Selling Your Rental Property? Work with Your Tenants!

There comes a point in every Landlord’s career where they decide to cash in on their investment property. Typically, a landlord will rent the property for years, allowing a tenant to pay down the mortgage. Once a good chunk of the mortgage has been paid off, it makes sense to sell, cash in on the equity, and either upgrade to another property or use the earnings for another purpose. If this describes you, then you should be mindful of leveraging your tenant relationship to reach a profitable sale of your home. Believe it or not, your tenant may be the deciding factor that makes or breaks the entire process.

Ideally, you should be open and communicate clearly to your tenant throughout this process. Your tenant is living in the space, which means they have a lot of control over how presentable the space is throughout the showing process. If you have a strained relationship with the tenant, they may take petty measures to make the home unpresentable prior to a showing. This is the last thing you want, as it will devalue your home in the eyes of the potential buyer.

In preventing any ill feelings on your tenant’s part, let them know that you plan to sell, and that you’ve appreciated their tenancy. Give them a rough timeline estimate so that they have adequate time to search for a new living space, should it be required. You may also consider some sort of incentive in asking for their help with keeping the space presentable. The incentive can be up to you; gift cards and cash incentives, for example, can go a long way.

Typically, you’ll need to provide your tenant with a written notice of entry 24 hours prior to the date and time of the showing. In addition to this, it’s recommended to simply give your tenant a call with specific details; a personal touch can go a long way in maintaining a healthy landlord/tenant relationship.

In addition, you’ll want to be respectful and sensitive towards your tenant’s privacy. For example, some tenants may have concerns about personal belongings and hanging pictures to be included in any marketing material (i.e. Realtor.ca listings). If this is the case, you should coordinate a photo shoot with your tenant so that they can remove pictures from the walls and hide any personal belongings that they’d like to remain hidden from the public eye.

You’ll also need to consider admittance; the Residential Tenancy Act only permits admittance between the hours of 8am and 8pm if it’s not an emergency (and no, a showing is not an emergency). So, don’t go planning any showings for 6am or 10pm etc. Your tenant will not thank you, and you may end up in some hot water.

Here’s another big one: Pets. Does your tenant have one? Two? More? Some potential buyers may not take kindly to pets living in the space they are considering purchasing. This is another big reason why healthy tenant relationships are key. You may need to request that the pets are hidden from site during showings. This may require your tenant to find a babysitter, take the pets out during the showing time, or arrange some sort of hidden space that will not be shown to the prospective buyer.

You’ll also need to discuss with the tenant whether they plan to stay in the living space or not. Contrary to popular belief, you cannot force a tenant to move out on a whim if you have an offer on the table. You will be left to negotiate with your tenant and the buyer. If you have a lease term signed off, the tenant is within their rights to stay, and the buyer will need to be made aware if they plan to. If you do not have an active lease term, then the buyer is able to provide the tenant with an N12 form, which will give the tenant 60 days to move out. With that said, if the tenant doesn’t move out, the eviction process can typically take quite some time. What’s more, is the standard Agreement of Purchase and Sale guarantees vacant possession. You will need to discuss with your Realtor if this stipulation is included. If so, you will be wise to consider leaving enough time to evict if need be. Otherwise, you may end up in direct breach of your purchase agreement.

With these factors to consider, failing to leverage your tenant relationship can be costly in more ways than one. The wise move, is to maintain healthy relationships with your tenants from the start, and to play the right cards when it comes time to sell. A tenant on your side, will make the process a breeze.

 

Condo Management: Condo Corporations’ Board of Directors

Landlords in the GTA often choose condominiums as their investment of choice; Condos come at a lower cost comparatively speaking, and generally hold their value/equity quite well. But with the ownership of a Condo comes rules, responsibilities and relationships to maintain. Condominium Corporations are not run by any one, single entity. A Condo Corporation has 3 governing heads that a landlord must be familiar with: the owners (you as a landlord are included in this group), board of directors and the property managers. Each governing head has their own roles and responsibilities, but the Board of Directors plays a crucial role; they essentially run the Condo Corp on behalf of the owners. They represent the owners, and are responsible for virtually all the major decisions related to the buildings finances, maintenance, upholding and enforcing the Condominium Act, the declaration, as well as rules and by-laws. Naturally, allocating the right board members is crucial.

A key factor for landlords to consider, is that there are no special skill sets, knowledge or certificates required to serve on the board. The Condominium Act simply states that the condominium corporation must be governed by a board of directors consisting of at least three directors who are a.) At least 18 years of age b.) Mentally competent c.) Cannot be bankrupt, and d.) Do not have a lien registered against them that has not been discharged in 90 days prior to the elections. In reality, these are very minimal requirements. In fact, someone with a criminal record can become a director. For anybody considering ownership of a condo unit, the competence level of the board may be concerning to you. For this reason, it’s important to understand that you will have your say in determining qualified candidates.

