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Friday, March 15

Hamilton property values up 75.6% in 10 yrs!


Joseph Englehardt



Property values in Hamilton have jumped 75.6 per cent in 10 years, one of Canada’s biggest real estate companies says.

 A RE/MAX Canada report released Thursday showed that real estate values have increased across the country. Regina topped the list at 199 per cent. Saint John, N.B. was last with a 62 per cent increase.

 Mid- to higher-end home sales are driving prices up in Hamilton, said Conrad Zurini .
 “It’s really the middle to upper end product being sold, either new or resale, that’s bringing the average up,” said the broker of record for RE/MAX Escarpment Realty Inc., a real estate agency that covers Hamilton and the surrounding area.

 A mid- to upper-end home in Hamilton sells for between $275,000 and $400,000, he said.

 “It would get you a brand new, luxurious townhouse or smaller, more narrow lot in newer construction,” he said. “Or a nice-sized, detached, 2,500-foot home in resale.”
 The best value can still be found in the east end of Hamilton, he said.

 “You get a lot more value,” he said. “You can probably get more land and a bigger home.”

 A lot of buyers are coming from the GTA, looking for better bang for their buck than they can get closer to Toronto, he said.

 “They’re looking for better value than they get in a Mississauga or Toronto, and they’re finding it here in Hamilton,” he said.

 “The divide between Hamilton and Toronto is several hundred thousand in savings for the same type of home in the same type of neighbourhood,” he said.



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Thursday, March 7

How I reduced my property taxes

Sean Cooper



Homeowners who feel the assessed value of their property assessment is too high should appeal. I did and have saved myself $15 a month in a process that took some time, but wasn’t overly complicated.
In August, I bought my first house, a beautifully renovated three-bedroom bungalow in Scarborough which cost $425,000. I loved everything about it, except the property taxes which came in at more than $3,000 a year. In October when I received my property assessment notice I discovered the assessment and my taxes were going up. The assessed value was $65,000 higher than my purchase price.
My father’s two-storey century house in the Beach area had only been assessed at $100,000 more. It didn’t seem fair, so I decided to appeal.
First I visited AboutMyProperty.ca and the property taxes section of Toronto.ca I spoke with family and friends and contacted my real estate agent and mortgage broker to get their opinion. They agreed that the assessment was high.
I phoned the Municipal Property Assessment Corp. (MPAC) and requested a copy of the Comparable Property Report. The report included six similar properties in my neighbourhood handpicked by MPAC. Although the assessed values were similar, most were in more desirable locations. My house is located near an arterial road, while the comparable properties are steps away from the pricey Scarborough Bluffs. I made note of this, as location is one of the five major factors that account for 80 per cent of your property’s value, according to MPAC.
I was convinced my neighbourhood was overvalued, so I requested a copy of the home appraisal from my lender. My appraisal included everything I needed: comparable properties, photos and the estimated value. I also requested a report of similar properties that had recently sold in my neighbourhood from my real estate agent.
Once I was ready to file my appeal, I downloaded a copy of the Request for Reconsideration form from AboutMyProperty.ca. The form was pretty straightforward, although I made sure to include as many reasons as possible as to why I believed my assessment should be lower.
For example, my property is near apartment buildings, while MPAC’s comparable properties are surrounded by properties that sell for over $1 million. I submitted the Request for Reconsideration form online in November, well ahead of the March 31st deadline and included a copy of my home appraisal and photos of my neighbourhood.
In January I received a notice in the mail. Much to my delight my assessment value had been lowered by a whopping $74,000. According to MPAC, the adjustment was based on the similar properties I included.
Filing an appeal was time-consuming, but well worth it. I’ll save at least $700 in property taxes over the next four years, money I can put towards my mortgage.
Sean Cooper was featured in Monday Makeover in August, 2012.
How to appeal your property assessment
1.Compare your assessed value with similar properties in your neighbourhood to determine if it’s overvalued.
2.Visit AboutMyProperty.ca and Toronto.ca to learn more about your property assessment.
3.Request the Comparable Properties Report from MPAC.
4.Request your home appraisal from your lender and request a report of similar properties that have recently sold from your real estate agent.
5.When filing your Request for Reconsideration, include compelling reasons and supporting documentation, such as recent home appraisals and photos.

Wednesday, March 6

Decluttering - Don't let fear hold you back!

Alison Hodgson
HOUZZ

So you know you want to declutter. Or perhaps you know you need to, but the thought of actually doing it makes you want to crawl back into bed and stay there for, like, ever. So many decisions! They make your head hurt.

