For some people, the soaring cost of home ownership has made single-family living a very difficult and even unattainable dream.  And while co-owning a home, such as in a multi-generational living context, helps share costs, it can also be tricky – especially if a family member wants to be released from the mortgage or passes away. Interest rates and home prices are pushing the limits of affordability. According to a May report from National Bank economists, in the first quarter of... [read more]

Well…it’s a start.   Our Federal Government has announced  4 new measures they believe will make it easier for home ownership in Canada: 1.   As of April 16, Canadians can now take up to $60,0000 out of a registered retirement savings plan (RRSP) to put towards the down payment of a ‘first home’.  This is an increase from the previous RRSP limit of $35,000. The Home Buyers Plan allows individuals to make this tax free, RRSP... [read more]

Picture this:  A brand new detached home, with impeccable and truly gorgeous finishes, is listed in January for an 'overpriced' $2,450,000.  After 45 days, it doesn’t sell. There were a few offers but not at the price the Seller wanted.  Fast forward:  It’s the 2nd week of March, the home is re-listed at $1,499,900 (much lower than its value) to attract attention and offers are called for in 7 days.  Offer Night: There are 4 offers and it sells... [read more]

In a continued effort to keep Canadian homes in the hands of Canadians and our families, the government has extended the Prohibition on the Purchase of Residential Property by Non-Canadians Act until January 1st, 2027. The policy, which was initially instituted to increase the number of housing units available to Canadians for purchase, will now be in place for an additional two years.  Initially, the home buyer ban was set to expire at the start of 2025. Under this extended... [read more]

We are in a Buyer’s Market. We have low inventory and, what we call, ‘pent-up’ Buyer demand. Why is it pent-up - because interest rates are still high and all the Buyers are holding back until they (start to) come down. The Bank of Canada held their rate at 5% for the 3rd straight month and all indications are that we will see lower interest rates.   What’s going to happen when the rates start coming down? Buyers will come out of hiding and not only will we... [read more]

  Claiming it would be the tallest building in Canada, ‘The One’, the giant 91-storey,  Yonge & Bloor hotel and condo tower, is in receivership. WHAT HAPPENED? In 2015, the Developer Sam Mizrahi announced a new icon for the city skyline, called ‘The One’ and brought in the top U.K.-based architects Foster +Partners to design this monumental tower. Fast forward 8 years later to October 2023 and it’s now in receivership. Mizrahi... [read more]

So.... In 1974, the Provincial Government began to charge us an Ontario Land Transfer Tax (LTT) when we bought a property – residential or commercial.  In February, 2008, the City of Toronto decided to add on its own Municipal LTT.  For example, without getting into the intricate calculations, the Ontario LTT on a $1,000,000 purchase is $16,475. The Toronto LTT is also $16,475. Together, that’s an additional $32,950.00 a buyer must pay on top of the purchase price.... [read more]

Summer vacation is over and it can be a great day for your kids either starting or going back to school. And of course, who doesn’t want to show the cutest photos ever on your Social Media.  However, as adorable as these photos are, the RCMP says they're not as harmless as you may believe. The police and the RCMP are advising parents to think twice before posting back-to-school pictures of their children online. While our RCMP say it's okay to post... [read more]

With the cost of buying a home out of reach for many first time buyers, could ‘multi-generational’ living be one of  'the' solutions?  Families are stepping in to to help their adult children afford a house but in ways you may not think. Traditionally, parents contribute downpayment money to help their kids buy a place of their own. These days, they are offering and allowing them to purchase a share of their own home so they can all live together... [read more]

The good news is Canada’s inflation rate has slowed to 3.4% - the lowest level in almost 2 years. However, the qualifier is mostly due to gasoline, as most other aspects are still going up fast. Anyone worried about interest rates, economic growth and job numbers is bracing for a busy and consequential week. Canadians will be hit by a tsunami of economic data over the next 10 days. The latest inflation numbers, data on how much stuff Canada's economy is cranking out and a key... [read more]

You may never want to be a farmer but a Toronto Developer is planning Ontario’s first farm that’s just like a condo. I admit it isn’t in my future, but with the incredibly high rents, grocery bills and, for some, a generally unaffordable life in Toronto, a question they’re asking themselves “Is it worth it to stay in the city?”.  A local developer thinks he may have an answer with a unique new development that promises a very different, much... [read more]

Unfortunately, you may not have a choice. Multiplexes could be coming to your street. Actually, any Toronto street because a recent Toronto council decision has changed everything. Construction, of multiplexes, is now allowed in all city neighbourhoods which have been dominated by, and have only, single-family homes. In Toronto, multiplexes are defined as low-rise housing containing 2-4 units within a single building. Until May 10th, zoning bylaws had restricted their presence in many... [read more]

  With my 20+ years of experience and expertise, I continue to advise and help many clients source, buy, lease and sell investment properties - condos and freehold homes - calculating current investment, expenses, rental income, potential future market value and return on investment. My mantra has always been and always will be: If I wouldn't invest in something, myself, I wouldn't let you do it, either.   A new survey shows more than one in 10 Canadians... [read more]

If you asked tourists to name the country's tallest building, you'd probably be met with the CN Tower as their answer, though they'd be dead wrong. Since the CN Tower is not technically considered a habitable building, that title goes to First Canadian Place in Toronto's Financial District, which has held onto its crown as Canada's tallest building since completing construction in 1975 at a height of 298 metres. But First Canadian Place's reign as the... [read more]

