. All to often, not getting your real estate commission agreement signed could make for issues trying to collect in the end.

As a real estate agent in Pennsylvania, payment for your services is almost always contingent on the sale of a property. Such a commission structure assures that when you have closed a sale, you will be paid for your services. In order to assure that you get paid, your real estate commission agreement must be in writing and signed by your client.

The Real Estate Licensing and Registration Act (RELRA), 63 P.S. 455.606a, provides in relevant part:

“A licensee may not perform a service for a consumer of real estate services for a fee, commission or other valuable consideration paid by or on behalf of the consumer unless the nature of the service and the fee to be charged are set forth in a written agreement between the broker and the consumer that is signed by the consumer. This paragraph shall not prohibit a licensee from performing services before such an agreement is signed, but the licensee is not entitled to recover a fee, commission or other valuable consideration in the absence of such a signed agreement.”

Further, the Pennsylvania Superior Court has upheld the requirement that a real estate commission agreement be set forth in writing and signed. In the case of Coldwell v. Dreslin, the realtor only had an oral agreement with its client for payment of a commission. When the realtor was not paid, the realtor filed a lawsuit to recover its commission. The court ruled that the oral fee agreement was not enforceable.

While it is often standard practice to obtain a written fee agreement prior to performing services, it is vital that the agreement is signed prior to performing any services for a client. Sometimes realtors may begin performing services expecting that the fee agreement will be signed in due course. However, if the client is successful in buying or selling a property quickly, the realtor could face a difficult position if the commission agreement has not been signed. This may be especially true in a situation where the realtor and client are friends, longtime business acquaintances, or family.

If you are not sure if you have an enforceable real estate commission agreement for the distribution of fees, you should contact a real estate lawyer.

As a realtor, you should always obtain a signed fee agreement in Pennsylvania before performing any services for a client. This holds true throughout the Commonwealth including for real estate transactions in Montgomery, Bucks, and Philadelphia County.

For more information about real estate agreement, feel free to contact Kevin Cornish at (610) 275-0700 or by email at kcornish@highswartz.com.

Tom Gabor | October 10, 2019

High Swartz is Legal Counsel for Affordable Housing Finance Award Winner

Highland Hall Senior Housing has been chosen as the seniors housing winner in Affordable Housing Finance magazine’s 2019 Readers’ Choice Awards.

The Highland Hall Complex, located in the Borough of Hollidaysburg, Blair County, Pennsylvania, was completed in January 2018 and provides 53 units of senior affordable housing to the residents of that community. The Development team was led by S&A Homes from State College, PA. The developer will be in attendance at the AHF Live conference in November, in Chicago, where they will formally receive their award.

“Developments like Highland Hall require a great team”, relays Robert Poole, CEO of S & A Homes. “Led by Andy Haines, we had important political support from Former Congressman Bill Shuster, Governor Tom Wolf, State Representatives Judy Ward, Jim Gregory, and former State Senator John Eichelberger. This was a development everyone wanted to happen.”

The design team was led by Upstreet Architects, Keller Engineers, with Arnold Heller and William F. Kerr of High Swartz as the legal counsel, Poole Anderson Construction as General Contractor, and NDC Management as the post construction property manager.

highland hall interior — Highland Hall Interior. *Photo credits: Gatesburg Road Development.*

Highland Hall, originally built in 1867, is listed individually on the National Register of Historic Places as well as being a significant structure in the Hollidaysburg Historic District. The stone building is Italianate style with Classical Revival/Second Empire elements. The limestone for the building was quarried on the property. Situated near the top of a hill overlooking its 4-acre site, Highland Hall is architecturally dominant as well as being a prominent part of the community visible from many areas throughout the neighborhood. This site is so revered in the community it has its own zoning district.

Prior to its current restoration, the building was vacant for 15 years and was in a state of disrepair with serious structural problems. The property has served the community as a County Courthouse Annex and home to several schools including a radio school during World War II, a girl’s school, and a seminary school. The previous property owner had requested a permission to demolish the property before being approached by S & A.