Don't be discouraged if right now the task seems overwhelming. To get going, start with what you know you want to get rid of. If you aren't sure about something, that's OK; save it for later and keep moving. Throw away everything that's trash and haul out anything you know you want to give away. Tackling what you already know you're willing to part with will create momentum. Once you have taken care of everything you know needs to go, focus on setting aside what you know, beyond a shadow of a doubt, you want to hold on to.
During my housewide decluttering, everything was in play. Even my children's art and writing was sorted. If only gluing was involved, I was able to part with it, but if it was personal writing, especially if it said, "Mama, I love you," it automatically went into the "keep" box.

Family portraits the children drew were also dear to me. I loved seeing each child's vision of who we were through the years. In the portraits our bodies might be only big circles, or they might be sophisticated enough to have arms and legs with hands and feet. In some we floated in the air, and in others we were lined up neatly: Paul, me, Christopher and Lydia and then, when she came, Eden. One thing that was consistent in every single one is that we all wore enormous smiles. In those portraits nothing got us down.

My friend Jane, who was helping me declutter, said, "Honey, you can't keep every card your kids made you." I told her I could — everything fit into two medium Rubbermaid tubs — and I did ... for two more months, until I lost it all in a house fire.

The day of the fire, when Jane called, before she could say a word, I said, "Well, I finally got rid of those two containers of papers you were bitching about!"

In the early days after the fire, I was just so happy to be alive and to have my whole family safe. What we had lost was merely stuff, and I could live with that. Truth be told, I felt a strange relief. Of course I was in shock, and I hadn't yet taken an accounting of what had been lost, but even so, after a lifetime of tension with my belongings, I mostly felt free.

I had spent the better part of a year carefully sorting through my possessions before the fire. I had made thousands of decisions on what could go and what I had to keep. It was only after I lost everything that I realized how much of my resistance in parting with my possessions came from a fear of making a mistake. Once it was all gone, I was no longer afraid.

A Wondrous Thought

Has this ever happened to you? You find something cool. You're not exactly sure what you're going to do with it, but you love it; you know you'll think of something. Maybe it needs a bit of work but, well, you'll get to it. Except you don't. For years it sits in a corner collecting dust; you may even move it to another house ... or two, but you're so going to do something with itsomeday. And then finally you face it: You won't. So you donate or give it away and practically the next day you see online or in a magazine the very thing, but spruced up or used creatively in a way that would have been perfect if only you hadn't gotten rid of it! If you're anything like me, you try to blow it off: "Oh, well," but you don't really. It comes to mind from time to time and there's that, "Ugh! I should have kept that."

Just a few weeks before the fire, I found an antique rug at a sale. I debated about buying it but decided to let it go. Within a couple days I knew I had made a mistake: It was beautiful, such a good deal and, now that I was thinking about it, I could have used it in three different places. What had I been thinking? "Oh well," I said, and forgot about it, but then a few months after the fire, I remembered. "Ugh!" Why didn't I buy that?" I thought.
The drums started beating, and then the wondrous thought came: "Even if I had, it would have been lost in the fire." And just like that, the regret rolled away. The fire became a line of demarcation; any mistakes I had made in my home were forgiven because all of it was gone. Do you know how liberating that is?

The truth is, as you declutter, you will probably make mistakes. You will almost certainly get rid of things you'll later regret, but I'm here to tell you it's going to be all right. Don't let the fear of potential regrets get in the way of a new lightness and freedom.
Weeks after the fire, we were staying at a friend's cottage. One night I snuggled in bed between my girls, tucking them in, and it hit me: Not only did I lose everything my kids ever made me, but none of it could be replaced.

My children are growing up. Christopher and Lydia don't draw me pictures anymore and rarely write cards, and Eden isn't as prolific as she was. I lay in that big bed with both the girls and sobbed until my head ached. I couldn't stop, and we all wept together. I was still happy to be alive. I still knew that the pictures were part of the stuff that didn't matter as much as the people they represented. I was still unutterably grateful that our family was spared, but I was sad to lose those precious cards and drawings, still. One didn't negate the other.

wwwteambluesky.ca

Tuesday, March 5

15 Popular Kitchen Countertop Materials



HOUZZ


With so many choices at homeowners' fingertips, picking out a kitchen counter is no easy task. Since this surface area ends up influencing many kitchen palettes, it's important to choose something that looks good to you, will hold up under the kitchen activity of your household and has a price tag that suits your budget.

