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Fannie Mae and Freddie Mac are rolling out a new set of rules aimed at making condos safer. But they come with some extra caveats that would-be condo owners ought to know. This week, the Federal Housing Finance Agency enacted a set of rules announced in March that change insurance requirements for condominium buildings and communities. The new rules require more thorough reviews of a condo association's finances, as well as the building's condition. The new rules also mandate that condo associations carry more reserves for maintenance. FHFA Director William Pulte said the goal was to reduce insurance and other costs, and give buyers "confidence that they can afford the American dream." But Realtor.com® senior economist Joel Berner says the changes also mean it might take a little longer to obtain a mortgage, and there is a risk of higher denial rates. "Where before, purchases were authorized with limited review of a condo association's budget, reserves, insurance, and litigation history. Now, under the required full review, more issues will crop up causing delays and denials," Berner says. "Condo associations and lenders are not used to being required to provide all this paperwork," he adds. Changes in store Condo maintenance has come under tighter scrutiny after the 2021 condominium collapse in Surfside, FL, that killed 98 people. It triggered a series of changes to condominium laws in that state, which led to skyrocketing HOA fees. So, some of the new rules aim to make condos safer. Those changes also make lending more onerous. As of Aug. 3, new rules eliminate faster "limited" condo reviews—a process previously used for up to 40% of loans. Now, all condos must clear a full review of the association's finances, insurance, and the building itself before the mortgage is approved. Another new rule, which takes effect in January, raises the amount that condo associations must save and spend on maintenance. They'll need to set aside 15% of their annual budgeted income assessment for capital expenditures and deferred maintenance, instead of 10%. That's put some owners in a position where they suddenly had to pay more in dues for their association to build its reserves. HOA foreclosures spiked nearly 40% in two years, to 6,376 properties in the first quarter, the Wall Street Journal reported. In March, Mortgage Bankers Association CEO Bob Broeksmit said change is due for the "overly rigid requirements." He estimates tens of thousands of units could be eligible for lower-cost financing from government-sponsored enterprises like Fannie Mae and Freddie Mac Fannie Mae said in March the rules changes would help root out financial problems and risky structural issues. (Valerie Plesch/Bloomberg via Getty Images) But even groups that agree with stronger guardrails for condo buyers caution the process will be more complicated. Dawn Bauman, CEO of the Community Associations Institute, worried that some condos that passed limited reviews might be denied during full reviews. Bauman also disputed FHFA's claims that full reviews will make condo ownership more attainable. "There is no indication that the limited review is leading to more delinquencies or poorer performance of the portfolio that the GSE carries," Bauman said. "It seems to be about a data collection initiative rather than risk management." For condo buyers, Berner says it's important to recognize that these rules changes might mean it takes a little longer to close than it might have before. And it also means they may face higher condo fees. "To smooth the process as much as possible, they should ask for the HOA's reserve study, budget, and insurance certificate as early as possible in the process rather than waiting for underwriting to request it, since a building that fails review can kill the deal late," Berner says. "Buildings that fail their full review or lose warrantability not only complicate the current purchase, but also limit the buyer's ability to resell the condo in the future," he continues. "It's extremely important to purchase in a building that 'plays ball.'"

A $2,400-a-month apartment listing in Los Angeles went viral after advertising a full kitchen but not allowing a stove. Reddit users questioned how renters were expected to cook in this unit. And critics pointed out that the rule could conflict with California Assembly Bill 628, which requires most rentals under new or renewed leases to include a functioning stove and refrigerator. The controversy has also fueled a broader debate about landlord rights and renter restrictions. If you rent a property, it’s important to get familiar with your rights and the steps you can take to protect yourself—before you sign a lease. What property owners can restrict in a rental unit Landlord-tenant laws vary by state and in some cases, by county or city. However, in most cases, landlords have the legal right to restrict tenants in ways that help prevent property damage or limit liability for safety issues. “These restrictions can range from prohibiting illegal activity on the premises to banning pets that aren’t service animals or preventing tenants from using the property for business purposes,” says Hugh A. Woodrow, attorney at Trowbridge Law Firm PC in Detroit, a firm that specializes in landlord-tenant law. Other acceptable restrictions may include prohibiting tenants from modifying the property through construction, demolition, or even painting projects without the landlord’s approval. Landlords can also set limits on noise or other activities that may disrupt other tenants. Additionally, they can restrict