Numerous challenges were overcome so that S&A’s vision for this building could be brought to fruition. In designing the structural changes, preservation of the buildings central historic façade was paramount while simultaneously constructing two new building additions that would complement the historic fabric of the original building. Financing the Highland Hall renovation required perseverance by the development team as it took three attempts over several years in a competitive financing environment to secure the capital needed to complete the restoration. The financing package for the redevelopment of Highland Hall was complex and involved multiple sources of capital. Pennsylvania Housing Finance Agency provided a low interest loan of $1.5 million and an allocation of Low Income Housing Tax Credits. These tax credits were in turn purchased by CREA LLC in exchange for equity to use in funding the complex. Citizens Bank provided a bridge construction loan and also served as a sponsor of an Affordable Housing Program funding via the Federal Home Loan Bank of Pittsburgh.

The complex leased up to full occupancy in 5 months and has maintained full occupancy ever since. The development is one of 22 developments with LIHTC by S & A Homes, which started developing affordable housing in 2000 and continues to this day, focusing on Pennsylvania and West Virginia.

This article was adapted from a press release by Gatesburg Road Development. Photo credits: Gatesburg Road Development.

For more information regarding Affordable Housing, contact our real estate attorneys here at 1.833.LAW.1914.

Kevin Cornish | September 4, 2019

Can a Landlord Evict a Tenant for Late Rent?

In Pennsylvania, it's a landlord's right to file an order for possession in Magisterial District Court if a tenant fails to make timely rental payments.

Once a landlord receives an eviction judgment from the court, and no appeal is filed, the landlord has the right to request an order for possession of the property from the Court. An order for possession gives a sheriff or constable the right to evict a tenant from the leased property. However, a landlord may be faced with a tenant who wants to make payment of the judgment before the eviction.

Tenants in Pennsylvania have the right to pay and stay under the Landlord Tenant Act. 68 P.S. § 250.503(c). This means that a tenant can make payment up to the actual time of the eviction and remain in the property. The landlord would not be permitted to proceed with an eviction. But what amount must the tenant pay? And what amount must a tenant pay if additional rent came due after the date of the judgment?

What amount does the tenant have to pay to stay in the property?

The Landlord Tenant Act requires a tenant to pay “rent actually in arrears and the costs.” 68 P.S. § 250.503(c). This means that the tenant must pay the judgment amount plus the landlord’s costs in obtaining a court order for possession.

How much does the tenant pay if additional rent was due after the date of the court judgment?

In a situation when additional rent comes due after the judgment, a landlord may think that the tenant would also have to pay such additional amounts to remain in the property. However, this is not correct. A tenant is required to only pay the amount of the judgment plus costs, even if additional rent comes due after the judgment and before the eviction. Therefore, a landlord may be faced with a situation in which a tenant pays the outstanding judgment, but is still delinquent in rent. The landlord must then proceed from the beginning with another lawsuit in Magisterial District Court to obtain a judgment and order for possession.

High Swartz LLP real estate attorneys continue a long tradition of handling all aspects of real estate transactions. This work includes the protection of the interests of landowners, buyers and sellers of land, municipalities and developers. This work is a vital area of the firm’s practice, which is situated in the dynamic Greater Philadelphia handling real estate transactions in Montgomery County, Bucks County, Chester County, Delaware County and Philadelphia.

If you have any questions about Real Estate law, please contact Kevin Cornish at 610-275-0700 or kcornish@highswartz.com. Our attorneys in Bucks County and Montgomery County are here to assist you.

High Swartz | August 14, 2019

Best Lawyers Names 9 High Swartz Attorneys

Best Lawyers® has included 9 High Swartz attorneys in its 2020 edition.

High Swartz LLP, a full-service law firm with offices in Norristown and Doylestown, Pennsylvania, is pleased to announce that 9 of its attorneys have been named U.S. News and World Report 2019 'Best Lawyers in America.' Among the highlights and on top of her inclusions as Best Lawyer in Family Law and Family Law Arbitration, Melissa M. Boyd was named Best Lawyers® 2020 Family Law "Lawyer of the Year” in Philadelphia.

