First Time Buyer Incentive

How do I know how much I have to pay back?

• You receive a 5% incentive of the home’s purchase price of $200,000, or $10,000. If your home value increases to $300,000 your payback would be 5% of the current value or $15,000.

• You receive a 10% incentive of the home’s purchase price of $200,000, or $20,000 and your home value decreases to $150,000, your repayment value will be 10% of the current value or $15,000.

You can repay the Incentive at any time without a pre-payment penalty. You have to repay the Incentive after 25 years or if the property is sold. The repayment of the Incentive is based on the property’s fair market value:

NOTE: If your property value goes down, you are still responsible for repaying the shared equity mortgage based on the current home value at time of repayment.

https://www.placetocallhome.ca/fthbi/first-time-homebuyer-incentive.cfm


@GarthTurner says First, the 5%  Justin-mortgage-helper limits the borrowed amount to four times the income of the borrower ($120,000 or less), which is less than the banks now offer every day. The formula also limits the purchase price to around $500,000, which buys a nice garage in Kits. But the worst aspect of this plan is the pay-back.

Once a borrower signs on for a shared-equity mortgage they’re obligated to share any gain with the feds after 25 years, or when the property’s sold. Since the purchase price is low, odds are the kids are buying fixer-uppers and will pour a lot of extra cash into renos over the next few years. Add in any market appreciation, and you can see the problem. A 5% helping hand on the original low purchase price can turn into a big cheque to Ottawa upon the sale a decade or two later – coming right out of the tax-free principal residence capital gains exemption.

Now, why would anyone sign on for that? And yet will federal advertising for this program? 

Reverse Mortgage You really want it?

An Excellent perspective.

Reverse Mortgage
A reverse mortgage is simple. You get a bag of money to spend on anything and never have to pay it back. In return the lender goes on the title of your house and charges you interest and fees that you never really see. So over time the debt grows – the opposite of a conventional mortgage. The money is eventually returned to the lender when you sell the property or croak, in which case your estate pays.
The advantage is tax-free funds and no payments. The disadvantage is you’re eating up your real estate equity every month. For example, a 70-year-old living in a paid-for $1 million house, qualifies for a reverse mortgage of about $350,000. If that cash lasts for ten years of expenses, at age 80 the reverse mortgage debt will have grown to $670,000. Seven years later it will top $1 million. The heirs will be pissed.Want it?  https://www.greaterfool.ca/2019/04/23/in-reverse/

What you want can bite you later

Call to book an appointment 
http://Calendly.com/DavidPylyp

Home Energy Audits ONTARIO

You need a lawyer.

You need a Real Estate Agent.
You will see the Home Inspector.
You need a Stager / Painter / Decorator

You paint, you clean, you fluff pillows.
You wait for a buyer.  Now the home you have lovingly cared for, for 35 years requires an ENERGY Audit in addition to the anticipation and stress of selling.

Thank you 

If governments follow up on this demand, the impact will be felt by everyone who owns a house. And with audits typically priced at $400 to $600, this is not an insignificant obligation. This burden will inevitably fall hardest on modest-income homeowners. Mandatory energy audits will also punish owners of older, less energy-efficient homes. If you own a heritage home today, be warned that your house will become harder to sell in the future, as disclosure of energy costs becomes yet another item to be obsessed over by prospective home buyers along with local schools, commuting routes and potential neighbours.


Ontario has promised to pay the full cost of these audits: an expense of approximately $125-million per year. But this commitment only covers the first two years of the program. Anyone planning to sell their house after 2020 may end up having to shoulder the full or partial cost. That’s because the money to cover these free audits is supposed to come from the province’s share of income taxed from the province’s cap-and-trade program. If revenue from cap-and-trade disappoints, someone else is going to have to pick up the tab. Who might that be?  http://business.financialpost.com/opinion/mandatory-energy-audits-would-impose-costly-time-consuming-burden-on-home-sales

Singularly its a great thing.

When done in addition to all the other CONSTRICTING EVENTS of 2017;
Stress Test on Mortgages
Foreign Buyers Tax
Fall in Real Estate Values 2017

Now a Home  Mandatory Energy Audit.

