Monday, March 25, 2019

Build a deck outside my Condo Townhouse - Ontario

What an eye sore...  all that wet mud without vegetation.  I'll just add a deck outside.

Neighbour has one...   Whats the big deal? 

Court Orders Condo Owner to Enter into Section 98 Agreement
After a condo unit owner constructed a backyard deck on the common elements abutting the owner’s unit without obtaining the consent of the condominium corporation, the corporation applied for a court order compelling the owner to enter into a section 98 agreement. (D.C.C. No. 43 v. Bradley)Section 98 of the Condominium Act, 1998 (the “Act”) provides that owners cannot make any addition, alteration or improvement (“Alteration”) to the common elements without obtaining the consent of the corporation and without entering into an agreement that allocates the cost of the Alteration between the owner and the corporation, and also sets out their respective duties and responsibilities relating to repair after damage, maintenance and insurance of the Alteration. The Act further requires that section 98 agreements must be registered on title so that the obligations of the owner relating to the Alteration will be binding on future owners of the unit.A number of telling points were set out in the court decision:§ There is no right vested in an owner to make any Alteration to the common elements;
§ The Act merely provides a mechanism whereby an owner can obtain consent to make an Alteration to the common elements;
§ The consent to make an Alteration is at the discretion of the condominium board and the Act does not limit this discretion;
§ Consent to make an Alteration can be denied for safety concerns, aesthetic reasons and reasons relating to market value, among others;
§ Even if other owners were able to make an Alteration to the common elements without consent and without entering into a section 98 agreement, this does not constitute a waiver of the requirements of Section 98.
The owner had argued that: the deck was needed as the condition of the yard was unsafe, muddy and an eyesore; the deck would be removed prior to the unit being sold; and the owner of the adjacent unit was not required to enter into a section 98 agreement for a similar deck. The owner’s points were determined by the court not to be relevant. The court concluded that the deck was an Alteration that requires maintenance and repair and also gives rise to potential liability and for this reason a section 98 agreement was required.The owner was ordered to either enter into a Section 98 agreement or remove the deck within 30 days, failing which the Corporation is entitled to remove the deck and the charge the costs to the owner as common expenses.Condominium unit owners need to understand that while they own their own unit, they do not have the same rights and freedoms as owners of freehold property. Condominium owners are bound by the obligations and restrictions contained in the condominium declaration and rules and the Act.  

Friday, February 22, 2019

Digital Marketing Build your list

Online marketing trumps traditional marketing in forms of both effectiveness and potential for saturation, but how do you go about marketing a home or condo on the internet? If you're going to set yourself apart, not only do you need to understand the fundamentals and mechanics of digitally marketing real estate, but you also need to ensure you have something that accurately portrays your home.

Simply put, pictures just don't do it anymore. Everyone knows that videos have begun springing up across realtors' websites in an effort to better showcase a home. It's obvious that videos help. However, today, a simple video just won't cut it anymore, nor will great photos. Today, for realtors and prospective home owners to set themselves apart in the digital marketing fray, they need 3D models and showcases of their homes.

3D VirtualTours like this  http://Bit.Ly/LuxuryVT  #Toronto #Etobicoke #Homes 

Let's set a time to talk about your needs

Tuesday, February 19, 2019

Its never about the money; But it is

Is it really about who had the new roller skates in 1965?

Family torn apart by incapacity, ownership, living gift issues

When great wealth is at stake, families are time and again torn apart. In 2018, the Ontario Superior Court of Justice presided over a particularly vicious case involving three siblings, their elderly mother, a sophisticated game-playing spouse, and Mattamy Homes (Rubner v. Bistricer 2018 ONSC 1934).

POA means there are responsibilities.

Who is your Executor? 

Wednesday, February 6, 2019

Toronto Real Estate The Year in Review

Toronto Real Estate Stats and Graphes 

What do you think will happen?

