Friday, July 31, 2009

Beverly-Hanks & Associates—Hazardous-Land Disclosure Statement


One of a series of North Carolina Geological Survey landslide prediction maps. Computer technology now allows specified parties to evaluate occupied and vacant residential parcels for probable landslide events.

It is not known whether Neal Hanks Jr., President of Beverly-Hanks & Associates, has been informed that all real property in Buncombe County has been evaluated for hazardous-land conditions.

Disaster Maps Reveal Buncombe County Real Estate Hazards

Federal and state emergency management agencies expect disastrous events such as landslides, wildfires and flooding to impact major residential areas in Buncombe County. These forecasts have prompted the Federal Emergency Management Agency (FEMA) to require real estate risk blue prints as part of the county’s hazard mitigation planning.

The Renaissance Computing Institute (RENCI) has designed computer software that is able to locate by address all naturally hazardous real property locations. Although new to Buncombe County, these real estate risk determinate programs are in place in other multi-hazard municipalities.

Emergency personnel along with county, city and town planners were briefed in March 2009 on the use of the Buncombe County Multi-Hazard Risk Tool and its ability to generate real estate hazard/risk maps. Hazardous-land risk identification tools were installed in Buncombe County computer systems in April 2009.

Examples of Hazardous-Land Data for Buncombe County, North Carolina



Starnes Cove Landslide—NCGS—September 2004


Landslide Hazard Map—Town of Woodfin—April 2009


Landslide reports show parcel count and value for parcels in the unstable area and the upper threshold area.

Homes in Harm’s Way— Landslide Investigations

In March 2009 two newspapers, one national and the other regional, reported on the dire consequences of hazardous-land real estate development. The New York Times and the Asheville Citizen-Times found that thousands of homeowners across the county will face significant uninsurable landslide property losses.

Wildfire Threats


Wildfire Hazard Map—Town of Montreat—April 2009

Wildfire Reports show parcel count and value for parcels at high, medium high or greater, and medium or greater risk levels. Data compiled by the Renaissance Computing Institute.

City of Portland—Hazardous-Land Data

Looking to buy real estate in the city of Portland? Type in an address, such as 6438 SW Burlingame Place- Hillsdale, on the PortlandMaps Web site and you will find that this property is rated for landslides, earthquakes and wildfires.


Photo/Burlingame Landslide—The Oregonian—October 8, 2008



PortlandMaps—6438 Burlingame Place—landslide real estate map

Why was this address chosen? There are two reasons: the first is to illustrate the sophistication of the PortlandMaps system and the second is to demonstrate the accuracy of geological findings. On the morning of October 8, 2008, a portion of the Burlingame lot collapsed and a neighborhood was devastated. The cause of the Burlingame landslide: use of a sprinkler system on unstable slopes.

Beverly-Hanks & Associates

Beverly-Hanks & Associates have thousands of listings in Buncombe County and these properties have been assessed for hazardous-land conditions.

The question is, now that Mr. Hanks is aware of the new Buncombe County real estate risk reports, how can he protect his clients from making unwise decisions? The answer is simple: It’s called a Natural Hazard Disclosure Statement. This pre-sale document has accompanied all California real property hazardous-land transactions since 1998.

The following is a modified version of the California disclosure statement and is an example of the type of risk information that should be included in Buncombe County real estate transactions.

Buncombe County Real Estate—Hazardous-Land Disclosure Statement

Please be advised that you are buying real estate in a federally designated disaster-prone county.

The Renaissance Computing Institute and the Buncombe County Emergency Operations Center have researched hazardous-land data and have determined that extensive real property in Buncombe County is threatened by three expected high-impact geological events: landslides, flooding and wildfires. Every parcel in the county has been assessed for hazard extent and potential market-value loss. Information is available though various planning offices throughout the county.

Buncombe County— Landslide-Hazardous Real Estate

The decision to buy landslide-hazardous real estate should be well-considered. Flood and fire insurance is available to property owners. Landslide insurance protection is not obtainable. The inability to insure this special-risk real estate will have an adverse effect on property values and mortgage refinancing. Please seek legal advice concerning landslide liability.