High Swartz Best Lawyers® in 2020:

Workers' Compensation Law – Claimants in Doylestown, PA
Thomas E. Panzer

Family Law "Lawyer of the Year - Philadelphia
Melissa M. Boyd

Family Law in Norristown, PA
Melissa M. Boyd & Mary Cushing Doherty

Family Law Arbitration in Norristown, PA
Melissa M. Boyd & Mary Cushing Doherty

Family Law Mediation in Norristown, PA
Mary Cushing Doherty

Land Use and Zoning Law in Norristown, PA
David J. Brooman & Gilbert P. High Jr.

Labor and Employment Litigation in Norristown, PA
Thomas D. Rees

Land Use and Zoning Litigation in Norristown, PA
David J. Brooman

Municipal Litigation in Norristown, PA
Gilbert P. High Jr.

Real Estate Litigation in Norristown, PA
Gilbert P. High Jr.

Municipal Law in Norristown, PA
Gilbert P. High Jr. & William F. Kerr, Jr.

Personal Injury Litigation – Plaintiffs in Norristown, PA
Richard C. Sokorai

Real Estate Law in Norristown, PA
Arnold Heller

Since it was first published in 1983, Best Lawyers® has become universally regarded as the definitive guide to legal excellence. Best Lawyers lists are compiled based on an exhaustive peer-review evaluation. Almost 87,000 industry leading lawyers are eligible to vote (from around the world), and we have received almost 10 million evaluations on the legal abilities of other lawyers based on their specific practice areas around the world. For the 2019 Edition of The Best Lawyers in America©, 7.8 million votes were analyzed, which resulted in almost 60,000 leading lawyers being included in the new edition. Lawyers are not required or allowed to pay a fee to be listed; therefore inclusion in Best Lawyers is considered a singular honor. Corporate Counsel magazine has called Best Lawyers "the most respected referral list of attorneys in practice."

High Swartz | August 10, 2019

Real Estate Transfer Tax in Philadelphia

Do you have to pay real estate transfer tax in Philadelphia? If you’re dealing with commercial real estate, residential real estate or real estate development in Philadelphia the price could get steep. Here’s what you need to know.

In Pennsylvania, there is a real estate transfer tax imposed by the state as well as the county in which the property is located. Pennsylvania imposes a 1% transfer tax on the value of the real estate being transferred, while Philadelphia imposes a 3.278% tax on the value of the real estate being transferred. Philadelphia’s transfer tax is one of the highest rates within Pennsylvania. For comparison, Montgomery County, Pennsylvania's transfer tax is only 1%. It's a lot to take in so you might want to talk with a good real estate lawyer to make sure you're covered.

Sale of Property isn't the only transfer tax. When it comes to real estate transfer tax aka realty transfer tax, most people only think of the sale of property in exchange for money. However, that is only one type of transfer on which the tax is imposed. In fact, real estate transfer tax can apply to other transactions that involve the change in ownership of real estate by deed or other document, including long term leases.

While Pennsylvania and Philadelphia provide exemptions from transfer taxes depending on the purpose/type of transaction and the parties involved, the law may vary between Pennsylvania and the county. There may be transactions that are excluded from Pennsylvania realty transfer tax that are not excluded from Philadelphia's tax and other counties.

real estate transfer tax in Philadlephia and Pennsylvania — Transfer taxes in Philadelphia can get pretty steep.

Although the government is excluded from transfer taxes, you may not be. Both Pennsylvania and Philadelphia transfer tax law excludes the federal, state or local government or its agencies from tax for all transactions. However, if the party to whom the property is being transferred is not an excluded party, that party may in fact be responsible for the transfer tax if the transaction itself is not excluded. These may include properties purchased at a judicial/sheriff’s sale or from a state or local government agency.