We've gathered links to our guides to 15 popular kitchen countertop materials handily in one place to help you find the choice that suits you best.
Soapstone Kitchen Counters
Often used in laboratories for its resistance to stains, chemicals and bacteria, soapstone is a durable and natural choice for a kitchen. At $80 to $100 per square foot installed, it might be on the more expensive side, but it can be a lifetime investment.
Granite Kitchen Counters
There are plenty of reasons granite is so popular — this natural stone has plenty of character, with unique grains, colors and customizable finishes. When properly sealed, it's one of the most durable options out there. While it can cost as low as $50 per square foot installed, prices can go up quickly with more exotic slabs and difficult installations. 
Copper Kitchen Counters
It certainly isn't common, but a copper countertop is surprisingly easy to clean and maintain. However, it's not for perfectionists — since it's a "living" surface, it reacts to different substances, creating a blend of matte reds, browns and greens. But for those who love the look, the minimum $100-per-square-foot cost is worth it.
Engineered Quartz Kitchen Counters
Perfect for the customized home, engineered quartz comes in just about every shade imaginable. This engineered product combines ground quartz, resin and pigments for a tough, nonporous material. Great ecofriendly attributes makes it a safe bet for green homes, too. Get ready to pay up, though, since costs range from $95 to $105 per square foot installed.
Tile Kitchen Counters
One of the more affordable counter choices (starting at $30 per square foot installed), ceramic or stone tile is incredibly durable, and one of the few DIY countertop options. Maintenance can be difficult with all that grout, but choosing a durable and dark grout can make things easier.

Ecofriendly Kitchen Counters
A little research is really all that's required today to make your new kitchen ecofriendly. The wide variety of material styles and costs — from salvaged wood to Bio-Glass to bamboo (shown in this photo) — means you can find just the right green countertop material for your home.
Zinc Kitchen Counters
You don't see zinc countertops in many modern kitchens, but this metal has a warmth that has made it popular for centuries. Zinc's tone darkens with time, adding patina. Its antimicrobial properties make it a smart choice for a cooking space. This beautiful material typically costs $100 and up per square foot, installed.
Recycled Paper-Based Kitchen Counters
Recycled paper sounds like the worst possible material for a kitchen countertop, but this ecofriendly choice has surprising durability. When blended with resins and pigments, it has the look and feel of soapstone — but at $40 to $80 per square foot installed, it's a fraction of the cost.
Plastic Laminate Kitchen Counters
Although it's sometimes scoffed at by stone lovers, plastic laminate still has a serious fan base. The wide range of customizable edges and finishes means it can work in any design. At $8 to $20 per square foot installed, its affordable price makes it a winner for many. However, it's not the most durable of countertops, so it may not be best for heavy-duty cooks.
Recycled Glass and Cement Kitchen Counters
Although it's expensive ($100 to $160 per square foot installed), this unique combination of glass and cement is a surefire way to add character to your kitchen. Ecofriendly, durable and customizable, this countertop material is a top choice for a "forever home."
Marble Kitchen Counters
Marble has an unrivaled, classic look that always seems to be in style. For lovers of white kitchens in particular, marble offers more variety than almost any other material. Marble is known more for the patina it develops with use than for its durability. It's a softer stone than granite, and can scratch and stain easily; the cost typically ranges from $70 to $100 per square foot installed.
Concrete Kitchen Counters
Pigments, stains and dyes can create concrete counters with color and visual texture. With the right sealer, a concrete counter can be well worth its cost — at least $100 to $150 per square foot installed.
Stainless Steel Kitchen Counters
Professional chefs love stainless steel because it's nonstaining, heat resistant and easy to clean. While it certainly makes fingerprints and scratches stand out, it's a great choice for hardworking kitchens that don't need a perfect look. A price tag of $80 to $90 per square foot installed means it's more affordable than most stone counters, too.
Solid-Surface Kitchen Counters
Is it stone, wood or plastic? This miracle material has the ability to emulate just about any look without the same damage risk or maintenance. Prices range from $50 to $100 per square foot, depending on the manufacturer.
Wood Kitchen Counters
For some, wood and countertops just don't seem to mix. But a high-quality wood with the right kind of sealer can make for a beautiful, warm and long-lasting countertop. The price varies substantially depending on the type of wood you choose, but butcher block counters tend to range from $30 to $85 per square foot, for materials only. 


www.teambluesky.ca

Monday, March 4

HOW TO MAKE INFORMED HOME-BUYING DECISIONS

Ann Hannah - TREB President



Homes are a major asset and for most Canadians it represents the single largest financial investment of their lives.