As you read in Part I, recent news stories have highlighted the dangers of real-estate title fraud, which take place when fraudsters or scam artists steal ownership of a home in order to benefit from its value. Earlier this year, a scam was thwarted where someone used fake identification to pose as the 95-year-old homeowner and convinced real estate agents to list the home for sale without the family's knowledge or permission. There’s also an... [read more]

Mortgage and title fraudsters who impersonate homeowners and tenants have targeted at least 30 properties in Ontario investigators and official warnings suggest. Insurance investigator Brian King, president and CEO of King International Advisory Group, stated “this includes six instances of “total title fraud” in which con artists pose as homeowners to list properties for sale and sell the property quickly.” King said such impersonators have had to put in... [read more]

Toronto rents keep going up and up. As mortgage rates increased, until this and last month, we know it's become much more difficult for would-be buyers to purchase a home. So naturally, the go-to option, for a place to live, is to lease/rent a condo. With so many would-be buyers taking this path, rentals are at a premium and it now costs $400 more to rent a Toronto condo than April 2022! Soaring rent prices continue to trend across the GTA and a new report reveals that tenants... [read more]

Sellers of luxury homes in Los Angeles are scrambling to offload their properties before a new “mansion tax” takes effect on April 1. Agents are trying their best to entice buyers with extravagant freebies before 'Measure ULA', the new tax, takes effect. The measure imposes a 4% transfer tax on property sales over $5 million and a 5% tax on properties over $10 million. Some of the biggest Hollywood stars are rushing to sell their ultra-luxury homes. While Jim... [read more]

  This week I represented my clients, on offer night, for the purchase of a detached home in a prime Toronto neighbourhood. Little did I know that by the offer registration deadline we would be one of 15 – yes, 15 offers. With the lack of houses for sale, buyers, having settled into the new interest rates (we’ve had 8 hikes since last April/22), are ready to buy. So, what kind of market is it? It’s still a Seller’s Market – low inventory, high... [read more]

  ServiceOntario, ontario.ca/page/serviceontario, is now offering more on-line services so we don’t have to spend hours and hours waiting in-line anymore.  Finally, ServiceOntario is stepping into the digital age with an enhanced booking system and more online services. "We're making it easier for people and businesses to connect with ServiceOntario, putting customers first and saving people time and money," said Doug Ford, earlier this month. "Across... [read more]

  Got any old Canadian money lying around? You may want to double-check it. Some Canadian banknotes, it turns out, could actually be worth thousands of dollars, with certain Canadian bills worth as much as $150,000. Some, like certain versions of the $1,000 Canadian bill, are worth more than double their face value today. So, if you've got a family member who holds on to old Canadian banknotes (or you yourself have held on to a few) they could... [read more]

Buying a home ‘as-is' can be enticing. For those who’ve been struggling to get into the market, the price point can be more affordable.  When supply is low (as in our current market), it can be a viable avenue to explore. However, it’s important to know that the decision to buy a home as-is works for some, but not for everyone. Buying a home as-is means “the homeowner is selling the home in its current condition, and will make no repairs or... [read more]

In today’s current ‘flattening’ market, figuring out which Seller is motivated to sell at a discount is a game patient Buyers are playing. One of the tactics is the low-ball offer - or known these days as a 'stink bid'. Many Buyers are just trying to see how low they can purchase a home for. Tossing in a bid significantly below the asking price is an aggressive negotiating strategy that risks offending the Seller, who may not respond at all. But... [read more]

A new City of Toronto tax called the Vacant Home Tax (VHT) will be levied, annually, on vacant Toronto residences beginning this year. All Toronto residential property owners must submit a declaration of their property's occupancy status by February 2, 2023.  VHT on vacant homes will be calculated at 1% of the property's current assessed value (not market value). The goal of the Vacant Home Tax is to increase the supply of housing by discouraging owners from leaving... [read more]

Do you know where the richest Canadians in our country live?  A study just revealed where the 20 wealthiest neighbourhoods in Canada are, and the number one spot might actually come as a bit of a surprise. The most recent data ranked them, from coast to coast,  by household net worth. Some are well known, like Toronto's Bridle Path, which has been home to celebs like Drake, Celine Dion and Prince, but you may not know that that the average... [read more]

With all the focus on Buyer's affordability for a new mortgage, it’s just as important for me to talk about the impact of higher interest rates when you need to renew your existing mortgage. As a GTA homeowner, you could very well find yourself paying hundreds of dollars more a month and you need to consider ways to prepare for the coming increase. Do you need to think about paying down other forms of debt to minimize your exposure to these... [read more]

Cooler temperatures and soon falling leaves serve as a reminder that the fall season is here. As the seasons change, so do our activities and home needs.  Now is a good time to do some seasonal maintenance to keep your home running smoothly. The weather can change quickly, especially if you live in a colder climate and you don’t want to be caught unprepared. A bit of attention now will save costly repairs and aggravation later.   Interior... [read more]

Part Two: What's going on, where are we, why is this happening & how do we navigate this?   Are we in a Sellers’ or a Buyers’ market? We are still in a Sellers’ market because there isn’t enough inventory available for sale. Buyers who have taken the ‘we’ll be patient’ and see how low prices go, haven’t seen the options that they thought they would as there hasn’t been a notable influx of listings.... [read more]

It’s taken me a little while to chime in again on the current state of our real estate market. Being inside of it, day in and day out, I wanted to come to you with info to calm some nerves and give you perspective. What’s with the Interest Rates?   Interest rates have gone up to tame Canada’s economic inflation. It’s not aimed specifically at the real estate market but we certainly are affected. And this is world- wide: Not only are oil, gas, lumber,... [read more]