Owners are responsible to “vote in” or “vote out” directors, or an entire board in rare scenarios. They would do so at the AGM (Annual General Meeting) or a requisitioned meeting (a special meeting usually called or requisitioned by owners, by a single board member, or multiple members).  When a vacancy occurs on the board, the remaining members may appoint a “temporary member” to take their place until the next AGM. At that point, the appointed member will become a candidate to the elections should he or she wish to remain on the board. But the owners have final say. As a landlord/condo owner, it’s crucial not to take this process lightly.

According to the Condominium Act, the directors of a condominium corporation are held to the standard of “the care and diligence and skill of a reasonable prudent person.” They are expected to act in the best interest of the owners and the building, and to ensure that rules and declaration are applied uniformly and consistently. Boards are not allowed to refuse to enforce rules, so keep this in mind when dealing with your tenants. Failing to enforce rules generally leads to a wealth of problems down the road, with financial issues being just one of the many potential outcomes. These problems can ultimately lead to diminished resale value of the owners’ units.

Evidently, the requirements put forth by the Condominium Act are minimal and vague. Sometimes, owners find themselves working with a board who don’t have the owner’s best interests in mind. In these scenarios, a condo may wish to pass a by-law which would indicate specifics in terms of who can be elected to the board, provided that this by-law is within the scope of the Act. For example, it can be specified that “all directors must be owners”, as owners have an invested interest in the condos wellbeing. This would be a topic to discuss with the other owners in the building.

The Board of Directors is also responsible for hiring a management company, making their role even more important. Property Managers carry out most of the tasks required to maintain an orderly building, including but not limited to: collecting all fees from owners in a timely fashion, ensuring that invoices are paid, keeping proper records, maintaining adequate insurance, providing recommendations related to policies and procedures, carrying out enforcement based on policies and procedures, handling tasks associated with maintenance, and much, much more.

As you can see, allocating good board members is crucial to the success of the owners. A good board will communicate clearly and openly with the owner’s, address resident complaints, follow and enforce rules, maintain an orderly building, and ensure condominium corporation’s’ fiscal health, all of which have a direct impact on owners return on investment.

Bidding Wars: Dealing with Multiple Offers

If you’re a Realtor in the GTA, you’ve probably noticed an excess of bidding wars over the last few years. It seems like buyers are popping up in the dozens, but sellers are few and far between.

This is a simple case of supply and demand. The demand is stronger than ever, but supply levels are at an all-time low. The result? Sellers are receiving multiple offers for their properties. Now, if you’re a seller, this may sound great; multiple offers can give you leverage in the negotiation. But it’s important to understand that multiple offers can also be detrimental. For properties that sell with a single offer, the fallout rate floats around 10 percent. On the flip side, properties receiving two or more offers have a fallout rate closer to around 50 percent. Reason being that buyers often feel unduly pressured by a multi-offer situation. This can result in buyers backing out all together. Here are some tricks for sellers to minimize the risk of fallout:

Manners go a Long Way

Be polite and thankful. Manners often get ignored these days; it’s an absolute travesty for a sales person to neglect common courtesy. Thank your potential buyers and their buyer agents for their offers. Let them know that you’ll do everything you can to keep them informed along the way, and that you appreciate their interest. Be up front about needing to accept the best offer, but make it clear that you want to give everyone equal opportunity. Remember, a client buys a sales person before they buy a product. If the candidates like you and is serious about the purchase, they are more likely to follow through.

Don’t String People Along

If you have 10 offers on the home, and 4 of the offers fall short of the others, let the buyers know. Stringing them along will do nothing but create frustrations and complexities. People aren’t stupid; if you tell the buyers who’s offers you are considering that you have “x amount” of other offers on the table, they will assume you are playing hard ball. This will leave a bad taste in their mouths. If some offers aren’t up to par, cut them loose and let everyone know. This will show everyone that the aim isn’t to play games.

Don’t Shop Your Offers

It can be viewed as unethical to reveal other offers to your potential buyers. By attempting to create tension in a bidding war that already exists, you are using a pressure tactic that will all too often result in a dead deal. This type of scenario can result in you settling on an offer, rejecting the other offers, and then having your buyer back out because they felt pressured into over paying for the property. At that point, you’ll have to start fresh. Your best bet is to simply ask the buyers for their best offer so that you can avoid a drawn-out negotiation. Remember, the longer a negotiation ensues, the more likely the buyer is to cool off and reconsider.

Don’t Over Value Your Home

Only counter one offer at a time, and don’t be too aggressive. Be realistic about your home’s value as to avoid buyers walking away all together.