the number of people who can occupy a unit to help ensure safe living conditions. What they can’t restrict In most states, landlords must provide rental units that meet basic health and safety standards. “In Michigan, for example, landlords can’t deprive tenants of clean potable water, working and safe electrical services, proper sewage disposal, no pests or rodents, and a properly maintained roof,” explains Woodrow. Landlords are also required to ensure rentals are safe for their intended use—meaning the foundation, walls, stairs, porches, windows, are maintained and do not pose a danger to the occupants. “The landlord’s responsibility is to provide a safe home for tenants to live in, but they usually can set rules about a tenant’s behavior, like no smoking, don’t bring pets, or no waterbeds,” says Seann Malloy, founder and managing partner at Malloy Law Offices LLC in Bethesda, MD. According to Jessica Bober, legal expert at JustAnswer and owner of Bober Law Group in Tampa, FL, all states require a landlord to allow cooking stoves and refrigerators, but some appliances may be banned. “The key is whether the item is a luxury or a requirement. Items such as portable washers, dryers, air conditioners, and space heaters may be restricted as they’re not necessary for basic habitability,” explains Bober. Also, a landlord may restrict the use of items such as deep fryers, indoor grills, and hot plates since they pose a fire hazard and aren’t required to prepare meals. (Realtor.com) How renters can protect themselves If you’re a renter, there are a number of steps you can take to ensure the landlord is treating you fairly and your rights are protected. First off, read the entire lease agreement thoroughly before you sign it. “Consider the following phrases to be red flags: ‘as is,' ‘fully and completely’ or ‘no repairs will be asked,’ and ‘you waive all rights to repairs.’ Landlords generally can’t use a lease to avoid their responsibility to provide a habitable rental,” says Cameron Walker, real estate expert and manager of the Agent Network at Clever Real Estate in St. Louis. If you notice any of these phrases or believe there is an illegal provision in the lease, do some research to determine if it violates local laws. “Free legal-aid clinics and tenant rights hotlines can help you during this process,” Walker adds. Once you confirm a provision is illegal, you may seek a strike-through. “This is where you request that the landlord cross out the provision from your lease, and both parties initial and sign it,” explains Bober. If a provision seems vague, ask for written communication from your landlord so that everyone is on the same page and there are no issues down the road. Lastly, keep in mind that even if you sign a lease containing an illegal clause, the lease will still be legally enforceable except for the clause.

Actress Aubrey Plaza will hopefully have one less thing to worry about before the arrival of her first child—having finally secured a buyer for her Los Angeles home, nearly one year after she put it on the market for $6.5 million. Plaza, 42, who is currently pregnant with her first child with partner Christopher Abbott, originally purchased the home for $4.7 million in October 2022, when it became a marital home for the on-screen star and her spouse, Jeff Baena. However, in January 2025, Baena tragically died by suicide inside the property, and eight months later, Plaza chose to put it on the market, with an asking price of $6.5 million. That ask was lowered to $5.75 million just a few months later. Still, the actress struggled to find a buyer—with sources telling Realtor.com® at the time that, while the four-bedroom abode had come under offer several times, the deals always fell through before they could officially close. By May of this year, the property had been removed from the market altogether, before being relisted a few days later, with a new agent—Carl Gambino of The Gambino Group at Compass—and a much lower asking price: $5.3 million. But it was not until Plaza cut her ask once again, this time to $4.85 million, that the dwelling attracted a much more concrete buyer. Records show that the property is now under contingent offer, meaning that it is in escrow and moving toward closing. It is currently unclear exactly what offer Plaza has accepted; however, the deal comes just in the knick of time for the star, who is due to give birth sometime in the fall. Aubrey Plaza has finally secured a buyer for her Los Angeles home, nearly one year after she put it on the market for $6.5 million—and just weeks before she is due to welcome her first child with partner Christopher Abbott. (Adela Loconte/Variety via Getty Images) Plaza, 42, confirmed that she was pregnant in April, seven months after she listed the home for the first time. (Instagram/Aubrey Plaza) Just last week, the actress shared a mirror selfie in which she could be seen showing off her growing baby bump, pulling up her black shirt to flaunt her stomach, while grimacing at the camera. Plaza confirmed that she and Abbott were expecting in April, just over a year after Baena died—and she later explained during an appearance on the "Smartless" podcast that she was excited to experience everything that motherhood has to hold. "I've always wanted to see what that's all about," she shared. "It just seems so interesting, that whole thing." While she has not shared her exact due date, a source told People magazine that she is due in the fall, describing the pregnancy as a "beautiful surprise" for the couple. "It was a beautiful surprise after an emotional year," the insider said. "They both