Have you ever wondered how much your property’s value has changed since you purchased it? Home appraisals can play a big role. Let’s break down the appraisal process—what it means, when it happens, and other important factors you need to know. It’s never too early to know what the market value of your home is - even if you’re not considering a sale. I’m happy to provide one for you, at any time, because…as I always say, I want you to know as much... [read more]

Buying and owning a home is an expensive endeavour, and the various taxes a homeowner must pay can add up fast. Especially for those who are using their property as an investment and want to have the maximum return available to them, minimizing their tax payments can be a major way to make owning a home less expensive. When it comes to homes there are many different applicable taxes. While some may be difficult to avoid, others can be reduced or eliminated entirely. There are numerous costs... [read more]

  When a loved one passes, you may find yourself the inheritor of their property. Whether you intend to keep the home or sell it, the process of handling someone else’s real estate can feel like a huge responsibility, especially on top of the other emotions you’re processing.  More people are opting to keep their inherited home due to climbing real estate prices. Often their biggest question about inheritance centres around what to do with the property once... [read more]

Even if you've never wondered how our Toronto neighbourhoods got their names, these stories are so interesting! Here are just 10...Which one is your favourite?    THE STORY OF SUMMERHILL Toronto’s swanky Summerhill neighbourhood was named after the estate (perhaps ironically) dubbed Summer Hill cottage, owned by transportation magnate Charles Thompson. He built the 1842 estate on what’s now Summerhill Gardens, and at one time it housed an... [read more]

We've had 'free' money for quite a while. And even with interest rates going up, I'd say we still have 'cheap' money.  However, the purchase price you ultimately can afford based on your monthly payments is even more critically assessed these days.  Much like your income and down payment,  your individual credit score is a major financial component of qualifying for a mortgage when looking to buy a home.   Your credit score... [read more]

While the Ford government eliminated the cost for renewing our Licence Plate stickers, they didn't tell us that we actually have to renew our plates, online, every year. If we're pulled over and our Licence Plate has expired, 'in their system', we could be fined anywhere from $60.00 up to $1,000.00. Recently, a Toronto resident, driving in Quebec, was fined $489.00 for an expired Licence Plate. We're don't get the physical stickers and... [read more]

Today’s hot real estate market has created many Buyers for few condo properties with the result being that multiple offers are often the norm.  To ensure that your offer will be accepted, a Buyer may submit an offer without the usual clause of making the offer conditional on a lawyer’s review of the Condominium’s Status certificate and related condominium documents.  While such an offer may improve the chances of your offer being accepted by a Seller, there are... [read more]

The real estate market isn't crashing. No matter what 'sensationalist' reporters say or write. And despite rising interest rates and some other signs that the market could be 'settling',  Royal LePage has changed its forecast for 2022. RLP had initially forecast 2022 Canadian home prices to go up by 10.5%  but, driven by continued momentum in the Greater Toronto Area,  the expectation now is for prices... [read more]

Last week, the federal government announced their new budget and with it, proposed many new initiatives targeting the housing market. As housing affordability and availability have become ever-increasingly hot topics in Canadian politics, the Liberal government wants to implement a diverse set of initiatives to increase supply, reduce demand, and make home-buying more accessible to Canadians. The budget laid out the government's plan to invest over $10 billion in housing initiatives in... [read more]

Did you know that if you make your home province of Ontario your 'vacation destination' this year, the government will give you a tax credit.  And, this credit will provide an estimated $270 million, in support, to about 1.85 million Ontario families. The temporary Ontario Stay-cation Tax Credit between January 1 and December 31, 2022 aims to encourage Ontario families to explore our province, while helping the tourism and hospitality sectors recover from the financial... [read more]

As much as people are drawn to Toronto, the crazy market isn't just a Toronto thing. It's consistent all across the province. More than 50,000 people have moved away from our city and more are still leaving. And it's driving home prices up even further in these smaller Ontario cities and towns. Skyrocketing real estate prices are trending across Canada, but, here in Ontario, we seem to have it the worst.  Since 2005,... [read more]

Condo sales have been exploding - and it's not going to stop anytime soon. At the beginning of COVID, the Condo market saw a huge spike in listings but there wasn't much demand. So prices decreased a bit. But by the 2nd half of 2020, throughout 2021 and now in 2022,  there's a huge resurgence in buyers wanting to purchase condos. As freehold homes became unaffordable (due to the lack of inventory and huge buyer interest), condos became the first step into the real estate... [read more]

Everyone is asking me if an increase in the Bank of Canada interest rate will affect their 'eligibility' for a mortgage. Interest rates in 2022 are definitely going to go up. The Bank of Canada will likely raise the interest rate, March 2nd, by 25 basis points to 0.50%. This would be the first of multiple interest rate hikes over the course of this year as a high level of inflation is at the core of the government's decision. Inflation has hit a high of nearly... [read more]

If you bought your home more than five years ago,  (and, in this market, even 2 years ago), your home has very likely increased in value and accrued a significant amount of equity.  And that's the idea: to have a property that's a great investment over the long term. A good investment should increase at least proportionally to inflation, however, a great investment outperforms that. Real Estate is so good, it's become the go-to investment to for... [read more]

Could this revolutionary technology change the face of Canadian real estate as we know it?   No doubt, you've heard of 'cryptocurrency'. What began over ten years ago, as essentially an interesting proof of concept for digital currency, has exploded into one of the largest new developments in investing. Now, cryptocurrencies have reached a new peak of cultural awareness and saturation and nearly everyone has heard of them, in some capacity. But what does crypto mean... [read more]