Don’t Be Pushy; Be Patient

If you want to get top dollar for your home with the least amount of headache, be patient. Make sure all parties agree on when to reconvene, and don’t turn the multiple offer scenario into a race. Pressuring buyers with deadlines will greatly increase the likelihood of the buyer walking away.

Make Sure Everything is Put in Writing

Never rely on verbal agreements, as this will not hold up in court. Every detail needs to be presented in a written agreement. This will cover your rear end if things get nasty.

Don’t Get Greedy

If you have a good offer on the table, accept it. Playing offers against each other will result in potential buyers growing frustrated with the negotiation process, and retracting their offer. I say this lightly, as you always want to get the very most that you can for your home. Understand that situations are circumstantial, and listen to your gut.

In a hot market like the GTA’s, handling multiple offers can be tricky. Keep a level head, and always consider the other parties involved. Transparency throughout the sales process is not only refreshing, but will typically result in the best outcome for all parties. Sleazy sales tactics are dated and ineffective.

 

Photo Source: http://blog.winspireme.com/importance-of-bidding-wars-at-charity-auctions

Renting vs Buying

In 2017, the age-old dilemma of renting vs buying couldn’t hold any more weight. If you’d asked this question 20 years ago, most would have resoundingly agreed that buying is a far better option; why pay down someone else’s mortgage when you can pay down your own, all the while building equity and securing your retirement? It’s not that simple anymore as home pricing in the GTA is growing further and further out of reach for the middle class, and even much of the upper class. The reality is this: one is not necessarily better than the other; it’s relative to circumstance. So, what are the factors? How do you decide which option is best? There are no easy answers to these questions. The fact remains that buying a home should be a very sound investment in theory. With that said, you’ll need to pound out the numbers to determine what you can and cannot afford, and you’ll need to be prepared to do some market analysis. It’s all about circumstance.

What’s the Market Doing?

This is perhaps the most relevant question provided you have money to buy. The GTA has seen some alarming jumps in home pricing. In fact, it’s been increasing at a rate greater than inflation, which is extremely abnormal. Canada has implemented new legislations and initiatives meant to tame the market, and it is expected that inflation will catch up to home pricing. With that said, it’s important to look at real estate trends when deciding to make the leap from renting to buying. The last thing you want is to buy at the height of the market, as this poses the risk of depreciation. Losing money on a home just isn’t the goal.

How Long Do You Plan to Live in the Space?

Buying should be looked at as a long-term investment, unless you are a seasoned investor. Even if buying at the height of the market, if you are in it for the long term, things should work out for the better. The market might take a dip, but that’s OK; just wait it out as you’re in no rush to sell in any case. Renting, on the other hand, allows you freedom to be nomadic. Are you single? Is your employment status unsecure? Then you’d better rent. Do you have a family? Is your career secured? Do you want a steady living arrangement for your family? Then buying is a great move.

How Much Can You Afford Monthly?

In 99% of the cases, a mortgage will be costlier than renting. If getting a mortgage will stretch your finances too thin, you’d better wait it out until you’re more financially secured. If you can easily afford the cost of the mortgage, great! But you also must factor in maintenance costs and upkeep. When renting, your landlord assumes responsibility for 99% of the maintenance and repairs. When you’re a homeowner, maintenance and repairs land on you; expect to pay 2-4% annually of your homes worth on repairs.

Do You Want to Rent out a Room?

Hypothetically, you could and probably would have a roommate when renting. The roommate will help cover your rental costs, which is great. But when you own your home, you can rent out a portion of the home and have that tenant help to pay down your mortgage. That’s a very different scenario that kicks your home investment up a notch. Moreover, you can create income by borrowing against your home. The big question here is if you’re prepared and willing to be a landlord.

Equity vs Inflation

Here’s a big issue: despite the current trends we’ve seen, equity typically increases directly in line with inflation. This means that the big take home you’ll get when you sell won’t be nearly as large as you thought. The prospect of buying a home at $500, 000 and selling it a few years later at $600, 000 is a great thought, but remember that the $100, 000 in equity won’t mean the same thing years from now that it currently means. You’ll have closing costs, land transfer tax, moving expenses etc.

Do You Plan to Invest Anywhere Else?

This is arguably one of the biggest factors. For most home owners, their home is their biggest investment. However, there are many other avenues of investment, stocks being a major player. With some research and guidance, renting a space and investing elsewhere can yield just as strong a return, if not stronger. But with that comes the need for research and resources. If this isn’t your forte, then investing in your home may be the best investment for you.

