unit 4 Flashcards
As is true with other states, Texas has enacted a variety of natural resource preservation laws—so-called green laws—to protect the environment and the natural beauty of the state. What agency is responsible for enforcing those laws?
The Texas Commission on Environmental Quality
What local government option is available to communities experiencing a deterioration of their center cities?
Tax increment reinvestment zones
What is an example of a situation in which one would need to obtain a conditional-use permit?
a. Adding an aboveground pool in a backyard
b. Managing a bed and breakfast in a residential neighborhood
c. Remodeling a garage into a playroom
d. None of these
b. Managing a bed and breakfast in a residential neighborhood
How does groundwater contamination occur?
a. Pesticides
b. Waste disposal sites
c. All of these
d. Underground storage tanks
c. All of these
The Garcias have installed a solar panel system for their home. What kind of reimbursement can they get for the cost of the installation?
A property tax exemption for the portion of the appraised value that arises from its installation
A homeowner may apply for a federal residential renewal energy tax credit to get a credit toward installation of which of the following systems?
A solar water heater
Some examples of public ownership of land include all of the following,EXCEPT
a. a highway.
b. a commercial building.
c. a neighborhood park.
d. a city hall.
b. a commercial building.
Which of the following is suspected of causing serious health issues, although to date there is no proof?
Electromagnetic fields
Which amendment to the U.S. Constitution allows governments to enforce controls over the use of privately held land?
The 14th Amendment
Which of the following is theBESTexample of a green building program?
a. Using green grass, such as St. Augustine, for landscaping
b. Building a greenhouse in the backyard of a residential property to grow vegetables
c. Using native plants in landscaping that don’t need extra watering for landscaping
d. Using a ducted whole-house vacuum cleaner in a residential property.
c. Using native plants in landscaping that don’t need extra watering for landscaping
A subdivision declaration reads, “No property within this subdivision may be further subdivided for sale or otherwise, and no property may be used for other than single-family housing.” This is an example of
a restrictive covenant.
Which of the following isNOTa component of an Energy Star‒qualified home?
a. Effective insulation
b. High-performance windows
c. Efficient heating and cooling
d. Ducted vacuum cleaners
d. Ducted vacuum cleaners
A landowner wants to build a bed and breakfast in a neighborhood zoned single-family residential. Because a bed and breakfast is marginally acceptable under the local zoning ordinance, the landowner may
apply to the planning and zoning commission for a conditional-use permit.
Which statement isNOTgenerally connected with green environmental initiatives?
a. Green buildings utilize all new materials rather than old, recycled materials.
b. Green tax incentives are available through state and federal governments to encourage homeowners to increase the energy efficiency of their homes.
c. Green buildings are designed to protect occupant health and improve employee productivity.
d. Green mortgages permit lenders to adjust qualifying criteria based on lower utility bills.
a. Green buildings utilize all new materials rather than old, recycled materials.
Zoning variations that result in small areas that differ significantly from adjoining parcels in a way that isNOTin harmony with the general plan for the area might be considered
a. buffer zoning.
b. spot zoning.
c. incentive zoning.
d. directive zoning.
b. spot zoning.
Which of the following is an example of a variance?
a. A zoning map amendment that allows a convenience store in the middle of a residential area.
b. The owner of a small restaurant is able to keep the restaurant open until it is sold after a city has rezoned an area from commercial to residential.
c. A homeowner needs to get a permit to build a home that encroaches on a side-yard setback.
d. A person wants to build a bed and breakfast in an area zoned residential.
c. A homeowner needs to get a permit to build a home that encroaches on a side-yard setback.
The Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) was passed to correct the environmental problems caused by
uncontrolled hazardous waste sites.
How many properties may benefit from a zoning variance?
No more than one property may be granted a variance.
After a structure has been built, altered, or repaired, what does a city building inspector issue to indicate that the structure has been inspected and found satisfactory?
A certificate of occupancy
Which isNOTtrue regarding liability for cleaning up uncontrolled hazardous waste sites under the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA)?
a. A landlowner’s liability for hazardous waste site cleanup includes the cleanup of only the landowner’s property.
b. A landowner who is not responsible for the contamination on his property can seek reimbursement from previous landowners or other responsible parties; but if other parties are not available, even a landowner who did not cause the problem could be solely responsible for the costs.
c. Potential responsible parties are identified and ordered to take responsibility for the cleanup.
d. A landowner may be liable for cleanup when contamination exists—regardless of whether the contamination is the result of the landowner’s actions or those of others.
a. A landlowner’s liability for hazardous waste site cleanup includes the cleanup of only the landowner’s property.
What is a TIF district?