Its getting harder to sell homes.

http://DavidPylyp.com

Matterport Press Release

Matterport(R) Announces Local Entry  Into Canadian Real Estate Market SUNNYVALE, CA--(Marketwired - May 04, 2016) - Leading immersive media company,Matterport®, today announced its formal entry into the Canadian market. In addition, the company is demonstrating its revolutionary technology for showcasing properties at Canada's largest real estate tradeshow -- REALTOR® QUEST -- in Toronto on May 4-5th. "Matterport provides agents and brokers with a powerful marketing tool that gives home sellers confidence that their home is being presented in the absolute best way possible," said Bill Brown, Matterport CEO. "We make this possible by delivering a system that's incredibly easy for anyone to operate, even easier than creating a traditional 2D photo gallery. By allowing homebuyers and renters the ability to experience a property as if they were there, from any laptop or mobile device, our simple end-to-end solution allows real estate agents, brokers, photographers, portals and MLSs to showcase listings in a more engaging and personal way than ever before. We are excited to help our Canadian customers and partners grow their businesses." On display at REALTOR® QUEST in booth 819 will be the Matterport Pro Camera and 3D Showcase, a Web-based player that can be embedded directly into the listing site to give the viewer a real feel for what it's like to walk through a space. It allows the user to move through a space naturally and then even zoom out to see a unique, full-color 3D floorplan (called dollhouse view) or a 2D color floorplan. Also on display will be powerful Matterport features, including: Mattertag™ Posts, which let agents annotate property highlights in 3D throughout the space that really "sell" the listing The new iOS Showcase app, which allows agents and brokers to have access to all of their 3D property listings offline -- when Wi-Fi is not available Other exciting features that include measurements, schematic floor plans, and VR models With Matterport 3D Spaces, Canadian real estate professionals will be able to engage buyers across the globe as if they were next door. Tens of thousands of agents and brokers have successfully used Matterport to help win and market over 100 thousand listings so far. To date, there have been almost 40 million views of Matterport Spaces. Real estate professionals in the greater Toronto area have already embraced Matterport technology to engage more buyers, close transactions more quickly, and win more listings. "I was recently lucky enough to have one of my listings photographed for a Matterport 3D Showcase," said David Pylyp, Senior Agent with RE/MAX in Toronto. "If you are not familiar with this technology, it might just be the coolest thing in real estate marketing since the marriage between the digital camera and the Internet. The Matterport technology is light years ahead of anything I have seen in real estate marketing. Plus, the wow-factor with my clients is unprecedented." In addition to obtaining Matterport scans from local Matterport Service Providers across Canada, agents can now purchase their own Matterport cameras. To learn more, visithttps://matterport.com/order-international/ or visit Matterport at REALTOR® QUEST in booth 819. To find a Matterport Service Provider (MSP) in your area, visithttps://matterport.com/find-a-photographer/. For more information about becoming a MSP in Canada, visit https://matterport.com/become-an-msp/. About Matterport Headquartered in Sunnyvale, CA, Matterport is an immersive media technology company that delivers an end-to-end system for creating, modifying, distributing, and navigating immersive 3D and virtual reality (VR) versions of real-world spaces on web and mobile devices. The Matterport Pro Camera and Cloud Services make it quick and easy to turn real-world places into immersive virtual experiences. With the introduction of the Matterport 3D Showcase web player, Matterport has made it incredibly easy for anyone to move through virtual spaces as if they were there, from any desktop or mobile browser. With the addition of VR Showcase, users can now experience Matterport Spaces from a Samsung Gear VR headset, with additional device support coming soon. To learn more, visit matterport.com. FOLLOW US ON: Twitter@Matterport FacebookLinkedIn MEDIA CONTACT: Tim Smith 415-350-3019 press@matterport.com

Read more: http://www.digitaljournal.com/pr/2926310#ixzz47pc5XLAk


You can contact a Matterport photographer right here in Toronto, ON Canada
http://www.digitalimagingtoronto.com/

I will need to get an appraisal of the property done as of the date of death Ontario Canada

New legislation in Ontario Canada requires the Executor of an estate to provide as estimate of assets.