Freedom from Responsibility vs Pride in Ownership

Perhaps the biggest thing to think about is your lifestyle choice. When renting, you are free from responsibilities. You pay a set monthly fee and that’s it. If a pipe bursts, call the landlord. If a window breaks, call the landlord etc. It’s very low in terms of responsibility. Home ownership on the other hand, is a massive responsibility. This is your property, and without proper maintenance, you can forget about any profit on resale. You need to maintain the property and take pride in it. But isn’t that half the fun? If you feel this way, then home ownership can be an incredible experience. You want to paint the living room red? Go for it! You want to tear a wall down and free up space? Get it done! Home ownership can be fun, albeit a great responsibility.

So, the truth is there are no easy answers. Financially speaking, both options can make sense. It depends on a variety of factors; your best bet is to keep an eye on the market to determine the best times to buy and sell, and to thoroughly analyze your current financial status, goals and strengths.

So, You Want to be a Landlord?

There seem to be many misconceptions relating Landlords. People seem to think it’s a lottery ticket. People seem to think it’s a sure-fire way of having someone else pay down their mortgage. People seem to think it’s an investment. I’m here to tell you that it’s none of the above; it’s a full-time job, and it’s not easy. Ok, maybe it can be viewed as an investment, but not in the traditional sense. Typical investments have you fronting the money after you’ve researched and decided on a sound option. Once you’ve invested the money, you typically sit back, monitor and hope for the best. With a landlord investment, the work doesn’t stop after you’ve fronted the money. That’s when the work begins.

Now, I’m not trying to dissuade anyone from becoming a landlord; in fact, it can be incredibly lucrative. But it’s no cake walk, and you should know that. So, before deciding on becoming a landlord, here are a few factors to consider:

Being a Landlord is a Full-Time Job, Not a Winning Lottery Ticket

Right in line with my opening statements, being a landlord is a lot of work. You constantly need to keep up with rules and regulations, you need to go through vigorous screening processes when finding tenant candidates, you need to be able to moderate relationships, you need to monitor and maintain upkeep of the unit. The list goes on and on. Granted, the work can be incredibly rewarding both financially as well as emotionally, but you need to be prepared for it.

You Need to do it Legally

Some municipalities don’t issue permits for secondary suites. If you build one without the proper permits, you may find yourself in a world of trouble. You may be forced to pay obscene fines, or even be forced to tear the unit down. Zoning issues and fire codes all need to be adhered to, along with building permits. Just because you have the space for a rental unit, doesn’t mean you can legally pull it off. Do the research, and make sure you are following the legalities. There have been scenarios of disgruntled neighbors reporting illegal units, and that’s a scenario that you don’t want to put yourself in.

The Entire Monthly Rental Amount is Not Pocketed

Tenants may wish to claim their rent on their income tax forms. You’ll need to be prepared to issue your tenants with receipts for the rent they pay you. Even if the tenant doesn’t wish to claim the rent come tax season, you’ll be expected to claim the income and pay tax on it accordingly. Moreover, Landlords face many other expenses that can eat away at their profits. Home maintenance and upkeep of the rental property is typically the responsibility of the landlord. In between tenants, landlords are usually faced with many costs in the process of making the unit desirable for the next tenant. Otherwise, they’ll have a very hard time attracting the type of tenants they want. Which brings me to my next point.

Bad Tenants are a Dime a Dozen

No landlord wants to be faced with a tenant from hell scenario. Bad tenants will end up costing a landlord more than they’re worth, regarding both finances as well as mental health. A bad tenant can be an extreme source of stress, and stress can lead to a multitude of mental and physical issues. It’s just not worth it. Thorough screening processes are key to avoiding such a scenario, and even so, some bad tenants will fall through the cracks.

Once the Tenant Has Moved In, It’s Hard to Get Them Out

Regarding bad tenants falling through the cracks, getting them out once they’re in can be next to impossible. The Landlord and Tenant Board tends to favour tenants, and many landlords have been stuck in the impossible situations of dealing with a bad tenant. This can be incredibly costly and detrimental to a landlord’s livelihood, and it can take months to evict. In some scenarios, an eviction will not even be granted. This is perhaps the biggest issue that landlords face today.

This is simply cracking the surface when it comes to landlord need-to-knows, but it should give you a general idea of what Landlords must deal with. So, don’t go jumping into this endeavour thinking it will be easy-breezy, because chances are, it won’t. That said, if you’re prepared to research and put in the work, being a landlord can be a smart move – just don’t jump in blind.

 

*Photo Source: http://vipgloballistings.com

Can’t Afford to Buy in Toronto? Here are your Options

If you’ve been priced out of the market, you’re not alone. Toronto’s real estate values have skyrocketed year over year, and it’s reached a point where many of the top Canadian income earners can’t even afford an average priced home in the city. Some of you might be thinking that this is an exaggeration. Guess again.