It's true - Toronto’s Property Taxes are the lowest in Ontario! Property tax is an important cost when considering a new home and for owners of their current dwellings.  As Buyers we definitely calculate the down payment, monthly mortgage fees, closing costs, and land transfer costs. But it’s always important to consider how property taxes can add thousands of dollars every year to the cost of home ownership. A brand new report just released the figures on... [read more]

    More than ever before, it's much harder for millenials to get their first step on the real estate ladder. That's why many are asking for interest-free/low-interest loans or even 'gifts' from the Bank of Mom and Dad (BOMD). Many parents are definitely stepping in and helping their adult children buy their first homes. However it’s important that parents think carefully about their own future needs, before opening the doors to the “the... [read more]

By: Olivia Little Fall day trips from Toronto run the gamut from deep forest hikes to quaint small towns. There's no better way to see how the province transforms each autumn than by packing into a car and heading to nearby destinations that show off the beauty of the Southern Ontario landscape. Check out essential fall day trips from Toronto in this photo gallery [read more]

By: Scott Shpak   Ah, the living room. The kitchen is for cooking, the dining room for eating, and the bedroom for sleeping. They’re all succinct and practical. But the living room, it’s all about living!  And since everyone has their own ideas on life, it’s not surprising this is a room open to a wide swath of design interpretations. Over the decades though, certain trends come to the fore, so despite the person-to-person variations that inevitably occur,... [read more]

By: Becky Robertson Though you now need a household income of nearly $200,000 per year to afford the average detached house in Toronto — and will be paying it off over the course of more than 25 years — there are still people who hope to own property in the city, though the number of those with such dreams is definitely dwindling as they face the hard reality of how expensive it is. Though brief blip of lockdown-induced... [read more]

  Q:  As a Real Estate Agent I'm always asked: Why shouldn’t we list at the price we want and then reduce it to your price if our property doesn’t sell? A:  Being an expert Toronto Real Estate Agent, my goal is to sell your home for the most amount of money the real estate market will allow. And I also want to ensure that the highest sale is in the shortest period of time causing you the least amount of inconvenience. I want you to net, in your... [read more]

  Defined as the generation born between 1981–1996, it’s safe to say that Millennials are not kids anymore. They have families, degrees, and high-paying jobs. They also make up the largest percentage of luxury real estate buyers — 37 percent, in fact, as of 2019. As Millennials become the new majority in real estate, they’re also exerting significant influence over amenities, design trends and the overall marketplace, with interests ranging from smart technology... [read more]

We can now receive rebates of up to $5,000 to make our homes more energy-efficient. And the program is retroactive to December 1, 2020. On May 27th, the Canadian government launched the 'Canada Greener Homes Grant' program, which offers Canadians grants of up to $5,000 to pay for energy-saving revamps in our homes. What are they talking about? Things like heating upgrades, the addition of solar panels and replacing old windows and doors for greener and more... [read more]

Are you thinking of opting for a smart home? The furnishings you choose can contribute to the comfort and style of your space, but it’s the right devices that will make living there ultra-convenient. Here, we’ll look at a few smart technologies that can simplify your time at home.   #1 – Thermostats One of the best things about smart thermostats is the fact that they can help you reduce your monthly bills. These energy-efficient devices go beyond adjusting your... [read more]

Yes, there's more than one.  And, especially, in this 'Seller's Market',  it's critical to understand the details. There are 2 different “Mortgage Pre-Approvals”:  one is for you, personally and the other is for the property you're buying.  I always want you to have a preliminary Mortgage Pre-Approval before we begin our search for your new home. This 1st type/preliminary one, is a personal financial pre-approval... [read more]

From The Globe & Mail, March 30, 2021 Bank of Montreal Economists are urging policy makers to act immediately to dampen housing prices and warning of severe consequences if nothing is done. With home prices spiking across the country and houses selling well over asking prices, BMO’s economic team said  policy makers need to take action to immediately break “market psychology and the belief that prices will only rise further.” “That would dampen the... [read more]

Let’s face it – this hot Seller’s market won’t last forever, but right now homes are selling in the blink of an eye and more often than not, there isn’t time for a Buyer to do a Home Inspection. Thankfully, my Sellers agree with my advice and get one done before their home is listed for sale.  Not only can a pre-inspection alert you to issues that can be fixed before your home is listed, but it can also highlight to potential Buyers how well your... [read more]

This is just one critical reason I need to represent you when you are buying a new-construction condo or home.  You don't know that you could be leaving thousands of dollars on the table, but I do. Condo Developments  are notoriously late in notifying their purchasers of delays in closing. And most Buyers don't know they are entitled to thousands of dollars when this happens. A substantial number of GTA condo developments, which delivered late, are on the... [read more]

Last March my clients, David and Lisa,  with a bank Financing Pre-Approval, for a purchase price of $1.65 million, thought it would easy to find a detached home that met their top priorities: turnkey, in a great neighbourhood, 3 bedrooms, 2 baths, a parking pad (maybe a garage?) and a backyard for their 4 year old son to play in.  They thought that COVID 19 would shoot down Toronto's home prices and they'd have a great chance to buy their first... [read more]