In addition to transfers to/from the federal, state or local government or its agencies, both Pennsylvania and Philadelphia tax law excludes certain transactions from transfer tax. These may include deeds of correction or confirmation, transactions between certain family members, non-profits, corporations, and trusts.

For now, it is important to understand that transfer taxes exist in residential and commercial property transactions and that you may need to consult with a real estate lawyer to protect your interests.

For more information regarding the real estate transfer tax, please contact our law offices via our contact form or call 1.800.LAW-1914. We'll have a real estate lawyer review your situation. High Swartz offers a variety of legal services to help clients with almost any legal issue.

Mark Fischer | April 30, 2019

PA Municipalities worried about the Airbnb trend can rest easier

In a recent decision, the PA Supreme Court reversed the Commonwealth Court’s ruling and in doing so, state that Airbnb-type rentals are against residential zoning laws.

Back in March 2018, I wrote about the Pennsylvania Supreme Court’s decision to review a case involving a now-prevalent issue confronted by municipalities across the country…the influx of Airbnb’s in their residential neighborhoods. On April 26, 2019, the Court issued its decision in the case of Slice of Life, LLC v. Hamilton Twp. Zoning Hearing Bd., and in the process made for a lot of happy municipalities throughout the Commonwealth.

The Pennsylvania Supreme Court, in reversing the Commonwealth Court’s ruling, decided that short-term transient rentals (such as those typically found on websites such as Airbnb and VRBO) were not a permitted use in the residential zoning district at issue in the case. The Court stated that “the purely transient use of a house is not a permitted use in a residential zoning district limiting use to single-family homes by ‘a single housekeeping unit.’”

In making its ruling, the Court discussed how most zoning ordinances define the term “family,” acknowledging that many have adopted the phrase “single-housekeeping unit,” which has become a widely-accepted term of art that the courts have defined as requiring the occupants of a home to live and behave like a family in a character that is permanent and not transitory. The Court examined the goals of zoning in general, and more specifically in creating residential zoning districts, explaining that the underlying purpose of creating neighborhoods and a stable community environment support the conclusion that the transient nature of short-term rentals confound this goal and there cannot be a permitted use in such residential zoning districts.

PA Supreme Court comes down hard on Commonwealth Court

Perhaps more astounding than that headline-making part of the ruling is the High Court’s resounding rejection of how the Commonwealth Court has been applying the zoning law in the Commonwealth. Like a parent slapping the wrist of petulant child, the High Court reprimanded the lower appellate court for ignoring prior Supreme Court precedent and creating the false rule that a use not specifically excluded by a zoning ordinance is a permitted use. The Supreme Court corrected this error of interpretation, explaining that the correct rule is that a use is excluded unless expressly included in a given zoning district, with the interpreting body to undertake a “functional analysis” to determine whether the proposed use constitutes a permitted use under the language of the zoning ordinance at issue.

What does the Slice of Life decision mean for PA rental properties in residential districts?

This decision is a significant win for municipalities across the Commonwealth seeking to preserve those underlying characteristics of its residential districts as discussed by the Supreme Court without having to modify their existing zoning ordinances. At the same time, it effectively shuts down the “Airbnb market” in single-family residential zoning districts in Pennsylvania, rendering a major blow to the property owners and online services that depend upon those short-term rentals for their bottom lines. What will remain to be seen going forward is the effect the decision will have on other non-traditional “family” uses in residential districts, such as sober-living houses, that have characteristics of both family and transient uses. The ramifications of the decision will surely be felt for years to come.

2019 Pa. LEXIS 2363 (Pa.S.Ct. Apr. 26, 2019).

Download this article as a pdf here.

Tom Gabor | March 7, 2019

High Swartz Initiates Sale of Historic Norristown Building

High Swartz Law Firm sells corner building at 425 DeKalb Street in Norristown to developer, making way for luxury apartments and restaurant café space. The developer sought to reclaim the building's history, while keeping vintage decor intact.