As of February 2017, Canada’s real estate association, better known as CREA, reported an average home cost of $835, 000 in Toronto. This represents a 23.8% increase year over year, and contrasts with a $500,000 average across Canada. Ok, despite the alarming year over year increase and the distressingly high price compared to the rest of Canada, that’s not so bad that even the “rich” can’t afford an average priced home, right? Here’s the thing; that number includes Condos and Townhomes. When we look at strictly detached properties, that number shoots up to a whopping $1.57 million in Toronto’s 416 area code.

I bet I know what you’re thinking now too: “ok, buy in the suburbs!”. While that is sound logic, you’d better guess again. When we look at The Greater Toronto Areas (GTA) 905 area code, the price point remains unattainable at $1.11 million. So, when I say that many of the top Canadian income earners can’t even afford an average priced home in Toronto, I’m not blowing smoke. For example, a couple who earns an annual income of $250, 000 (which would put them close to the top 1%) would only be able to afford a maximum price of $987, 289. This is factoring in down payment requirements and  the rate at which a $250K earner would be taxed (a whopping 53.53%). This simply isn’t enough to afford an average detached home in Toronto, or anywhere else in the GTA. And when we look at the average price of a home including condos and townhomes, the story doesn’t get a whole lot better: to afford an $800, 000 home, one would need to earn an annual income of $143,342. When we look at the median family income in Toronto, according to the most recent reports from Statistics Canada, the number floats around $75,270 annually. So where does this leave most Torontonians? It means we’re looking at Condos or maybe a townhouse if we’re lucky. Even then, an overwhelmingly high number of us are priced out of the market all together.

Even so, the bidding wars have continued in Toronto. It’s yet to be determined what 2017 holds, and with new legislation in the works, we may start to see the market even itself out. One things for sure, these trends cannot continue, as sooner or later there will be nobody left in the market who can purchase. Everything evens out over time, but until then, you do have some options.

Buy Small

Clearly there are still plenty of people buying homes in the city. Otherwise the market wouldn’t be trending the way it has been. So, let’s not start to think it’s all grim yet! Many are in fact turning to Condos or townhomes, and the way the market has been going, they should see some strong equity within a few years. At that stage, they can sell off their property and upgrade to the detached that they want. If your finances allow for a smaller purchase, it may be worth considering.

Look Outside the Suburbs

It may not be ideal, but you have the option of relocating or taking on a commute. For example, about an hour drive West of the city, Hamilton-Burlington offers an average home price of $507,131. This is significantly lower than anything you’ll find in the GTA, and would save you money even when factoring in gas costs and wear and tear on your car. With plans for the city to expand West in any case, this is a wonderful option.

Split the Cost

Have a friend or family member who you can stomach living with? It’s becoming more and more common for friends and family to split the cost of a home. Not only will the financial burden be shared, but you’ll have a lively home with plenty of helping hands to handle the maintenance and upkeep. Just make sure you choose your partner(s) wisely.

Rent and Wait

The final option: find a rental unit and wait it out. In heated housing markets, renting can often be a smart financial decision. The key though, is to ensure you are saving throughout the process. Living pay cheque to pay cheque when renting makes zero financial sense, but if the lower monthly costs of renting a unit allows you to save money monthly, that is the safest move. What goes up must come down. The Canadian government will do everything in it’s power to ensure people don’t lose out on their equity when buying in a heated market, but sooner or later the cost of living will align with the cost of homes in the city. So, if you are in no urgent need of stepping into the market, rent for the time being and make sure you have the down payment when things cool down.

 

Image Source: Shutterstock. https://www.timeout.com/toronto

Ontario Implemented a “Fair Housing Plan”

What exactly is going on in the Canadian Real Estate market? It seems like everyone is talking about the crazy increase in home pricing, the lack of supply to meet the demand, and trying hard to pin point reasons for the seemingly unstable market. But very few measures have been implemented by the powers that be to bring harmony back to the industry. This is largely due to the controversy surrounding why the market has spiralled out of control to begin with; everyone seems to have a different idea. Some have pin pointed foreign buyers, whereas others have deemed a lack of supply as the culprit. At this stage, it should be evident that there are numerous factors at play, and without measures being taken to tame the market, Canada runs the risk of a market crash. To what extent is debatable.