It's official: Not even a COVID pandemic has stopped the real estate market. Buyers everywhere, (not only in the city of Toronto), are going to have to spend more than ever because the average sale price for a home is already about $980,000. TRREB (the Toronto Regional Real Estate Board) reports that the average selling price for homes in the area will even exceed $1 million for the very first time. By the end of 2021, it will be at the $1,025,000 mark, a striking... [read more]

  The market for real estate in the GTA has gotten off to a strong start for 2021. The Toronto Regional Real Estate Board (TRREB) has posted the sales figures for January, and the 6,928 sales reported through the MLS System represent a 52.5% increase over January 2020. Sales were up for all major housing types, both in the City of Toronto and the surrounding areas. Condominium apartments sales were up 85.5% over the same time last year. In a vote of confidence for the local condo... [read more]

  Are you moving? Do you know someone who is? Everyone needs to know the best places to get moving boxes. So pass this on to your family, friends and colleagues - they'll definitely thank you!   BOXES Toronto BOXES Toronto, the sister company of XYZ Storage, offers boxes, packing supplies, and other moving essentials. Boxes come in nine sizes and are suitable for items ranging from wardrobes to dish sets and TVs. Prices for basic boxes start at $2.49... [read more]

The Numbers Are In… The Toronto Regional Real Estate Board (TRREB) has posted the sales figures for December, and for a sixth consecutive month, sales of residential property in the GTA have set a monthly record. The 7,180 sales reported through the MLS System make it the most active December in history, with a 64.5% increase over December 2019. Total sales for 2020 came in at 95,151. This is 8.3% over 2019, and is the third best result on record. This is a remarkable fact given... [read more]

It's winter and even if you haven't given any thought to your windows, now's definitely the time, since we've got a long cold one ahead. So how do we get through another cold and snowy winter season? While, during this continuing pandemic, it's unlikely we're boarding a plane for a warmer climate, making a few adjustments to a somewhat overlooked item in your home can have a major impact on your comfort this season.   During the winter, windows have... [read more]

It's that very special time of 2020 -  with what we've been going through, when 'Giving' means so much to those who are in need. Where to donate all your clothing, furniture, appliances, books and other things, in the GTA, doesn't have to mean adding tons of stuff to the landfill. Just because your possessions no longer bring you joy, it doesn't meant your pre-loved household items won't be appreciated by someone else. Please see... [read more]

For the 4th consecutive month, home sales in the GTA reached record levels. With the Toronto Regional Real Estate Board reporting 10,563 sales through the MLS, it was the busiest October in history, and represents a 25.1% increase over October 2019.  Total sales for the year are now up 3.8%, with 2 months remaining in 2020. Sales growth continues to be driven by the ground-level housing segments. Detached home sales were up 33.9% year-over-year (+19.6% in Toronto),... [read more]

What a great article by Chris Kamariankis, from Protect Your Boundaries on what you can do about 'the' tree.  And Chris is an expert on all things to 'protect your boundaries.'   How to resolve boundary tree disputes in the GTA Over the past five years we at Protect Your Boundaries have witnessed an astonishing number of boundary disputes involving trees. Typically, these disputes will involve one of two scenarios: A neighbour removes or harms... [read more]

If you aren't careful it's easy to overspend during a renovation. Before you even begin, it's important to sit down and write out your ‘must-haves’ and ‘nice-to-haves’. This is a great article so you keep control over the process, time & budget...   Managing ‘While We’re At It’ Syndrome to Stay On Time and On Budget   Wendy Helfenbaum Wendy Helfenbaum is a Montreal-based journalist, content... [read more]

We all need to be safe and secure as E-Transfers become the most used payment method, especially since COVID. Incidents of e-transfer fraud continue to target us over the phone, via text messages, emails, and in person. The Real Estate industry is not immune to this and Sellers, Buyers and Real Estate Agents and their Broekrages are also dealing with this type of fraud. Be aware of how you can spot e-transfer fraud and protect yourself by: Creating strong security questions and... [read more]

You may have sold a home before or it could be the first time you are listing yours for sale. But 'Curb Appeal' is crucial. I always advise my clients to spend the least amount to maximize the highest return.  I will always refer you to my tried, true and trusted 'strategic maintenance partners', so you're guaranteed it will be done right, done well and at the best pricing possible. Here are are some easy, inexpensive fixes that will help create that... [read more]

    The heatwave in the Toronto-area real estate market in July and August may give way to a slightly cooler September, but Buyers and Sellers who haven’t secured a deal yet are still active! In August, (see charts below) sales in the Greater Toronto Area soared 40 per cent from the same month last year, according to the Toronto Regional Real Estate Board. The average price jumped to a record $951,404 last month to mark a 20.1-per-cent gain from August, 2019. New... [read more]

  Toronto's Real Estate Market really was in a 'medically induced coma.' And we've awoken from our big sleep. While our pandemic is far from over, Toronto home sales have come an incredibly long way from where they were back in March, April and May. And July's stats from the CREA (Canadian Real Estate Association) (CREA) stated that the trend definitely continued in July.  According to CREA, new listings, in Canada,... [read more]

It's official - we've smashed a record! The Toronto Regional Real Estate Board (TRREB) has released the sales figures for July and a new monthly sales record has been set with 11,081 transactions reported on the MLS. This represents a 29.5% increase over July 2019 and a 27.4% increase from June. Historically, we would experience a dip in the summer months but with COVID-19 impacting vacation plans, we are seeing the results of pent up demand from the market downturn experienced in... [read more]