Toronto Real Estate Board says;

TREB President Garry Bhaura announced that Greater Toronto Area REALTORS® reported 4,009 home sales through TREB’s MLS® in January 2019 – up by 0.6 per cent compared to January 2018. On a preliminary seasonally adjusted basis, sales were up by 3.4 per cent compared to December 2018.
“It is encouraging to see the slight increase in January transactions on a year-overyear basis, even with the inclement weather experienced in the GTA region during the last week of the month. The fact that the number of transactions edged upwards is in line with TREB’s forecast for higher sales in calendar year 2019,”

 Garth Turner says:

But here’s the reality. As reported here ten days ago, the current average detached 416 price of $1.174 million is 13.3% lower than it was exactly 12 months ago. Someone needing to sell would have a loss of more than $180,000 plus $47,138 in land transfer tax (paid when they bought) and another $58,700 in commission. The total hit = $285,800, or 21%. The average detached house in the heart of the GTA is changing hands for 12% less than in the Spring of last year and a 25.6% below what it commanded the previous year.

Real Estate is local

We need to look neighbourhood by neighbourhood, street by street.

Not all are down.... 

Where do you get your real estate advice?   Over the fence from Wilson? 

Wednesday, January 23, 2019

Foreign Buyer Tax Surprise - Toronto

Yes! Welcome to Canada!

Welcome to the Toronto GTA 

Glad you would like to put down roots; raise a family, build a life here with us.  Effective April 2017;

You are subject to a Foreign Buyers Tax of 15% in Ontario... 

You must pay this tax if;

foreign national, as defined in the Immigration and Refugee Protection Act (Canada), is an individual who is not a Canadian citizen or permanent resident of Canada.
permanent resident means a person who has acquired permanent resident status and has not subsequently lost that status under section 46 of the Immigration and Refugee Protection Act (Canada).

There are a few exceptions by type of property, residential vs commercial and marital status.

Non - Resident Speculation Tax. 

Time to Buy?  Call 647 218 2414 

Monday, January 14, 2019

Do you really want to be a landlord ???

Why would anyone ever want to be a landlord? Not only will you be subsidizing the person who leases your place (since it costs you more to own than you are receiving monthly), but you’re now obligated to look after this human. Yeah, just like a beagle. The heat and water have to work. The appliances, too. No safety issues. No outstanding repairs. Functioning toilets. And a tough time getting rid of someone, even if they don’t pay the rent. All so you can lose money? Huh?

or you could take a few courses 

Gird your loins with Harry Fine   Paralegal and prepare yourself

Everything has changed in the last 36 months....

Lets talk    647 218 2414 

I still believe in long term investment in real estate to build equity.   This is a ten and 15 year plan; not 9 months.

3D Tours - Virtual OPEN HOUSE

3D Virtual OPEN HOUSES are possible with a Matterport Camera and HOSTING by Matterport  

Sample Condo 

or Best Display of a Luxury Home in Mississauga

If a picture speaks a thousand words imagine the impact of a Matterport 3D Tour with 360°  views. Your condo available to thousands of new Buyers, shared by enthusiasm and social media. 

Virtual tours are hosted for a minimum 6 month period, so that you can use them in additional eBlast Marketing.

[Tours] can be embedded into a website or blog you control,  resized, like you would a YouTube video; they can be linked to TREB Virtual Tours. 

Cost is a minimum of $150 for the first 1,000 square feet then 15 cents psf there after.

Trimming of the model is onsite. (ESTABLISH WINDOW DOORS AND MIRRORS)  Time for scan is approximately one hour per 1,000 square feet.  More open space, timing is faster.  Additional Rooms take more time and more scans. Any camera position can be loaded as 360 degree camera view or high res image.

Floor plans are available at $50 per property.  (turn around 48 Hours) 

Bookings require good daytime lighting. ( near noon is best )

If you would like to schedule a scan contact

If you would like this included with your listing call 647.218.2414 

*Not intended to solicit properties currently under contract