It’s been a long time coming, but the Ontario government has finally introduced a “Fair Housing Plan” in response to growing concerns. The plan is a comprehensive package meant to address the ability for Ontario residents to find affordable housing (duh, right?), increase supply, protect buyers and renters, and to finally bring stability back to the real estate market. Let’s take a look one by one:

Addressing Demand: The issue of demand relates directly to foreign investors swooping in and purchasing Canadian properties. There is no doubt that foreign investors have been a culprit in the continually increased pricing. It happened in BC, and it’s happened in Ontario as well. In 2016, BC acted and implemented a foreign buyers tax. Simply put, it worked to help bring some harmony back to the market. The Ontario government held off for quite some time, concerned with the fact that immigration has been such an integral aspect of our economies overall growth; they didn’t want it to appear as though Ontario doesn’t welcome new comers. Walking a fine line, the government is implementing a new 15 percent Non-Resident-Speculation-Tax (NRST) on the price of homes in the Greater Golden Horseshoe purchased by individuals or corporations who are not citizens or permanent residents of Canada. This is meant to address unsustainable demand by slowing the rate at which foreigners look to purchase in Canada. In theory, this will make housing more available and affordable for Canadian residents.

Addressing Supply: Hand in hand with the issue of Demand, is that of supply. There simply has not been enough supply to support the increased demand, and this has been a massive cause of increased pricing: Bidding wars drive up the average home cost. There will be action to increase production of new homes throughout Ontario, legislation to encourage landlords of vacant lots to either sell or rent out the property, legislation to encourage builders to build more new-purpose rental housing, provide municipalities with the flexibility to help unlock development opportunities, and more.

What About Renters? As house pricing rises, rental units tend to follow, albeit at a typically slower rate. The issue here, is that home pricing has been rising at a rate exceeding that of inflation. Renters are typically renting because they cannot afford to buy a home, and it’s unrealistic to expect them to keep up with the increased home pricing as a result. The act will expand rent control to all private rental units in Ontario, including those built after 1991. Under the proposed changes, landlords will still be able to apply vacancy decontrol and seek above guideline increases where permitted, but the standard will ensure that the majority of increases in rental costs will only rise at the rate posted in the annual provincial rent increase guideline, which has averaged 2% per year over the last 10 years. The government is also implementing changes to the Residential Tenancies Act to further protect tenants, and to create more predictability for landlords. A “standard lease” will be developed which will tighten provisions for “landlords own use” evictions. This will ensure that tenants are adequately compensated if forced to vacate under this rule. They will also be making “technical changes” to the Landlord-Tenant Board meant to make processes easier and fairer for both landlords and tenants.

What Else? The Fair Housing Plan has many other facets to it. It aims to work with both the real estate industry as well as consumers to help mitigate pains. The government plans to “modernize its rules”, discourage “paper flipping” (the act of entering into a contractual agreement to buy a residential property and assigning it to another person prior to closing), it aims to establish a housing advisory group that will meet quarterly to inform the government of their insights related to the market and the changes being implemented, and much more.

All in all, this new act is meant to increase collaboration among the powers that be, stabilize the market, and to educate consumers. There has been much debate among professionals on whether it will help to level out the market, or if it will cause more turmoil. It’s great to finally see the Ontario government take some action, but we’ll all have to wait and see what kind of effects this initiative will have on the housing market and economy.

 

Image Source: Chris Selley, April 21, 2017. Chris Selley: A simpleton’s guide to Ontario’s ‘Fair Housing Plan’. http://news.nationalpost.com/full-comment/chris-selley-a-simpletons-guide-to-ontarios-fair-housing-plan

New Condo Purchase: Pre Construction or Resale?

Toronto Condos are quickly becoming one of the cities hottest commodities. It seems every month there are plans laid out for a new project in or around the city. With real estate pricing continuing its seemingly an unstoppable upward trend, many first-time buyers and investors alike are turning to Condos as an entry point into the GTA market. When exploring a new condo purchase, there are two options to consider: Pre construction or Re-sale. A pre construction condo is a brand-new unit with no previous owners or tenants. A resale property has a history of past owners or inhabitants. Upon initial consideration, it may seem like pre construction is the obvious choice; why would you want to purchase an old unit when you can buy a brand-new unit? Unfortunately, it’s far from being this simple. Both options provide clear-cut advantages and disadvantages. The right choice would depend entirely on the individual purchasing and their circumstance.  Here are some important factors to keep in mind:

Resale Value is one of the most important factors to consider when making your choice. Nobody wants to come out in the hole, and ideally, you’ll want to treat this purchase as an investment. That is the “American dream” after all. Generally, pre construction units are a better choice when it comes to resale value. With that said, nobody can predict the future of the market. If there is a crash, or a downwards trajectory, you may see that resale value disappear regardless. But pre construction projects are typically priced lower than the average resale unit, and will usually see an immediate increase in equity once the unit is finished and ready for occupancy. So, you’ll spend a little less in total, and may see an almost immediate rise in equity if all goes according to plan. However, price point and immediate equity are not the only factors to consider. You must look at overall value. Is the unit in a good neighborhood that has seen strong growth? Is the builder reputable? You’ll also need a realtor with a background in pre construction to determine if you’ve negotiated beyond just the price point: Did you negotiate a cap on builder’s fees? Did you negotiate upgrades to the unit? If you’re an investor whose main goal is a quick  turnaround, then pre construction is typically a better option. But it’s easy to make bad decisions in relation to pre construction; if you haven’t done your research and negotiated strongly, you can be left with the short end of the stick. Pre construction is a better choice only for a seasoned veteran who understands the ins and outs.