We don't normally think about fraud in relation to Real Estate but it does exist. Quite a few years ago, Title Insurance was introduced to help protect you against it. Purchasing Title Insurance is very important Here's what you need to know. Your lawyer will provide you legal advice in order to help you make an informed decision about title insurance. Since title insurance policies contain a lot of legal terminology, make sure you ask questions about anything that you... [read more]

If you're buying a brand new condo, the paperwork and entire process can be overwhelming and confusing.  In addition to the complexities of signing the actual Agreement of Purchase and Sale which can be 50 to 60 pages long, many Buyers aren't aware of the unique aspects of closing a pre-construction condominium purchase. And....there are actually two (2) different kinds of closings. One of them is called the 'Occupancy' or 'Interim' closing... [read more]

What's included in the purchase price? Sellers and Buyers equally want to know - of course the house itself, the roof, the furnace, the central air conditioning, the plumbing and the electrical.... but then come the often confusing words "Fixtures and Chattels". And that's where it can get a little murky. What exactly are these? A 'chattel' is a moveable possession of personal property that can be removed without damaging the property. Normally,... [read more]

Water seepage/damage either on the ceiling, or walls or floors has to be attended to unless we are selling the house in an "as is" condition and that is usually reflected in the list price. Water seepage can be caused by a leaky roof, a chimney leak or by faulty exterior water- proofing. We need to know exactly what's required to remedy this and get it done, if we can. If you've repaired such a leak but haven't had time to re-dry-wall or re-paint, now is the time to... [read more]

There is so much to say on this topic I decided to split this article into two parts. It 's a given, that I want your home to show well, so that it will sell quickly and for the absolute highest achievable price. I also want you to invest the minimum to get the maximum bang for your buck, if there are things we need to do to get your home ready for the sale. I don't want you to put money into your home that you won't get back. This means from both aesthetic and functional... [read more]

Putting your home up for sale is a big decision: a very big decision. So when I meet with you, I have 2 important first questions. One:  Where do you want to move to?  Two: Do you need to sell your home (and the proceeds from the sale) before you buy a new one? Let's start with the 2nd question first. One of the most crucial responsibilities I have is to protect you financially.  And this means making sure you don't have to carry two homes at the same... [read more]

This past week, when I talked to my clients and friends, some were outside in their backyards cleaning up their gardens and even fence building. Ontario Garden Centres are allowed to open today, but if you still don't want to shop in person, here are 15 Garden Centres/Nurseries that will deliver right to your door. Garden centre delivery in Toronto for soil and other essentials is critical right now as the spring planting season gets underway. If you're lucky... [read more]

First, I hope everyone is safe and healthy and following all the protocols in place to keep us this way. It's such an unprecedented time... But, we're all in this together - inside and in this COVID-19 Emergency Ban in Ontario. We're all at home and wondering what to do.  Many of us have kids from Kindergarten up to Grade 12, so we're looking for educational, learning as well as fun activities to do together, or on their/our own.   I've... [read more]

How many times have you looked into your contract with Rogers or Bell to see if you are getting the best price on your services? How many times have you moved providers to save money? I think I can safely say that anyone reading this, has called their provider at least once to get a better deal.  Now I ask you, on the biggest debt that you likely have, "your home", how many times have you simply signed the mortgage renewal letter you received in the mail?  Well,... [read more]

2020 is THE year of the new Propety Tax Assessment. And, we all know that Toronto, Vaughan, Richmond Hill or Newmarket government personnel don’t personally visit any homes or even hire Valuators or Appraisers. They only refer only to the most recent sales figures of those properties sold, right around you, with a similar lot and footprint size (how many bedrooms, bathrooms). They have no idea if you have or haven’t renovated, since you purchased. They don’t even... [read more]

One of my concerns, as your Real Estate Agent, is to take care of you and your home at all times – not just when you want to sell or buy. So keeping that in mind, here’s some important information to ward off the evil ice damming that winter is so generously known for. Everywhere we look there’s ice – on our driveways, sidewalks, and hanging down from our gutters. This is dangerous.   When snow and ice collect together “ice dams” form. And... [read more]

  Not having your own Real Estate Agent to perform due diligence could land you in a horrible situation and losing thousands of dollars. You may have heard about two recent condo projects in downtown Toronto having been converted into ‘rentals’ with 181 innocent buyers of a  complex on King St. West, near Liberty Village, out as much as $40,000 each.  Another condo project,  “The Selby”, at Sherbourne and Bloor, abandoned their plans, as... [read more]

So often, once we bought our home or have lived in it for a long time, we neglect to continuously take stock of what's inside.  Our  property/building insurance is in place but the value has increased, and we accumulate small and large valuable items that require protection too. When was the last time you thought about the increased value of your property and what’s inside your home? First, I advise ensuring that your real estate property (the building) insurance... [read more]

It all started on April 10th, 1974.... Ontario introduced a Land Transfer Tax (LTT) when we bought a home. First there was one LTT in the City of Toronto, now there are 2. Here's a quick history of what is was then and how it got to where it is now!  April 10, 1974   0.3 per cent up to $35,000 and 0.6 per cent on the balance Average house price was $52,806 Average LTT was $211.84 Five years later, it got worse. April 11,... [read more]

Today’s interest rates are still at an all-time low, which gives you several great opportunities. For current homeowners, paying down mortgage debt is more beneficial than ever with the low interest rates we are continuing to enjoy.  My advice to homeowners is to take advantage of paying down 'the principal' of your mortgage, which can be up to 20% twice a year depending on how the mortgage is structured.   Another option to consider is to... [read more]