The estate administration tax is imposed on the value of all the property that belonged to the deceased at the time of his or her death less the actual value of any encumbrance on real property that is included in the property of the deceased. It is a requirement under the Estates Act that this value be disclosed when the estate representative files an Application for a Certificate of Appointment of Estate Trustee with the Superior Court of Justice. The estate administration tax must be paid as a deposit at this time.
http://www.fin.gov.on.ca/en/tax/eat/faq.html#Q2

If you have not submitted the Application the Estate Trustee could be held liable 

Anyone who applies for a Certificate of Appointment of Estate Trustee on or after January 1, 2015, must file an Estate Information Return with the Ministry of Finance. An Estate Information Return must be received by the Ministry of Finance within 90 calendar days after an estate certificate is issued by the courts. This requirement does not apply to anyone who applied for but was not issued a Certificate of Appointment of Estate Trustee.

FINES

Estate representatives who fail to file an Estate Information Return as required, or who make false or misleading statements on the return, may be found guilty of an offence and, on conviction, are liable to a fine of at least $1,000 and up to twice the tax payable by the estate, or imprisonment of not more than two years, or both.

We can help you with an evaluation of the home in the GTA. If this is not in my direct trading area I will help you find an agent fit.

David@davidpylyp.com

http://AgentLocatorToronto.com

Many Mortgage Brokers are overlooking a lead generation gold mine!

If you’re not a professional online marketer, Web programmer or active blogger — and most mortgage agents are not — the term search engine optimization (SEO) is intimidating. You know it is really important to how your website attracts potential clients, but you may not know how to make that happen.

One foundation is links.  Quality links that take people back to your online presence.

http://www.renewyourmortgage.ca/affiliates.html

You need to provide Content on your site and blogs with explanations and details about the services you provide.  Best Delivery?   Video.

Mortgage Brokers need to learn SEO skills or pay someone to do this for them. Investments of $800 to $1,000 per month for SEO is not uncommon.   A turn Key website could be acquired for $1,500 - $2,500 depending on the complexity of design.

Get started!   Others are already running!

Check our affiliate marketing page.

#Toronto #Ontario

Toronto Market Observations May 2014

Toronto Summer 2014

Yes, sales are up, again, by a staggering 19% in Toronto! The average price of a detached home in the 416 is pushing a million dollars.



http://www.huffingtonpost.ca/2014/05/20/toronto-house-prices-soar_n_5359659.html?utm_hp_ref=canada-business

The number of detached homes sold last month were 1300 with a year over year appreciation of 13% in value.

[Flash back 4 years] http://youtu.be/mu269xorKBY   Same Media Perspective.

Sales in the 905 are selling 3 times as many for houses with 3,500 units but the individual price is averaging $645K.  Simply put, you are driving till you can afford it. 

Sales in tony neighbourhoods like Roncesvalles Village and Bloor West only numbered  57 and 91 units respectively fueling multiple offers approaching $966,000 as an average sale.

While the House Prices are up, Condo prices are flat with values that reflect 2009  pricing as more units become available.

Skyrocketing house prices are forcing more first-time buyers into condos, just to get a foothold in the housing market; only 53% of Toronto home buyers can afford detached houses.

Why is the number of average homes declining?

Seniors (Baby Boomers) are not selling but are instead IMPROVING and Renovating their homes for a long term ownership and are sitting on their real estate assets. This further constricts the supply.

http://www.theglobeandmail.com/news/british-columbia/boomers-sitting-on-163-billion-in-real-estate-holdings/article18770674/?cmpid=rss1

Rentals are also softening their prices with a vacancy rate of 1.5% but bare in mind 70% of Condos in Toronto are Owner Occupied. (MacLeans) 
http://www.macleans.ca/society/life/condo-hell/

There is a huge pool of singles, both young and old that live alone. Condos feed that need and lifestyle. Although sales numbers seem high, this market is in temporarily oversupply. In a few years time there will be fewer and the dynamic changes again.

If you would like to discuss what's happening in the Toronto Real Estate Market I invite you to add your comments here.

If you would like to buy or sell Give me a call.

647 218 2414
I answer my own phone

David Pylyp

Your Agent is TOO busy to show you a listing?

Is you agent out of town?  Too Busy?   You have been looking for the perfect house for 3 years?   I need to ask some serious and direct questions.

As soon as they phone on a listing,   Can you afford it?  Have you been qualified by a Lender.  When do you need to move? Do you need schools or transit?

Are you under contract [Buyer's Agency Agreement] with another Broker?