Down Payment is another important factor.  A pre construction unit will require a full 20% down payment, whereas resale units may require less upfront; some resale units can have you paying as little as 5% upfront. With that said, the 20% down payment on pre construction is broken into a series of smaller payments between the time of signing the deal and the day you move in (occupancy). So, you won’t be required to pay the full 20% in one shot, but rather over the course of a few months. If starting funds are an issue, you may need to consider resale.

Time Frame is arguably the biggest factor. If you need a place to live now, forget pre construction. Pre construction condos need to be built, and there are often time delays ranging anywhere from 6 months to a few years after the projected finish date; builders can delay for a plethora of reasons, and unfortunately, you move at their schedule. Resale will have concrete move in dates and you’ll typically be able to move in immediately after signing a deal.

Knowing Exactly What You’re Buying is the big one. With re-sale, you can see the unit before you buy it. You can inspect it, analyze it, envision how you’ll stylize and furnish it. It’s more of a “try before you buy” process, so to speak. Pre construction comes with the risk of not actually seeing the unit before you buy it. You are essentially buying based off floor plans. With that said, a smart buyer may be able to make small tweaks and additions to a pre construction unit’s floor plans, thus setting it apart from other units in the building and creating a potentially higher resale value. Moreover, there is no risk of wear and tear on a brand-new unit. With resale, you will have a better idea of what the space will look and feel like.

So, What is the Better Option? As I’m sure you’ve gathered at this point, there is no clear cut “better option”. This depends entirely on the individual and their needs. An investor looking for a quick return will likely consider pre construction. But they will need to be well versed leading up to the negotiations as to avoid being left with a dud of a unit. If you need a living space for yourself, however, resale is a much more straight-forward and reliable option. Ideally, you’ll see a nice return if you plan to live in the space for an extended period in any case.

 

Renting out a Toronto Condo: What to Know

Renting out a Toronto Condo can be an incredibly lucrative endeavour, but it’s no walk in the park. Make no mistake, being a landlord is a full-time job. Like any job, there are certain factors that you’ll need to consider prior to jumping into the position of landlord. Preparation is the only way to ensure a successful and stress-free investment that is both lucrative, as well as, manageable. Here’s what you should know.

The RTA and Condominium Act

There are two major pieces of documentation that essentially act as the “rule books” to renting out your condo: the Residential Tenancy Act (RTA), and the Condominium Act. As a condominium landlord, you have responsibilities under both pieces of legislation. For starters, you’ll need to familiarize yourself with the rules that apply to the rental of condominiums in accordance with the corporation guidelines outlined in the Condominium Act. The RTA, however, is not specific to condos; it outlines laws related to most landlord and tenant situations. Like any legal arrangement, responsibilities and expectations land on both sides of the arrangement; landlord as well as tenant. Understanding what is required essential to a smooth tenancy. Here are some highlighting points:

Keeping your Condominium Corporation Informed – The corporation needs to be informed if you intend to rent out your unit. You are required to notify them within 20 days of the tenancy starting. You’ll need to provide the tenant’s full legal name(s), your full legal name, your current residing address, and the amount that you will be charging the tenant monthly. Once you’ve determined a tenancy end date, you are required to provide the corporation with a notification of the tenancy ending as well. This notification must be provided within 20 days of the end date.

Condo Fees – Most people are aware that condos accompany condominium contribution fees, commonly known as Condo Fees. A landlord does have the option of passing these fees off to their tenant, or they can choose to pay the fees themselves. If you plan on passing the fees off to your tenant, you’ll need to clearly outline this in the lease agreement. If these fees go unpaid while renting out your condo, the corporation can enforce the tenant’s rental charges to be paid to the corporation instead of the landlord to cover the lost fees. Failing to pay these fees is a direct breach of your condo agreement.

Know the Condo Bylaws – Condo bylaws are designed to outline codes of behavior that you and your tenant are required to adhere to. A responsible landlord will know the bylaws, provide the tenant with a copy of them, discuss it with them during the agreement process, and include them in the lease agreement.