The maps and reports generated by the Buncombe County Multi-Hazard Risk Tool are “best guess” estimations of probable disastrous events. Flood and wildfire risks are known through published maps available to the insurance industry. Costs to insure these properties are predicated on the level of risk.

Landslide maps, likewise, show generalized questionable building locations. Landslide propensity is only determinable by on-the-ground site surveys. These investigations should be conducted by state licensed engineers.

Sunday, July 26, 2009

The Settings of Black Mountain— Hazardous-Land Disclosure Statement


One of a series of North Carolina Geological Survey landslide prediction maps. Computer technology now allows developers and Buncombe County planners to evaluate occupied and vacant residential parcels for probable landslide events.

It is not known whether Richard W. McWhorter, President of The Settings Development Companies, LLC. and developer of The Settings of Black Mountain has been informed that all Buncombe County real property has been evaluated for hazardous-land conditions. The Settings of Black Mountain Web site does not reference the completed hazardous-land real estate maps.

Disaster Maps Reveal Buncombe County Real Estate Hazards

Federal and state emergency management agencies expect disastrous events such as landslides, wildfires and flooding to impact major residential areas in Buncombe County. These forecasts have prompted the Federal Emergency Management Agency (FEMA) to require real estate risk blue prints as part of the county’s hazard mitigation planning.

The Renaissance Computing Institute (RENCI) has designed computer software that is able to locate by address all naturally hazardous real property locations. Although new to Buncombe County, these real estate risk determinate programs are in place in other multi-hazard municipalities.

Emergency personnel along with county, city and town planners were briefed in March 2009 on the use of the Buncombe County Multi-Hazard Risk Tool and its ability to generate real estate hazard/risk maps. Hazardous-land risk identification tools were installed in Buncombe County computer systems in April 2009.

Examples of Hazardous-Land Data for Buncombe County, North Carolina



Starnes Cove Landslide—NCGS—September 2004


Landslide Hazard Map—Town of Woodfin—April 2009


Landslide reports show parcel count and value for parcels in the unstable area and the upper threshold area.

Homes in Harm’s Way— Landslide Investigations

In March 2009 two newspapers, one national and the other regional, reported on the dire consequences of hazardous-land real estate development. The New York Times and the Asheville Citizen-Times found that thousands of homeowners across the county will face significant uninsurable landslide property losses.

Wildfire Threats


Wildfire Hazard Map—Town of Montreat—April 2009

Wildfire Reports show parcel count and value for parcels at high, medium high or greater, and medium or greater risk levels. Data compiled by the Renaissance Computing Institute.

City of Portland—Hazardous-Land Data

Looking to buy real estate in the city of Portland? Type in an address, such as 6438 SW Burlingame Place- Hillsdale, on the PortlandMaps Web site and you will find that this property is rated for landslides, earthquakes and wildfires.


Photo/Burlingame Landslide—The Oregonian—October 8, 2008



PortlandMaps—6438 Burlingame Place—landslide real estate map

Why was this address chosen? There are two reasons: the first is to illustrate the sophistication of the PortlandMaps system and the second is to demonstrate the accuracy of geological findings. On the morning of October 8, 2008, a portion of the Burlingame lot collapsed and a neighborhood was devastated. The cause of the Burlingame landslide: use of a sprinkler system on unstable slopes.

The Settings of Black Mountain

Mr. McWhorter should be concerned that the permit for The Settings of Black Mountain was granted without benefit of hazardous-land mapping.

The question is, now that Mr. McWhorter is aware of the new Buncombe County real estate risk reports, how can he protect his clients from making unwise decisions? The answer is simple: It’s called a Natural Hazard Disclosure Statement. This pre-sale document has accompanied all California real property hazardous-land transactions since 1998.

The following is a modified version of the California disclosure statement and is an example of the type of risk information that should be included on The Settings of Black Mountain Web site and as part Buncombe County real estate transactions.

Buncombe County Real Estate—Hazardous-Land Disclosure Statement

Please be advised that you are buying real estate in a federally designated disaster-prone county.