A tax incremental financing district
Jonathan just moved into his new home. A neighbor told Jonathan that there are electromagnetic fields (EmFs) on his property. Which isNOTtrue of the EmFs on his property?
a. They are caused by the movement of electricity.
b. They are present only near high-tension wires or large electrical transformers.
c. They are a suspected but unproven cause of cancer, hormonal abnormalities, and behavioral disorders.
d. They are generated by all electrical appliances.
b. They are present only near high-tension wires or large electrical transformers.
Police power allows regulation of all of the followingEXCEPT
a. the number of buildings.
b. building ownership.
c. building use.
d. the size of buildings.
b. building ownership.
Asbestos isMOSTdangerous when it
a. crumbles and becomes airborne.
b. is wrapped around heating and water pipes.
c. gets wet.
d. is used as insulation.
a. crumbles and becomes airborne.
Bill conveys a lot to Jane by a deed that includes a provision forbidding the sale of intoxicating liquor on the lot and provides that in case of violation, the title returns to Bill. This provision is an example of
a deed condition.
What are some of the unique characteristics of a home built under the guidance of the EPA’s Green Building Program?
Homes take advantage of recycled materials in construction and are wary of introducing contaminates such as glues, carpet chemicals, and toxic cleaners.
What is an EEM used for?
To finance the purchase of a new energy-efficient home
Zoning powers are conferred on municipal governments
by state enabling acts.
A homeowner has installed a solar water heater in her home. She may apply for which of the following tax incentives?
A federal tax credit for 30% of the installation cost
An existing building in a location that has newly been rezoned for different purposes (meaning it is now nonconforming) may be grandfathered to continue its historic use until what happens?
a. The building is sold.
b. All of these occur.
c. The building is torn down.
d. The building is no longer used for its current purpose.
b. All of these occur.
Underground storage tanks are dangerous for which of the following reasons?
The possibility of exposure to leaking gasoline
A city has rezoned an area from commercial to residential. The owner of a small restaurant is able to keep the restaurant open until it is sold based on which of the following zoning theories?
Nonconforming use
The duty to know the environmental disclosures that must be given in each transaction before the execution of a contact is
the real estate agent’s.
Zoning powers are delegated to which of the following in Texas?
Municipalities
InMOSTTexas homeowners insurance policies, mold-related claims
a. none of these.
b. are covered.
c. are not covered.
d. are covered as exceptions.
c. are not covered.
Whose responsibility is it to make sure that all environmental issues (lead-based paint, asbestos, ground contaminants) are acknowledged by the property and the seller and disclosed to the potential buyer?
The real estate agent’s responsibility
The following are all considered renewable energy technology for purposes of obtaining a state tax exemptionEXCEPT
a. solar water heat.
b. wind.
c. passive solar space heat.
d. chilled water cooling.
d. chilled water cooling.
Real estate sales agents and brokers need to be aware of Commission on Environmental Quality actions because the commission
regulates declaration of chemical contamination (Superfund) sites that could be located near housing and affect values.
Which of the following is an example of aesthetic zoning?
a. To require that a new building in an area cannot be taller than 10 stories
b. To encourage use of land for its highest and best use
c. To require that a new building dedicate the street floors to retail establishments
d. To require that a new building look like other buildings in the area
d. To require that a new building look like other buildings in the area
What are buildings that produce as much energy as they consume called?
Zero net energy buildings
Which is theMOSTpopular of the green home-energy rating systems among homebuilders?
a. NGBS
b. LEED
c. ENERGY STAR
d. Green America
c. ENERGY STAR
Which of the following environmental risks requires a specific disclosure on the lease or sale of properties build before 1978?
a. Underground storage tanks
b. Radon gas
c. Lead
d. Mold
c. Lead
A planned unit development (PUD) is an example of
multiple-use zoning.
An investor purchased a small building used as a coffee shop; before that, it was a day care center. During the due diligence process, the investor discovers that there are leaking underground storage tanks (USTs). She purchases the property anyway. What is the previous owners’ liability for the cost of remediation?
The previous owners are liable if they had knowledge of the tanks.
How is radon produced?
From the decay of other radioactive materials in rocks under the surface of the earth
Francisco is a real estate sales agent. He shows a pre–World War II house on city water and sewer to Teresa, a prospective buyer. Teresa has two toddlers and is worried about potential health hazards. Which of the following isTRUE?
a. Because the house is approximately 60 years old, Teresa should have the water tested for polychlorinated biphenyl.
b. There is probably no asbestos insulation in the home.
c. There is very little risk of mold on the premises.
d. Because the house was built before 1978, there is a good likelihood of the presence of lead-based paint.
d. Because the house was built before 1978, there is a good likelihood of the presence of lead-based paint.