The residential situation at the corner of DeKalb and East Airy Streets in Norristown was dire. The apartments were in very bad shape and the rent it brought in wasn’t enough for the current landlord to keep the property going. That’s when the partners at High Swartz Law Firm just a couple of doors down stepped in.

Approaching 117 years old, 425 DeKalb is the corner building at DeKalb and East Airy Streets which connects to High Swartz’s offices at 40 East Airy Street. This is significant, as the full-service law firm is the original tenant of their building, opening its doors in 1935. To say that High Swartz is bound to Norristown and its overall history would be an understatement. The firm partners saw the opportunity to acquire 425 DeKalb and keep it under High Swartz ownership until the right development, or developer came along.

Enter Ian Truelove, a British developer from Warminster, PA, his son Dominic Truelove and Jared Gruber of JG Real Estate in the winter of 2017. Ian states that the building had good 'bones' and is a Victorian architectural eye-catcher. It’s an asset worth preserving for Norristown and the Montgomery County community. The potential was there, although the space needed a lot of work. High Swartz quickly initiated the sale, confirming Ian’s sentiment of the building’s significance and its importance to the Norristown neighborhood.

To understand why Ian Truelove was in the position to develop the building you must first understand his background. While on a visit from London, Ian met his wife Jean through mutual friends in the Delaware Valley area. On top of the relationship, Truelove’s reasoning for moving to Montgomery County was his love of its suburban countryside and the convenience of the American way of life. In short, the Trueloves wanted to start a family here, and that they did. Ian and his wife are the proud parents of 10 children, ranging from 19 to 37, 9 boys and one girl.

Left: Reinforcing the flooring. Right: Work being done on original window apertures.

After obtaining historic approval for the project, Truelove requested the assistance of local architects Seiler & Drury for the zoning and code approvals process. Building engineers were hired, consulted and plans were drawn up to solve the structural issues that had manifested over many years. The basement was in total disrepair with distinct mold issues that needed remediation. Father Time and the effects of a nasty fire and roof leaks had caused the central spine of the building to sag. Ian turned to his son Luke to find a way to support the floors during construction.

Left: Restoration of original railings and stairsteps. Right: Reclaimed victorian doors finished in original red paint on top of newly installed solid oak floors.

The good bones that Ian stated the building had made it paramount for him to reclaim as much history as possible. On top of saving the terra cotta roof coping tiles, Ian dismantled, refurbished and reinstalled the original Victorian stair rail. Entry doors were refinished and repainted in period-correct Victorian red. Original window apertures were restored and energy-efficient full-sized sash windows were installed. It was then that the crew discovered an original short stair that had been covered up during apparent mid-century home improvements. When originally built, this stair enabled the shopkeeper and family to have direct access from the home above into the storefront and basement below.

Old and New: Quartz countertops stand next to a Victorian baking oven built into original brick wall in one of the apartments

After almost a year of repairs and rehabbing, the spaces were ready to be unveiled. The restaurant offers a prime opportunity for tenants to appreciate the history of the building. It’s equipped with an ADA-compliant bathroom and second bathroom with original fittings. There is full basement access under the restaurant space and adjoining kitchen. Areas of exposed original red brick embellish the dining area while a reclaimed Victorian enamel stove found in the basement sits as decor. The apartments similarly have a taste of the old and new. Quartz countertops sit next to a Victorian baking oven that now is simply a statement piece. Ornate columns and trimwork were rehabbed and solid oak floors were installed throughout each apartment.

Original trimwork and columns were refinished and restored.

In all, Truelove converted the space into 4 luxury apartments and restaurant space. On February 21, Truelove hosted an open house for local Norristown Zoning and Code Officials and Council members. The feedback has been tremendous and the results speak for themselves. Being able to save an important building from new construction is one of Ian’s proudest accomplishments. That of course, and the births of Jean and Ian's 10 children.

furnished apartment at 425 dekalb and 46 east airy street in norristown pa | Montgomery county

Contact Ian Truelove at hazelnutpropertiesllc@gmail.com or call 215.740.8072 for more information on the available spaces.