The Renaissance Computing Institute and the Buncombe County Emergency Operations Center have researched hazardous-land data and have determined that extensive real property in Buncombe County is threatened by three expected high-impact geological events: landslides, flooding and wildfires. Every parcel in the county has been assessed for hazard extent and potential market-value loss. Information is available though various planning offices throughout the county.

Buncombe County— Landslide-Hazardous Real Estate

The decision to buy landslide-hazardous real estate should be well-considered. Flood and fire insurance is available to property owners. Landslide insurance protection is not obtainable. The inability to insure this special-risk real estate will have an adverse effect on property values and mortgage refinancing. Please seek legal advice concerning landslide liability.

The maps and reports generated by the Buncombe County Multi-Hazard Risk Tool are “best guess” estimations of probable disastrous events. Flood and wildfire risks are known through published maps available to the insurance industry. Costs to insure these properties are predicated on the level of risk.

Landslide maps, likewise, show generalized questionable building locations. Landslide propensity is only determinable by on-the-ground site surveys. These investigations should be conducted by state licensed engineers.

Friday, July 24, 2009

Buncombe County Fails to Disclose Landslide/Wildfire Hazard Real Estate Maps

City of Portland, Oregon





Photo/Burlingame Landslide—The Oregonian—October 8, 2008
PortlandMaps—6438 Burlingame Place—landslide real estate map


Buncombe County, North Carolina



Starnes Cove Landslide—NCGS—September 2004


Landslide Hazard Map—Town of Woodfin—April 2009


Landslide reports show parcel count and value for parcels in the unstable area and the upper threshold area.


Wildfire Hazard Map—Town of Montreat—April 2009

Wildfire Reports show parcel count and value for parcels at high, medium high or greater, and medium or greater risk levels. Hazardous-land data compiled by the Renaissance Computing Institute.

Disaster Maps Reveal Buncombe County Real Estate Hazards

Federal and state emergency management agencies expect disastrous events such as landslides, wildfires and flooding to impact major residential areas in Buncombe County. These forecasts have prompted the Federal Emergency Management Agency (FEMA) to require real estate risk blue prints as part of the county’s hazard mitigation planning.

The Renaissance Computing Institute (RENCI) has designed and installed computer software that is able to locate by address all naturally hazardous real property locations. Although new to Buncombe County, these real estate risk determinate programs are in place in other multi-hazard municipalities.

Looking to buy real estate in the city of Portland? Type in an address, such as 6438 SW Burlingame Place- Hillsdale, on the PortlandMaps website and you will find that this property is rated for landslides, earthquakes and wildfires.

Why was this address chosen? There are two reasons: the first is to illustrate the sophistication of the PortlandMaps system and the second is to demonstrate the accuracy of geological findings. On the morning of October 8, 2008, a portion of the Burlingame lot collapsed and a neighborhood was devastated. The cause of the Burlingame landslide: use of a sprinkler system on unstable slopes.

Renaissance Computing Institute — Hazardous-Land Maps

Emergency personnel along with county, city and town planners were briefed in March 2009 on the use of the Buncombe County Multi-Hazard Risk Tool and its ability to generate real estate hazard/risk maps similar to those of Portland. Hazardous-land risk identification tools were installed in Buncombe County computer systems in April 2009.

Homes in Harm’s Way— Landslide Investigations

In March 2009 two newspapers, one national and the other regional, reported on the dire consequences of hazardous-land real estate development. The New York Times and the Asheville Citizen-Times found that thousands of homeowners across the county will face significant uninsurable landslide property losses.

Buncombe County Government

Buncombe County officials were informed in 1998 that much of the land under their jurisdiction was extremely hazardous and thus unsuitable for residential development. Planning boards throughout the county ignored these emergency management hazardous-land advisories and subdivision permits were granted without regard to public safety and homeowners’ financial security.

Was this risk information ever shared with the public via a Hazardous-Land Disclosure Statement? The answer is no.

Even though Buncombe County officials have refused to acknowledge or publish the Federal Emergency Management Agency’s mandated landslide/wildfire maps, the insurance and mortgage industries, two major stakeholders, are reconsidering their financial risks based on these reports. (Flood Hazard Maps are viewable on the Buncombe County GIS Property Information System.)