Hi there can you show me that listing by the water?
No Problem,  Are you working with an agent?
Yes I am. She is in Toronto but she's unavailable right now.
Are you going to have her show you the property? 
Can't you just show me and I can talk to her?
How about I will show you and you can sign a Buyers Representation Agreement. If you want the property I will be your agent just for that property.
Well that won't work for me....
Well neither will me showing you the property,  without a written agreement.
OH SNAP!
..because I need to tell my Seller everything I learn about you. Unless you are shopping with me under a Buyers Agency Agreement and I keep your secrets

Call me at 647 218 2414

What would you do? Dad remarries

POP QUIZ   Your elder widowed Father surprises you and remarries; for companionship, human contact, a cook and home helper, any of the above and they live happily for a number of years. 

Your Dad then pre deceases your New Step Mom..... 

Is she entitled to:

A) a Share of the will
B) Ongoing Support
C) Half the Matrimonial Home
D) Only what she brought with her

Ontario Canada Family Law Reform Act

How soon can you ask her leave the Family Home?

Do you need answers?   I can help.  Call me for an appointment.

Housing Trends - Millennials

This is such an articulate explanation of Millennials, Boom Bust and Echo and emerging need to Seniors housing I just want to quote the entire article.

Since 1921, the largest annual increase in the number of births occurred between 1945 and 1946, with an increase of about 15% and marked the start of the baby boom period. The largest relative decrease (-8%) occurred between 1964 and 1965, marking the end of the post World War II baby boom.
During the 20 years of the boom, more than 8.2 million babies were born, averaging close to 412,000 a year. By comparison, births in 2008 — when the population was twice as large as during the baby boom — amounted to 377,886. The average number of children per woman was 3.7 during the baby boom period, compared to about 1.7 in recent years.
According to the 2011 Census, 9.6 million persons, or close to three Canadians out of 10 (29%), were baby boomers. In addition to the large number of native births between 1946 and 1965, this generation has benefited from sustained immigration levels since the end of the 1980s.
Considerable research has been undertaken regarding the potential housing market impacts going forward of the “baby boomer” generation. Trends anticipated by various researchers and commentators include:
Possible adverse impacts on home values in some newer neighbourhoods, more distant from the downtown core and/or suburban employment centres, based on more existing units coming onto the market at the same time;

• Increased demand for smaller units and/or condominium units in “walkable” neighbourhoods that involve less commuting;

• Higher housing prices in established neighbourhoods that may effectively reduce opportunities for most “Millennials” or “Gen Y” home buyers;

• Different kinds of housing demand based on values and experiences of “boomers” compared with both older and younger generations; and

• Increased intensity of local debate over urban growth in cities because retired boomers have time, money, and skills to engage.

A study from the Conference Board of Canada predicted that by 2030 about 80% of new housing demand would be consumers in their retirement years. It would bring a new wave of homes that are low maintenance, such as condominiums or seniors residences. At the same time the shift would put downward pressure on prices of traditional single-detached homes.
Those same boomers, when they were in their 20s in the 1970s, helped drive the market to new heights with new housing starts reaching a record 274,000 in 1976. Then it was the boomer’s children, the “echo-boomers”, who helped drive the market last decade as they began forming households. Now, it’s going full circle with boomers downsizing. In 2006, 57% of condo owners were over the age of 50 while 17% were over the age of 75.
Several commentators believe that equity and house prices may be adversely affected by baby boomers as they reduce purchases and sell holdings during their retirement years. But the perils of relying on demographics alone to predict house prices were illustrated early on. In 1989, the much-discussed paper, “The Baby Boom, The Baby Bust and The Housing Market” by N.G. Mankiw and D.N. Weil, analyzed demographic factors. They predicted U.S. real house prices would fall by 3% annually between 1987 and 2007. Instead, they rose by about 4% a year.
In demographics expert David K. Foot’s 1996 book, “Boom, Bust and Echo – How to Profit From the Coming Demographic Shift”, the real-estate decline of the early 1990s was projected to continue over the long term. He posited this because he believed most boomers had already acquired their houses. The “baby bust” generation following them did not have the numbers to pick up the slack. Instead, housing activity picked up again in the 2000s, as immigration, migration within Canada, and a resurgent economy drove new residential growth.
Estimating the long-run rate of return for Canadian home prices is also affected by the baby boomers. The Canadian Home Builders Association projects a 3.5% annual rate of return on real estate to prevail beyond 2015 — this is the long-run rate of increase for home prices in Canada. In other words, home price gains should simply match the pace of inflation. The long-run rate of return for home prices is primarily driven by macroeconomic fundamentals, such as income and economic growth, and demographics (e.g., population and household formation). Structural changes, including an ageing populace and the number of immigrants as a share of total homebuyers, could influence real estate returns. However, the literature is mixed on whether these changes represent an upside or downside risk to the 3.5% status-quo projection.”
Research primarily undertaken in 1980s and early 1990s showed that when people retire they tend to remain in their existing home until they die or are unable to care for themselves. Baby boomers are the healthiest and wealthiest generation in history and can afford the broad range of services necessary for them to continue this trend and remain in their single family homes for as long as they wish. This projected longevity will keep many of their homes off the market for decades and increase the projected demand for additional land requirements through urban boundary expansions. There is only one certainty about the impact of baby boomers on future housing markets — that it will be spread over a period of 20 years. It is therefore unlikely that it will generate any unmanageable shocks to the structural or financial market underpinnings.   http://www.ottawasun.com/2013/09/20/baby-boomers-and-housing-trends