feel very blessed." That news came just over a year after Baena died—and just seven months after Plaza listed their marital home for the first time. Plaza and Baena—a writer and director—purchased the home together in October 2022, paying $4.7 million for the Los Feliz property. Records show that the property was purchased through a trust managed by an accounting firm located in the same office as Plaza's production company, Evil Hag Productions. The Mediterranean-style dwelling, which features four bedrooms and 5.5 bathrooms, was built in 1928 and appears to have been purchased off market, according to Realtor.com data. The actress purchased the property with her late spouse, Jeff Baena, in October 2022. (Realtor.com) The Mediterranean-style dwelling, which features four bedrooms and 5.5 bathrooms, was built in 1928 and appears to have been purchased off market, according to Realtor.com data. (Realtor.com) In its latest listing, the Spanish-style home is described as being "tucked away on a private street" in the "coveted" neighborhood of Los Feliz Oaks. (Realtor.com) Listing images reveal a tasteful interior, with a neutral, elegant palette used throughout the home, which is filled with natural light. (Realtor.com) Before it was purchased by the couple in 2022, the home last changed hands in 2017 for $3.6 million. In its latest listing, the Spanish-style home is described as being "tucked away on a private street" in the "coveted" neighborhood of Los Feliz Oaks. "Meticulously restored and tastefully updated, the home honors its architectural heritage while offering modern amenities including a screening room, wine cellar, pool, oversized steam room, and a state-of-the-art sound system," the description continues. "This is more than a home ... it's a private sanctuary, brought back to life with care, style, and enduring character. A rare opportunity for those seeking space, seclusion, and authentic Spanish charm." Listing images reveal a tasteful interior, with a neutral, elegant palette used throughout the home, which is filled with natural light. The bright and airy kitchen features large glass doors to the backyard, helping to create a seamless flow between the two spaces. However, there are several pops of color throughout the abode, including a large pink couch in one of the living areas, as well as funky yellow-and-green tile in a bathroom. Pink appears to have been a favorite hue for Plaza, with the primary bedroom painted a very pale rose, while the primary bathroom features fun lighting fixtures in a similar color. Amenities outside of the main residence include multiple outdoor living spaces "designed for dining, lounging, and entertaining," as well as a stunning swimming pool that is nestled on a grassy lawn, with a canopy of trees providing natural shade for the hottest of days. The bright and airy kitchen features large glass doors to the backyard, helping to create a seamless flow between the two spaces. (Realtor.com) "This is more than a home ... it's a private sanctuary, brought back to life with care, style, and enduring character. A rare opportunity for those seeking space, seclusion, and authentic Spanish charm," the description notes. (Realtor.com) The primary bedroom features plenty of windows—and a private balcony. (Realtor.com) Amenities outside of the main residence include multiple outdoor living spaces "designed for dining, lounging, and entertaining." (Realtor.com) In one of the living spaces, an artistic arched window provides a picturesque view of the property's gardens—serving almost as a natural art piece in the space, which also boasts a cozy fireplace. Arches run throughout the dwelling, from the curved front door to the arched doorways that lead from one room into the next in many of the main living areas. Plaza and Baena purchased the home just over one year after they revealed they had secretly tied the knot, with the actress sharing the news in a May 2021 Instagram post in which she referred to her partner as her "darling husband." The couple, who had been dating since 2011, kept their relationship largely out of the spotlight. However, Plaza did previously note that their shared love of the movie industry had been a great boon to their romance. "When you're with someone that is in your field, they understand what you're dealing with on a deeper level," she told People in 2019. "So obviously you are able to support each other and really understand kind of the journey that we're both on." Baena was pronounced dead on Jan. 3, 2025, inside the Los Feliz property he shared with Plaza, with the Los Angeles County Coroner later confirming the cause of death as suicide. Plaza later broke her silence about her struggle to deal with her grief, telling fellow comedian Amy Poehler that her devastation felt like a "giant ocean of awfulness." During an appearance on Poehler's "Good Hang" podcast in August of that same year, the "Honey Don't!" star explained that, while she was doing her best to cope with each day as it came, processing the loss of her husband was a "daily struggle." On April 8, Plaza confirmed through her spokesperson that she is expecting a baby with Abbott, with a source telling People magazine that she and Abbott "feel very blessed," adding that the pregnancy came as a "beautiful surprise after an emotional year." Before the news was shared, Plaza had not publicly revealed the news about her relationship with Abbott, whom she has collaborated with on several projects, including the 2020 movie "Black Bear." They also starred alongside each other in the off-Broadway production of "Danny and the Deep Blue Sea" in 2023.