Insurance Industry

Wildfires in mountain subdivisions are a serious concern to the insurance industry. It is not generally known that insurers are reducing or restricting coverage in high risk areas. For additional information on this issue please read M. P. McQueen’s article, “Where Wildfires Burn, Insurers Get Cold Feet.” — Wall Street Journal—August 14, 2008

Mortgage Industry

Loans for homes built in areas susceptible to earth movement (reactive soils) are being subjected to new loss-reduction underwriting requirements. For instance, homeowners in the Blue Oaks subdivision in Rancho Murieta, Ca., refinancing requests are predicated on a $7,000 engineering study. Reference: “Cracked Houses: What the Boom Built” M. P. McQueen— The Wall Street Journal— July 1, 2009.

When purchasing real estate in a disaster-prone county; choose wisely, ask questions and most importantly obtain professional advice.

Asheville Board of Realtors— Hazardous-Land Disclosure Statement

City of Portland, Oregon





Photo/Burlingame Landslide—The Oregonian—October 8, 2008
PortlandMaps—6438 Burlingame Place—landslide hazard map


Buncombe County, North Carolina



Starnes Cove Landslide—NCGS—September 2004


Landslide Hazard Map—Town of Woodfin—April 2009


Landslide reports show parcel count and value for parcels in the unstable
area and the upper threshold area.

Disaster Maps Reveal Buncombe County Real Estate Hazards

Federal and state emergency management agencies expect disastrous events such as landslides, wildfires and flooding to impact major residential areas in Buncombe County. These forecasts have prompted the Federal Emergency Management Agency (FEMA) to require real estate risk blue prints as part of the county’s hazard mitigation planning.

The Renaissance Computing Institute (RENCI) has designed and installed computer software that is able to locate by address all naturally hazardous real property locations. Although new to Buncombe County, these real estate risk determinate programs are in place in other multi-hazard municipalities.

Looking to buy real estate in the city of Portland? Type in an address, such as 6438 SW Burlingame Place- Hillsdale, on the PortlandMaps website and you will find that this property is rated for landslides, earthquakes and wildfires.

Why was this address chosen? There are two reasons: the first is to illustrate the sophistication of the PortlandMaps system and the second is to demonstrate the accuracy of geological findings. On the morning of October 8, 2008, a portion of the Burlingame lot collapsed and a neighborhood was devastated. The cause of the Burlingame landslide: use of a sprinkler system on unstable slopes.

Renaissance Computing Institute — Hazardous-Land Maps

Emergency personnel along with county, city and town planners were briefed in March 2009 on the use of the Buncombe County Multi-Hazard Risk Tool and its ability to generate real estate hazard/risk maps similar to those of Portland. Hazardous-land risk identification tools were installed in Buncombe County computer systems in April 2009.

Homes in Harm’s Way— Landslide Investigations

In March 2009 two newspapers, one national and the other regional, reported on the dire consequences of hazardous-land real estate development. The New York Times and the Asheville Citizen-Times found that thousands of homeowners across the county will face significant uninsurable landslide property losses.

Asheville Board of Realtors

Realtors doing business in the city of Asheville and Buncombe County have long been aware of the region’s hazardous-land conditions but this risk information has never been quantified.

Now that all real property has been rated for potential hazardous events, Realtors have an obligation to provide their clients with a Buncombe County Real Estate—Hazardous-Land Disclosure Statement.

The following is a modified version of the 1998 California disclosure statement and is an example of the type of risk information that should be included in Buncombe County real estate transactions.

Proposed: Buncombe County Real Estate—Hazardous-Land Disclosure Statement

Please be advised that you are buying real estate in a federally designated disaster-prone county.

The Renaissance Computing Institute and the Buncombe County Emergency Operations Center have researched hazardous-land data and have determined that extensive real property in Buncombe County is threatened by three expected high-impact geological events: landslides, flooding and wildfires. Every parcel in the county has been assessed for hazard extent and potential market-value loss. Information is available though various planning offices throughout the county.


Buncombe County— Landslide-Hazardous Real Estate

The decision to buy landslide-hazardous real estate should be well-considered. Flood and fire insurance is available to property owners. Landslide insurance protection is not obtainable. The inability to insure this special-risk real estate will have an adverse effect on property values. Please seek legal advice concerning landslide liability.