The big elephant in the room is the liability that our political leaders have had time to prepare;  adequate housing and nursing care for seniors.

David Pylyp
Accredited Senior Agent

Should you know if it was a METH LAB or Grow OP?

If a Toronto Home you are considering as a purchase was a GROW house and forfeited their hydro meter, required a ESA re -inspection to have their occupancy permit reinstated then paid fines; Do you have the right to know?

HomeVerified Home and Neighbourhood History Reports
OREA has received member inquiries about privacy issues arising from HomeVerified home and neighbourhood history reports. These reports disclose the history of insurance claims and reported incidents of marijuana grow-ops and methamphetamine labs at subject properties. They are currently available for purchase by listing brokers through Teranet's GeoWarehouse.
In response to these member inquiries, OREA reviewed sample HomeVerified reports with outside legal counsel and met with HomeVerified and Teranet. After carefully considering the matter, we have concluded that use of these HomeVerified reports by our members raises significant privacy law concerns.
Specifically, we concluded that if a privacy complaint is made, Canada's Privacy Commissioner would most likely decide that the HomeVerified reports contain personal information under Canada's Personal Information and Protection of Electronic Documents Act. That law requires the consent of the individual before you may collect, use or disclose their personal information for commercial purposes. Despite our efforts, we received no assurances that the necessary consents are being obtained from the individuals whose personal information is provided in these reports.
As a result, OREA would like to advise its members that, at the present time, their commercial use of HomeVerified home and neighborhood history reports without the consent of each individual whose personal information is in the reports, places them at risk of contravening applicable privacy law. Complaints made to Canada's Privacy Commissioner could result in the member being ordered to cease this practice, and in some cases could lead to a court ordering the member to pay monetary damages.
To date our members' inquiries have been limited to HomeVerified's product. We understand there is at least one other provider offering home history reports to our members in Ontario. We will take similar steps to consider whether our members' use of other available home history reports also puts them at risk of contravening privacy laws.
OREA will continue to monitor this issue and will keep its members informed of any further developments. For further information, please contact Ontario Real Estate Association. 

In this instance deferring in favour of criminal activity seems wrong.   If you have a Criminal Charge but the charge was withdrawn or dismissed  I guess that the MOLD in the walls and ceilings will self repair.

I think that Buyers are entitled to this information  http://BuyinginToronto.ca

100 Most influential Realtors on Twitter

 Stefan Swanepoel published a list of 100 influential and interesting people within real estate. It’s an interesting list and got a few of us (myself included) a bunch more followers.

However, set aside for a minute that he missed a whole bunch of influential people (which he is already revising) the reality is that a lot of people on his list just aren’t that interesting (and many border on being twitter spammers).   If you’re a real estate professional new to twitter and you started following some of those people, I can only imagine twitter would start looking like a big wasteland of crappy tweets.

However, I think a list of influential people could be a really good thing, especially for people new to twitter…  I’ve had this idea for measuring “twitter influence” within a community, and Stefan’s project finally pushed me to build a prototype.   The idea is to measure, as objectively as possible, the influential people within a twitter community.  http://dustinluther.com/2009/09/50-most-influential-real-estate-people-on-twitterter/

So what is the criteria I asked myself;

• Google Page Ranking?
• Engagement?
• The Number of Social Media Events I attend? 