Length of Tenancy Agreements – Leases are typically based on a 12-month time commitment. With that said, you can specify a shorter or longer arrangement depending. Requesting first and last month’s rent upfront is a standard part of the agreement. Once the initial term is finished, the agreement is typically moved to a “month to month” arrangement. At this stage, the tenant is required to provide you with 60 days’ notice if they intend to end the tenancy.

Pets – This is a topic that comes with many ill-informed opinions. Generally, a “no pets” clause is not enforceable by law. You can include a no pets clause on the agreement, but you have no means of legal counter action if a tenant were to lie on an application. With that said, condos can be the exception. It depends entirely on the specific building, as some corporations allow pets and some do not. If your corporation does not allow pets, then you can enforce the rule. If they do, then your hands are tied.

You’re Condominium Corporation May Ask You for a Security Deposit – The thing to keep in mind here is that a landlord owns the unit, not the building. Your condominium corporation may ask for a security deposit in anticipation of potential damages that may be caused to the common grounds by your tenant. The maximum amount that your corporation can ask of you is the equivalent of one month’s rent.

Reviewing both acts in detail will keep you on your game, and ensure a smooth venture. With that said, there are a ton of details to cover, which is typically why landlords choose to partner with a property management company. A company like CMG Toronto can alleviate much of the headache and stress that comes with renting out your Condominium unit by making sure all guidelines are adhered to, drafting legal documents, posting listings to MLS, and determining the best price point for your property.

 

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Handling a Rental Application

When it comes down to selecting a new tenant, the application process is one that cannot be skimped. The rental application is the first step in weeding out tenants who will cause you grief. Without it, you have very little information at hand to help you make your choice, and you’d be just as well rolling a dice. Think about it this way: if you were an employer looking to make a new hire, you’d require the candidate to fill out and provide an application form along with their resume, yes? Well this is the same thing, or at least should be looked at as such; being a landlord is a business venture in and of itself, making you the head of the company, and giving you the responsibility of selecting candidates to man the front lines. In this analogy, the tenant is that candidate. You wouldn’t want an incompetent employee manning your storefront, would you? So why would you want an unqualified individual running your rental property? By undergoing a thorough application process you’ll be able to collect pertinent information on your prospects, obtain consent to gather and disclose said information, set out terms and conditions of the potential tenancy, and collect a security deposit once an offer of lease is executed. All of this will aid your end goal of a successful tenancy.

Ok, so we’ve established the importance of the rental application process. What kind of information should the application process set out to gather? For starters, you’ll want some proof of identification. This could be a valid driver’s license, a health card, or any other form of government ID. You’ll also want to know if the applicant is currently renting, and if so, who is the current landlord? Furthermore, past landlords will be equally as pertinent. When asking for this information, be sure to request move in and move out dates to judge their moving patterns. If the applicant seems to move every 6 months, meanwhile you’re looking for a long-term tenancy, that should be a sign that this applicant is not the right fit. Collecting employment verification, proof of income and length of employment will also be important as it will directly reflect the applicant’s likelihood of paying rent on time, every month. Requesting the prospects S.I.N is considered an acceptable business practice under Section 21 (3) of the Ontario Human Rights Code.

In addition, credit checks, personal references as well as professional references will be a necessity. In terms of the credit check, you have the choice of requesting the prospect to provide it or obtaining it yourself using the applicant’s S.I.N, as running a credit check does come with a small fee. If the tenant refuses the credit check, there’s a good chance they are trying to cover up a bad credit score. With that said, they may just be worried about an inquiry affecting their credit score. Be prepared to ask the applicant questions in this type of scenario, and to use your best judgement when gauging their answers. Paired with the credit check, you’ll want to run a background check. Typically, you’ll only need the applicants S.I.N for this as well.

Once you’ve gathered all the necessary information, you’ll be at the point in which you’ll need to make some phone calls. For starters, you’ll want to contact the tenant’s employer. Speaking with the employer will give you peace of mind knowing that the prospect has steady work with a consistent flow of income. Moreover, the employer may be able to provide insights into the prospects character and personality. On that note, you’ll also want to reach out to both the personal references as well as the past landlords. I would argue that past landlords are of utmost importance; personal references can easily feel that they must provide a glowing reference in hopes of helping the applicant out. After all, a personal reference is typically a friend or family member who will only want the best for the applicant. Past landlords on the other hand are more likely to give you the type of information you’re looking for, unbiased. One thing to keep in mind, a current landlord may give a glowing reference in hopes of getting the prospect out of their rental space. So be wary when dealing with current landlords, and be sure to match up what they tell you compared to past landlords.

Assuming the applicant has made it this far, it’s this stage where you’ll want to interview the applicant one on one. It’s often one on one meetings in which you gather the most important insights.

By following these guidelines, you’ll greatly reduce the risk of a bad tenancy.