The maps and reports generated by the Buncombe County Multi-Hazard Risk Tool are “best guess” estimations of probable disastrous events. Flood and wildfire risks are known through published maps available to the insurance industry. Costs to insure these properties are predicated on the level of risk.

Landslide maps, likewise, show generalized questionable building locations. Landslide propensity is only determinable by on-the-ground site surveys. These investigations should be conducted by state licensed engineers.

Wednesday, July 22, 2009

Asheville Area Chamber of Commerce Fails to Disclose Buncombe County Hazardous-Land Real Estate Maps

City of Portland, Oregon





Photo/Burlingame Landslide—The Oregonian—October 8, 2008
PortlandMaps—6438 Burlingame Place—landslide hazard map


Buncombe County, North Carolina



Starnes Cove Landslide—NCGS—September 2004


Landslide Hazard Map—Town of Woodfin—April 2009


Landslide reports show parcel count and value for parcels in the unstable
area and the upper threshold area.

Disaster Maps Reveal Buncombe County Real Estate Hazards

Federal and state emergency management agencies expect disastrous events such as landslides, wildfires and flooding to impact major residential areas in Buncombe County. These forecasts have prompted the Federal Emergency Management Agency (FEMA) to require real estate risk blue prints as part of the county’s hazard mitigation planning.

The Renaissance Computing Institute (RENCI) has designed and installed computer software that is able to locate by address all naturally hazardous real property locations. Although new to Buncombe County, these real estate risk determinate programs are in place in other multi-hazard municipalities.

Looking to buy real estate in the city of Portland? Type in an address, such as 6438 SW Burlingame Place- Hillsdale, on the PortlandMaps website and you will find that this property is rated for landslides, earthquakes and wildfires.

Why was this address chosen? There are two reasons: the first is to illustrate the sophistication of the PortlandMaps system and the second is to demonstrate the accuracy of geological findings. On the morning of October 8, 2008, a portion of the Burlingame lot collapsed and a neighborhood was devastated. The cause of the Burlingame landslide: use of a sprinkler system on unstable slopes.

Renaissance Computing Institute — Hazardous-Land Maps

Emergency personnel along with county, city and town planners were briefed in March 2009 on the use of the Buncombe County Multi-Hazard Risk Tool and its ability to generate real estate hazard/risk maps similar to those of Portland. Hazardous-land risk identification tools were installed in Buncombe County computer systems in April 2009.

Homes in Harm’s Way— Landslide Investigations

In March 2009 two newspapers, one national and the other regional, reported on the dire consequences of hazardous-land real estate development. The New York Times and the Asheville Citizen-Times found that thousands of homeowners across the county will face significant uninsurable landslide property losses.

City of Asheville—Buncombe County Real Estate

Visitors to the Asheville Area Chamber of Commerce website will find links to a long list of Realty members but they will not find any information regarding hazardous-land maps.

It should be apparent to the governing board of the Asheville Area Chamber of Commerce that they have a responsibility to provide a Buncombe County Real Estate—Hazardous-Land Disclosure Statement as part of their Realty website. If members of the board are uncertain about their obligations they should read the following:

U. S. Chamber of Commerce Public Policy Statement
Welcome to Chamber Of Commerce.com, your gateway to a world of resources. Our goal is to help keep you informed as a savvy and knowledgeable consumer.

Our web site contains information for consumers regarding what to look for to avoid being a victim of fraud, how to avoid problems and make better buying decisions.

Saturday, July 18, 2009

Buncombe County Real Estate—Hazardous-Land Disclosure Statement



The following is a modified version of the 1998 California Natural Hazard Disclosure Statement and is an example of the type of risk information that should be included in Buncombe County, North Carolina real estate transactions.

Hazardous-Land Disclosure Statement

Please be advised that you are buying real estate in a federally designated disaster-prone county.

The Renaissance Computing Institute and the Buncombe County Emergency Operations Center have researched hazardous-land data and have determined that extensive real property in Buncombe County is threatened by three expected high-impact geological events: landslides, flooding and wildfires. Every parcel in the county has been assessed for hazard extent and potential market-value loss. Information is available though various planning offices throughout the county.