Although I have been published on Huffington Post, the CBC, and Tech Vibes  I haven't  made the list. Real estate sales is about people who do business with you, if they like, know and trust you. Post your reviews... be seen. Etobicoke - Toronto. The real deal with a real office in a virtual world of realtors.  Let me show you what I can do. Toronto / Etobicoke. 

http://www.Facebook.com/dpylyp

http://www.Twitter.com/davidpylyp

http://www.SellinginToronto.ca

https://plus.google.com/u/0/109283965469179719942/about 

Sorry that you were misrepresented on that Rent to Own

Was it presented to you as a good deal? 

This Rent to Own program that gains favour from time to time.  I ranted about this extensively during the 2008 Credit Crisis when all the North American markets CLENCHED shut for about 6 months into January of 2009 when [Obama] the AMERICAN GOVERNMENT released the Bail out Money. People  will try to take advantage of others misfortune.

http://eleganthomesinwesttoronto.blogspot.ca/2008/09/lease-to-own-housing-plan-leaves.html

Those very same factors are in play right now in Ontario [the Toronto west GTA] with Tightening Credit Criteria from CHMC, shortened amortizations and stricter verification to qualify for a mortgage processes.

This program is especially appealing to those who have strong cash flow but less than stellar credit.   It has value in the fact that you can afford a "DEPOSIT" in addition to the First and Last Month's rent on the Rental, and Money will be added to your deposit on a monthly basis at $200 or $300 from the over inflated amount paid.  Well thats the way you planned it and understood it to be.

This contract usually has a fixed selling price for a future date or an OPTION to Purchase.  These must be clearly spelled out in the contract.  If the market adjusts; you need to have an out, but what about the payments you have already made, Will you get those back? WHO will finance an over priced purchased because you have a fixed closing date?

Risky Business
Toronto real estate lawyer Bob Aaron said all sellers take that risk, when they sign up for rent to own.
“There’s a fringe of investors all over the country who make money teaching courses and putting buyers and sellers together with rent to own,” said Aaron. “The biggest problem is: how do you get rid of a bum [tenant]?”
Real estate professionals said tenants also risk losing the money they put toward a purchase. http://www.cbc.ca/news/canada/british-columbia/story/2013/02/08/bc-renttoown.html
“There’s no accountability with this kind of system,” said Samantha Gale of the Mortgage Brokers Association of B.C. “You don’t have some kind of standards which are adhered to and you don’t have any kind of recourse.”Because operators like Burnett are not licensed or regulated, when deals go south, consumers have no recourse but to launch court battles.

The article points out potential pitfalls from the unsuccessful negotiation of a "deal".  I work with a Credit Repair Counsellor [Veronica Thompson] who is also a licensed Mortgage Broker to interview and help prospective purchasers secure a property.

If you are not dealing with the underlying issues that make you candidate for Rent to Own, a lack of financial records, low credit score,  poor job stability or divorce...   what makes you think that in 5 years your credit will be better to instantly qualify for a mortgage based on a future value.

Have you ever changed your mind after a few years?

What do you think?   Is rent to own your only option?

RE/MAX forecasts 2013

RE/MAX adds a balanced perspective of the pulse of the Toronto and forecast 2013 to 2014.   Angus Reid Home Buying Trends Reports....  1100 prospective Purchaser responded...




The intangible factor in all these assumptions is the growing number of retiree's.

What will they do?  Condo - Fy?   Improve their existing property? Double down with higher mortgages and buy Bungalows?

What do you think?

David Pylyp
Toronto

Divorce and Blending Families

50% of unions are ending in divorce.  We are blending families.

You've only been married a few short years and its not working out.

Your home is filled with stress and bitterness...


At one point, you loved each other enough to try marriage.  Planned,  Selected venues. Pledged until death do you part. Now you are praying for the end of time.

Eight causes for divorce, money, alcohol, sex, married too young, religious differences, jealousy, trial and error, and meddling in-laws.

You need a lawyer to ensure [ILA] Independant Legal Advice for each and a realtor who can extract you quietly from your home without staging a Half Off Divorce sale.

Lets Make the most of your money and save your dignity. Let's move on, quietly.

I can help you with this.

