No wants to buy your house - You smoke

We only have a few cigarettes a day  -  now...
We're trying to quit...

Its his house, and he should be able to smoke....

Does the lingering smell of cigarette odors impact the dollar value of a home's sale price?

Is repainting and new broadloom enough to change the smell? 

What is your situation?

More than half of respondents — 56 per cent — said most buyers are less likely to purchase a home where people have smoked, and 27 per cent said most buyers are actually unwilling to buy a home where people have smoked.
In Canada, an estimated 15 per cent of homes have at least one regular smoker.
The study found that almost half, or 44 per cent of respondents, said smoking in the home affects resale value.
Of these, one in three said smoking in the home may lower the value by 10 to 19 per cent and a further one in three said it may lower the value by 20 to 29 per cent. http://www.cbc.ca/news/business/story/2013/04/16/business-smoking-housing.html?cmp=rss

As realtors we all have had properties with smokers;  I recommend  vinegar in pie plates placed around the property to suppress odors.  BUT they keep smoking...

How do you handle it?

David Pylyp

Larry the Landlord Bedbugs will Bite

Larry was horrified to find that even though his tenants readily admitted that they infested the apartment unit with bedbugs  It was his responsibility to eradicate the problem.

In a recent issue of the London Free Press, Denise Lash was interviewed as part of a special feature on Bed Bugs in condominium units and who’s responsible for their eradication, entitled “Responsibility to take steps to eradicate the nasty bug goes to the landlord”. Denise discusses how condominium corporations should notify their owners and ensure those owners retain a specialist bed bug eradication company if required.
 “if there are bedbugs in a condominium building, it is advisable for the corporation to inform the owners that there are bedbugs in the building (without stating which unit has the bedbugs due to privacy concerns). Residents should be told to inspect their units, and if found a specialist bedbug eradication company should be contacted”.
 You can read the full article on the London Free Press’s website here.  

It is not only the Individual Landlord but a Condominium Building could very well have the same obligations.

Rental application contains do you smoke?

Photo Cred CHFI

Larry the Landlord Renting to Smokers?

No matter your opinion on the No Smoking Bans in public places; Landlords in Toronto are also faced with the reality that after renting to Smokers the condo unit or townhouse will be less desirable to subsequent tenants.

Landlords will very often need to repaint, rebroadloom and may very well need to replace fabric draperies.

http://www.realequity.ca/cases/smoking.pdf

The Landlord Tenant Boards decision interprets the "wear and tear" that 20 years ago would have been Normal to now be Tenant Damage.

You can and will be held liable for repairs.

for Toronto Condominium Investors

If you are concerned about the quality of your investment in Toronto real estate, Why not invest your money in Canada, in Toronto,



We have an excellent opportunity and a buoyant market, with a growing metropolitan area being Toronto, Ontario, Canada.

If you would like the comfort and return on investment from knowing your money is safe and secure. 

Call me at 647 218 2414,

And we will find and income and investment opportunity for you.

When you purchase a home they not only get bricks and mortar, you buy into a community and lifestyle. You create a nest egg for your future.  Lets make our search specific to your community.

Thank you.


http://www.DavidPylyp.com
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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.

Are you interested in acquiring tenants for a unit in Toronto?    Give me a call at             647 218 2414      

+David Pylyp

Toronto Sales Update and Forecast

We are rapidly moving to the half year for Toronto Real Estate, and I'd like to take a broader view of whats happening in our City. In downtown Toronto; the commercial sector, The Bank of Nova Scotia Tower sold for a record $ 1.27 Billion. This is the highest value for a Canadian office building and it was sold to Canadian Investors! 





That single sale is a statement about continued confidance about real estate in Canada and the bouyancy of the Canadian Market. The Value of High Rise office buildings and condominiums has been rizing equally because of the low interest rates and strength in the economy. We are seeing increased incidences of multiple offers across all product ranges. In the Toronto West and Etobicoke Region its not uncommon or rare to see a million dollar home in a multiple offer situation.


Last months sales activity was near 11,000 units, That's actually up 11% over last year, Our year over year increase in prices was an average of 5.6%. Loan Approvals are the lifeblood of real estate, From CMHC information that I have, Half of the loans in process, Are for renovation and improvement. We are repairing our houses to make sure we can live in them longer. 


With Condo Sales and Construction, it seems that there is actually a crane everywhere on Toronto's skyline, But they are also moving themselves a little further into the 905, down to Long Branch, off of Brown's Line, into Port Credit and into Oakville. 


Is there a possibility of a Price Adjustment? I can see that... 


Possibly for 2014, When the numbers of absorption cannot handle the number of units available for occupancy, Investors will be looking for tenants, and squeezed to take lower prices, both for rent and for purchase if they decide to sell the units. Detached houses on the other hand see people moving further, for house affordability, The Toronto Land Transfer Tax also plays a part of that purchase decision. 


There are great Mortgage Packages available this summer to move up buyers. If your mortgage is renewing give us a call, we'll see if we can get a better rate for you...  


The Banks won't phone and say   "Hey, we have a better price on this product!" 


For those people who are buying this summer.. There will be an increase in inventory during the summertime, as fewer shoppers are competing for product. This gives you chance to pick through to see whats available and hopefully get a better selection. Give me a call at 647 218 2414 to get started on your home purchase adventure.