The Federal Government announced proposed new initiatives for First Time Buyers. CMHC (Canadian Mortgage and Housing Corporation) is launching a $1.25 billion initiative to make purchasing a home easier:    CMHC to provide First Time Home Buyer with up to 10% towards their purchases CMHC to provide up 10% to first time buyers, in exchange for equity in home. This essentially provides up to 10% down payment towards home purchases. This initiative is not a... [read more]

A home is a place where many of your major milestone memories are made, including those related to holidays, parties and more. This is also a place where daily life activities take place, such as chatting with your family over morning coffee, chatting about your day in the evening and other activities. With so much of your life taking place at home, you certainly want this space to be comfortable, and you also want it to be aesthetically pleasing with beautiful décor and stylish... [read more]

As of January 1st, every borrower needs to pass a new “Mortgage Stress Test” (MST) to qualify for a mortgage loan at a bank. And it won’t matter how much downpayment you have. Even if it’s 20% or over, you’ll still be subject to the MST. Once you pass the test, you’re not required to actually make a 20% down payment  - you can still take advantage of a lower one and a lower mortgage rate. But first you have to pass 'the... [read more]

Last week, the Bank of Canada hiked the interest rate another quarter point to 1.25%—a seemingly superficial number depending on which part of the country you’re in. The housing demand in Canada’s three largest cities is so great that removing a handful of buyers—as the new mortgage rules and interest rate increase will do—will have a negligible impact. However, in cities like Edmonton and Calgary, they’re recovering markets and this change will be harder... [read more]

Toronto Real Estate Board President Tim Syrianos announced that Greater Toronto Area REALTORS® reported 7,374 transactions through TREB's MLS® System in November 2017. This result was up compared to October 2017, bucking the regular seasonal trend. On a year-over-year basis, sales were down by 13.3 per cent compared to November 2016. New listings entered into TREB's MLS® System in November 2017 amounted to 14,349 – up by 37.2 per cent compared to November 2016, when... [read more]

Toronto's 2017 May/June market is very interesting: "Inventory" for sale is up (as is every spring); "sales" are down (more for buyers to choose from) yet prices have still increased year over year. There's no real reason for the slowdown in the number of properties sold. It's a 'healthy adjustment that isn't triggered by anything'. The interest rate hasn't changed/increased, and we're not in a recession. So the question is... [read more]

The Non-Resident Foreign Investor Tax legislation still needs passing, but here's the overview. GENERAL EXPLANATION The Non-Resident Speculation Tax (NRST) is 15% on the purchase or acquisition of an interest in a Residential (only) property in the Greater Golden Horseshoe by individauls who aren't Canadian citizens or permanent Canadian residents or foreign corporations and taxable trustees. This NRST tax is in addition to the Ontario Land Transfer Tax.  The legislation,... [read more]

There is a great deal of concern and talk about Canada's New Mortgage Rules and the impact on Buyers, Sellers, the Real Estate Market and Canada’s economy. These measures have been put in place to ensure home Buyers are fiscally responsible in purchasing what they can really afford and don’t take on a debt burden they can’t handle - not just today, but for the future.  And in doing this, keep Canada’s interest rate as low as possible for as long as... [read more]

We may still be enjoying warm days but Fall is coming quickly and Winter is right on it's heels. Please inspect and tend to these maintenance issues now before freezing temperatures set in. GUTTERS It's time to take a look at your gutters especially if you haven't for a long time. There's likely leaves, dirt, dust and other wind-blown debris in them. And once the leaves start to fall, they will get quite full. Either hire a professional (ask me for my trusted, tried... [read more]

Canadian Mortgage And Housing Corporation has announced that as of June 1st, 2015, insurance premiums on a mortgage with less than a 10% downpayment will rise to 15%. And a 10% refund may be available for "Energy Efficient" homes. How Much Does CMHC Mortgage Loan Insurance Cost? To obtain CMHC Mortgage Loan Insurance, lenders pay an insurance premium. Typically, your lender will pass these costs on to you. Your lender will give you the exact price when you... [read more]

If 2014 was considered a successful year in terms of Toronto Real Estate, then the first few months of 2015 are continuing and building on that trend. For the first time, the average price of a detached home in Toronto has surpassed the $1M mark. This is well above the average selling price in the GTA which was $694,285. All eyes are on residential homes and properties for sale in the Toronto market to see what will happen next. There is a simple explanation for the rising prices... [read more]

2014 was indeed a banner year for sales of Toronto residential homes and properties, but all indicators so far point to 2015 being as strong or even surpassing the tremendous sales of last year.  From a year over year standpoint, January 2015 showed a 6.1% increase in home sales over January 2014.  In addition, over the same period, new listings soared by 9.5%.  This is good news for the Toronto real estate market as well as current homeowners and those looking to... [read more]

Regardless of our bitterly cold weather, the Mid-January Toronto Real Estate Re-Sale Market reports 1,409 residential homes sold in the first 14 days of 2015. Compared to the same period last year, property sales were up by 9.8%, and also up year-over-year for residential homes and condos. January's mid-month average sales price for the GTA was $510,532 slightly down from the same period in 2014. We'll get a clearer indicator of where actual prices of... [read more]

To say 2014 was a banner year for sales of Toronto Residential Homes may be an understatement. While prices certainly increased over 2013, there are a few factors driving the market to its current high level state. Affordability does not seem to be at issue, since sales are continuing to climb and current homeowners are able to manage their monthly mortgage payments. For some types of homes, including condo and semi-detached homes, listings were down while demand remained high,... [read more]