David Pylyp
416 233 9000













http://www.flickr.com/photos/66888311@N04/6090290662/sizes/m/in/photostream/  Blended Families

http://www.flickr.com/photos/bogutskaya/6254051639/sizes/l/in/photostream/ BogutskayaDi  Couple

http://www.flickr.com/photos/zimrilim/466924900/sizes/o/in/photostream/  Promised Zimrilim

http://www.flickr.com/photos/blankslateevents/4443409720/sizes/z/in/photostream/ blankslateevents

http://www.flickr.com/photos/oldbearchris/3320214118/ Photo cred Oldbearchris  Fighting Couple

http://www.flickr.com/photos/wasserbrunn/7992948421/sizes/l/in/photostream/  Jealous Watching you  wasserbrunn

http://www.flickr.com/photos/wasserbrunn/7997030745/sizes/l/in/photostream/  Stress Wasserbrn

http://www.flickr.com/photos/81512202@N05/7468752932/sizes/z/in/photostream/  stressed

http://www.flickr.com/photos/detailz/3983447712/sizes/l/in/photostream/  wedding table detailz1

http://www.flickr.com/photos/detailz/3983427618/sizes/l/in/photostream/ place setting detailz1

http://www.flickr.com/photos/nikontento/8000083485/sizes/l/in/photostream/  Church Ceiling Nikontento

http://www.flickr.com/photos/hotwizard/3664869160/sizes/l/in/photostream/ BA001ed   Girl

http://www.flickr.com/photos/hotwizard/3620029042/sizes/l/in/photostream/   BA001ed   Shoes

http://www.flickr.com/photos/hotwizard/3619210505/sizes/l/in/photostream/   BA001ed   Wedding Car

http://www.flickr.com/photos/loop_oh/5586331616/sizes/o/in/photostream/  Religion Loop_oh

License Toronto Landlords

Toronto has not yet joined other municipalities to license Landlords but that may be short lived as the City looks for new sources of Revenue. The average tax appears to be at $825.00 per unit.

Condo Units in a Building are exempt.

Compulsory licensing for small landlords is rapidly spreading throughout Ontario, having come into effect most recently in Waterloo on April 1 and North Bay on May 1. Other Ontario cities which have already implemented a licensing regime are Guelph, London, Mississauga and Oshawa.
The idea appears to be contagious, and many other cities are looking at the concept, including Hamilton and Kitchener.
Waterloo’s licensing regime is typical. Licensed rental properties in homes or townhouses can have no more than four bedrooms, but units in apartment buildings and condominiums are strangely exempt.
Landlords are required to pay application and annual fees of as much as $825 to rent bedrooms in houses and townhomes.
Regulated units are theoretically subject to higher standards for health and safety, and landlords are subject to a criminal records check. The new bylaws set maximum occupancy limits (apparently regulating how many people can sleep in one bedroom), and minimum distances separating one licensed building from a neighbouring one.
Previously required fire inspections have been eliminated, and landlords now have to self-certify compliance with six different bylaws, including, strangely, fence bylaws, as well as building, fire, electrical and health codes.
The ability of Ontario municipalities to implement landlord licensing came into force in 2007 with changes to the province’s Municipal Act, which allowed municipalities to regulate businesses and business transactions.
Many observers — including this one — are concerned that the new regulatory scheme is either a municipal money grab, or a crude attempt to regulate and limit housing for students and large families. Both groups are often classified as low income. In Waterloo, for example, two tenant families with three children each cannot live in houses within 150 metres of each other.
A North Bay city statement about its new bylaw says that the purpose of regulation includes ensuring that rental properties “do not create a nuisance to the surrounding neighbourhoods, and . . . protect the residential density, amenity, character and stability of the residential areas.”
Similar arguments were used to justify restrictive property covenants based on race and religion prior to the 1950s. In a horrendous 1949 decision of the Ontario Court of Appeal, the judges wrote that a restriction on title to land preventing purchase by those of “Jewish, Negro or coloured” race or blood was just to assure that the residents were “of a class who will get along together.”
It seems that in Waterloo, North Bay and elsewhere, today’s students and large families are being treated like yesterday’s minorities.
In fact, the Ontario Human Rights Commission (OHRC) is currently investigating whether rental housing licensing bylaws in North Bay and Waterloo create discriminatory barriers to rental housing.
Bob Aaron is a Toronto real estate lawyer. He can be reached by email at bob@aaron.ca, phone             416-364-9366       or fax 416-364-3818.
Visit the Toronto Star column archives at http://www.aaron.ca/columns for articles on this and other topics or his main webpage at www.aaron.ca.

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+David Pylyp