Florida’s sweeping property tax proposal can't appear on the November ballot with its current title and summary, a judge ruled late on Monday. Leon County Circuit Judge David Frank declared the language “clearly and conclusively defective,” describing the title—“Save Our Homes From Excessive Property Taxes”—as “more akin to a political slogan” than a neutral explanation for voters. He found similar problems with the ballot summary, the brief description voters see on the ballot that is supposed to explain an amendment’s purpose. “The purpose of a ballot summary is to explain what an amendment would do, not to advocate for its adoption,” Frank wrote, ruling in favor of the cheekily named "Save Our Voters From Misleading Ballot Language" and five individual plaintiffs who brought three challenges, the first of which was filed in mid-June. The ruling won't remove Amendment 3 from the ballot. Instead, it bars the secretary of state from using the current wording and gives Florida Attorney General James Uthmeier 10 days to submit a revised title and summary. But the decision undercuts the language Florida Gov. Ron DeSantis used to garner support for reform, and put the Sunshine State at the center of a national movement to reform, even abolish, property taxes. “Today in Tampa, I outlined the Save Our Homes From Excessive Property Taxes plan that will eliminate taxes on homesteads,” DeSantis said when he unveiled the plan in May. “Now is the time to stand up for taxpayers, enact a historic reform, and save the home of every Floridian.” ‘Factually inaccurate’ Among the specific problems Frank identified were claims that the proposal would benefit taxpayers by “exempting homestead properties from taxation” and require “a schedule for full elimination” of nonschool property taxes. Frank found both descriptions “factually inaccurate.” Florida Gov. Ron DeSantis at an event calling for a special session on property tax relief (GovRonDeSantis/X) The ballot language suggested that the amendment would exempt the first $250,000 of a homestead’s value beginning on Jan. 1, 2027. In reality, the nonschool homestead exemption would increase to $150,000 in 2027 and $250,000 in 2028, with inflation adjustments afterward. “The exemption is $150,000 in 2027 and $250,000 in 2028, and is adjusted for inflation,” Frank wrote in directing how the language should be clarified. Also at issue was the description of the proposal as requiring “full elimination” of nonschool property taxes. “The actual proposed constitutional language does not require ‘full elimination,’” Frank wrote. The amendment would direct the Legislature to create a process allowing counties and municipalities to increase the exemption “up to” a home’s full assessed value. Local governments could choose whether to grant those additional exemptions Similarly, Frank rejected the title’s suggestion that the amendment would necessarily save homeowners from higher tax bills, arguing that local governments could respond to the smaller tax base by raising millage rates or imposing special assessments, potentially offsetting the benefit of the larger exemption. Indeed, research from the Tax Foundation has shown how difficult it would be to replace property tax revenue equitably, and doing so could make Florida’s tax system less neutral by favoring some classes of property over others and discouraging purchases in the more heavily taxed categories. Then there was the claim that the amendment would ensure funding for core services. A legislative analysis cited in the ruling estimated that the measure would eventually reduce local, nonschool property-tax revenue by $11.86 billion annually. “By substantially reducing the local property tax base, the proposed amendment is likely to decrease the revenues available to local governments to fund core services,” Frank wrote. “The amendment cannot fairly or accurately be described as ‘ensuring funding.’” What happens to Amendment 3 now Opponents will have 10 days to challenge the replacement title or summary after Uthmeier submits the rewritten language. The court will retain jurisdiction over any further dispute. The measure will need support from at least 60% of voters in November to become part of the Florida Constitution. But it may move forward without DeSantis leading the campaign for its passage. “I don’t think so,” DeSantis said when asked by a Florida Phoenix reporter whether he would campaign for the amendment. “What the Legislature did wasn’t my proposal,” he said. “We had a proposal, and I felt an obligation if that were on the ballot to lead the effort.” DeSantis’ original plan reached further than the measure lawmakers ultimately approved. That proposal would have affected property taxes used to fund public schools, included a path to a $500,000 homestead exemption, and created a state trust fund to help local governments maintain core services. "The question is timing," he said on "Hang Out With Sean Hannity" in March. "How quickly can you get to where your personal residence is excluded from your property? "Some rich guy from Brazil buys a mansion in Miami, they can still be taxed," he continued. "So, what'll happen is we'll take the homestead revenue [out], and the rest of the revenue will continue to grow like it has. It's doable." Lawmakers instead excluded school levies, removed the trust fund, and capped the scheduled exemption at $250,000 beginning in 2028. Any further move toward eliminating nonschool property taxes on homesteads would depend on future legislation and decisions by local governments—the distinction Frank found the ballot summary failed to make clear.