As professional and knowledgeable as I am, as a Real Estate Agent , I still don’t have the proverbial “Real Estate Agent’s” crystal ball. However, here is the most supported 2015 Real Estate Market Forecast. We’ve just seen a large oil price slump which may or may not have an impact on the real estate market, however the biggest unknown factor is whether interest rates will rise or not. Some economists predict that Ottawa will delay any... [read more]

During the first 14 days of December, residential homes sales totalled 2,496.  This is a 1.9 per cent increase compared to the first two weeks in December 2013. Over the same period, listings of residential homes for sale were down by 1.8 per cent year over year. Paul Etherington, President of the Toronto Real Estate Board said, “Greater Toronto Area households remain upbeat about buying a home, as evidenced by the increase in sales compared to last year. However, many... [read more]

The continued climb in sales of Toronto residential homes continues to identiy the Toronto Real Estate market as a quality, long-term investment.  Monthly housing market statistics for November 2014 show yet another increase in sales, with 6,519 residential transactions last month, an increase of 2.6% over October 2014. Sales to date for 2014 are up an incredible 6.6% over the same period in 2013, with 88,462 residential homes sold. Homeowners are getting the deals done and transactions... [read more]

The cold is biting, the snow may be swirling and it’s the most wonderful time of the year ... to sell your home? A question I get every year is “should we even consider selling in the winter?"  If you think that Buyers are only occupied with presents and celebrating holidays, it’s actually not true. Before you nix the idea of listing your home in the winter, here are my top Real Estate Benefits of Winter Selling: The amount of listings decrease,... [read more]

Toronto's MLS reported that during the the first half of November, sales of Toronto residential homes increased by 8.3% compared to the same time period in 2013. The 3,350 residential home sales also indicated that new listings were up, but by 2.2% less. As continuing interest rates remain so low, ownership is extremely affordable. Existing homeowners who sold their current properties purchased new residential homes and first-time buyers continue to be confident in entering the real... [read more]

October has turned out to be another banner month for sales and prices of Toronto Real Estate. The Toronto Real Estate Board (TREB) reports an increase in sales of 7.7% compared to the month of October 2013. Buying and selling a Toronto residential home remains a proven investment based on the benefits of long term home ownership and the ongoing low interest rates in the current real estate market. The strong sales last month are a positive reflection of current homeowners looking to... [read more]

The Toronto Real Estate Market continues to flourish, proving that real estate is an investment for the ages.  By looking at current numbers compared to last years (as well as previous years), the favourable results garnered from investing in a Toronto residential home are clear.  There were 8,051 transactions reported in September, which is a 10.9% increase over last year. Toronto is up 6.9% compared to 2013 with 73,465 transactions.  Additionally, selling prices continue to... [read more]

The Toronto Real Estate Market continues to flourish, proving that real estate is an investment for the ages.  By looking at current numbers compared to last years (as well as previous years), the favourable results garnered from investing in a Toronto residential home are clear.  There were 8,051 transactions reported in September, which is a 10.9% increase over last year. Toronto is up 6.9% compared to 2013 with 73,465 transactions.  Additionally, selling prices continue to... [read more]

The housing market in Toronto has changed considerably over the years.  18 years ago the average price for a home in Toronto was $199,856; 48 years ago, it was $22,500; 78 years ago the average price was $8,000.  These figures show a large change from today’s average selling price of $550,700.  What these numbers illustrate more than anything is that an investment in real estate provides strong long-term returns.  Savvy investors in real estate know that real... [read more]

Toronto's residential condo market has outpaced all naysayers’ predictions. Since the worst reports at the end of 2013, Buyer confidence has increased sales of ‘new’ condos, by a whopping 56% with 5,992 condos sold just in Q2 of 2014. And this is the 3rd highest volume ever with only 2007 and 2011 reporting more sales.  However, even with the rise in the number of new build residential condo properties sold, prices have only increased by 2.5% from one... [read more]

One of the most important discussions I have with my clients includes "what can you afford” but it’s much more than how much you can spend on buying a home. "Affordability" goes way beyond purchasing power. It's about what the cost of owning your home really means: mortgage payments, property taxes, utilities, maintenance, insurance etc. so that you can have a life and not be house poor. The Royal Bank of Canada's "Affordability Index" is one... [read more]

The numbers seem to be staggering. Last month was the strongest month ever in the history of our real estate market.  11,079 properties for sale were sold - up from 9,946 homes purchased in May 2013. And this is a rise of 11.4% homes sold this May compared to May just one year ago. And not even shocking anymore, a single-family home purchase in Toronto is averaging an unprecedented price tag of $943,055. And in the surrounding GTA areas (905 area code) homes are selling for an average... [read more]

The Lowest Mortgage Interest Rate Ever for Residential Homes Are you a 1st time buyer looking for a property to purchase or do you want to sell your residential home? The most exciting news to hit the market for Buyers and Sellers is that the Investor’s Group just unveiled a plan that offers an incredible 1.99% variable mortgage rate for 1st time buyers.  And other financial institutes are poised to follow suit. What does this mean for you, as a... [read more]

Canada Mortgage and Housing Corporation (CMHC) has cancelled its Second Home Mortgage Insurance Plan effective May 30, 2014. It has also added a new restriction to its self-employed mortgage loan policy. As of May 30th, self-employed Canadians, who are purchasing a residential home with less than 20% down payment, will need to have "3rd Party Income Validation" to qualify for a CMHC 'high-ratio' mortgage  What Does This Mean for Purchasers of Residential Homes? To... [read more]