Landslide-Hazardous Real Estate

The decision to buy landslide-hazardous real estate should be well-considered. Flood and fire insurance is available to property owners. Landslide insurance protection is not obtainable. The inability to insure this special-risk real estate will have an adverse effect on property values. Please seek legal advice concerning landslide liability.

The maps and reports generated by the Buncombe County Multi-Hazard Risk Tool are “best guess” estimations of probable disastrous events. Flood and wildfire risks are known through published maps available to the insurance industry. Costs to insure these properties are predicated on the level of risk.

Landslide maps, likewise, show generalized questionable building locations. Landslide propensity is only determinable by on-the-ground site surveys. These investigations should be conducted by state licensed engineers.

Saturday, July 11, 2009

The Cliffs at High Carolina—Hazardous-Land Disclosure Statement



One of a series of North Carolina Geological Survey landslide prediction maps. Computer technology now allows developers and Buncombe County officials to evaluate occupied and vacant residential parcels for probable landslide events. Home sites in unstable and upper threshold locations are a concern.


It is not known whether Jim Anthony, CEO of the Cliffs Communities, Inc. and developer of The Cliffs at High Carolina, has been informed by the County Planning and Development Board that all Buncombe County real property has been reevaluated for hazardous-land conditions.

Sometime in March 2009 emergency personnel along with county, city, and town planners were briefed on the use of the Buncombe County Multi-Hazard Risk Tool. This risk assessment computer application was designed by the Renaissance Computing Institute to identify residential hazardous-land conditions. These disaster impact reports (landslides, flooding, wildfires) are required by the Federal Emergency Management Agency (FEMA).

The Cliffs at High Carolina

The Cliffs at High Carolina is a 3,200 acre, under construction, residential community near the city of Asheville. Mr. Anthony has permits ( 2006) for 1,300 home sites, a Tiger Woods’ golf course and various recreational facilities.

The Cliffs at High Carolina Property Report— October 21, 2008—states that all of the ninety-nine (99) single-family building lots offered for sale on November 8, 2008 were evaluated by S&ME, Inc., a Raleigh-based engineering firm, for the possible presence of colluvium: an unstable, landslide-triggering soil base. Surveys for the lots in Phase 1 showed evidence of colluvium but the Cliffs’ contractors determined that these soils were well outside these planned home sites. There is no indication in the High Carolina Property Report that the remaining unsold home sites have been investigated for landslide hazards.

The question is, now that Mr. Anthony is aware of the new Buncombe County hazardous-land real estate risk report, how can he protect his future clients from making unwise decisions? The answer is simple: It’s called a Natural Hazard Disclosure Statement. This pre-sale document has accompanied all California real property hazardous-land transactions since 1998.

The following is a modified version of the California disclosure statement and is an example of the type of risk information that should be included in Buncombe County real estate transactions.

Buncombe County Real Estate—Hazardous-Land Disclosure Statement

Please be advised that you are buying real estate in a federally designated disaster-prone county.

The Renaissance Computing Institute and the Buncombe County Emergency Operations Center have researched hazardous-land data and have determined that extensive real property in Buncombe County is threatened by three expected high-impact geological events: landslides, flooding and wildfires. Every parcel in the county has been assessed for hazard extent and potential market-value loss. Information is available though various planning offices throughout the county.

Buncombe County— Landslide-Hazardous Real Estate

The decision to buy landslide-hazardous real estate should be well-considered. Flood and fire insurance is available to property owners. Landslide insurance protection is not obtainable. The inability to insure this special-risk real estate will have an adverse effect on property values. Please seek legal advice concerning landslide liability.

The maps and reports generated by the Buncombe County Multi-Hazard Risk Tool are “best guess” estimations of probable disastrous events. Flood and wildfire risks are known through published maps available to the insurance industry. Costs to insure these properties are predicated on the level of risk.

Landslide maps, likewise, show generalized questionable building locations. Landslide propensity is only determinable by on-the-ground site surveys. These investigations should be conducted by state licensed engineers.

Friday, July 10, 2009

The Buncombe County Multi-Hazard Risk Tool