Perhaps you are feeling insecure about your knowledge of the financial implications of homeownership.
Homes are a major asset and for most Canadians it represents the single largest financial investment of their lives. Most buyers must finance their purchase using some form of credit. While homeownership can be a significant source of equity over the long term, Canadians need to remain vigilant about their finances at this critical decision point in their lives.
In a recent survey commissioned by the Canadian Real Estate Association (CREA), 70 per cent of young Canadians between 18 and 29 indicated a “major need” for more information about the financial implications of buying a home. This figure is particularly meaningful as many in this age group are on the cusp of buying a home for the first time and need to make informed financial decisions about their future.
Buying a home is always a big decision. Whether it is your first time, or your third or fourth home, it is a big investment that warrants careful financial planning and consideration. And many homeowners with locked-in rates may not feel the impact of market fluctuations until their mortgage comes due for renewal.
Members of organized real estate have an important role to play. We are usually a homebuyers’ first line of contact, and as such, we need to use our knowledge and expertise of the home-buying process to empower Canadians to make informed financial decisions.
Realtors and their national association, CREA, have collaborated with the Financial Consumer Agency of Canada (FCAC), to develop and provide a resource for Canadians to help them more easily understand and navigate the home-buying process.
The Homebuyers’ Road Map (available free of charge at crea.ca/resources) outlines the financial aspects of the home-buying process, as well as the importance of negotiating with lenders and utilizing government programs.
The real estate industry’s goal is to empower Canadians with knowledge, skills and confidence to make responsible financial decisions about homeownership, one of the most significant financial and lifestyle decisions most will ever make.



Should you have any questions about your first-time home buying experience,  please contact us at ReMax Team BlueSky (905) 639-7676
www.teambluesky.ca



Who Gets the Family Home When a Marriage Breaks Down?

Mark Weisleder - real estate lawyer


Without a marriage contract, most assets accumulated by a couple will be divided 50-50 on separation. But in order to minimize the impact of divorce on a family, in many cases one spouse stays in the house with the children while the other spouse leaves.
Here are some questions about this issue from readers:
How is the matrimonial home valued vs. a family business?
This is a tricky question. Although you can appraise a home and a business and put values on them, the tax treatment for each is very different. For example, let’s say you have a home and business and each are appraised at $500,000. They were each purchased for $100,000. When you sell a business, you will have to pay tax on any gain that you made. Yet when you sell your home, which is your principal residence, no tax will be payable. Therefore, in most cases, a home that is appraised the same as a business is actually worth more than the business. This must be taken into account when negotiating any division of property.
Can one spouse be forced to move out?
Each married spouse has the equal right to live in the family home. Let’s say the house is registered in the wife’s name alone. They decide to separate. The wife cannot demand that her husband leave. If this cannot be worked out amicably, then the couple will likely have to go to court to get an order as to whether one spouse leaves, or whether the home is sold and the money divided.
Does it matter who stays in the house?
In many cases, upon separation, one spouse will move out of the family home. It will still require the permission of both spouses to either mortgage or sell the home, even if they are not on title. However, while the spouse who lives in the home will not be paying any rent, the spouse who moves out will have to pay rent in another location, and will likely still be responsible for 50 per cent of the mortgage and other expenses in the matrimonial home.
Can the spouse who stays put a mortgage on the home and keep the money?
The answer is no. Even if you leave the home, and even if the property is registered solely in the spouse’s name who stays, you cannot mortgage a family home without the permission of both married spouses.
Do common law spouses have the same rights?
The answer is no. Common law spouses have no entitlement to a share in a family home, unless their name is on title, or if they can prove that they have contributed financially to the purchase of the home. If you are buying a home with your common law partner, you must get your name on title to protect yourself.
Family lawyer Elliot Birnboim of Toronto also tells me that when one spouse gets possession of the family home, this will also affect child and spousal support calculations.
The lesson here is to obtain expert family law advice before you make any decision about what to do with your family home if you decide to separate. The goal should be to balance what will be best for all members of the family, while also ensuring that any property is divided fairly.

www.teambluesky.ca

Friday, March 1

10 THINGS TO KNOW ABOUT ESTATE PLANNING



by Paul Russell



Many Canadians haven’t taken the most basic estate planning step which is writing a will. They should.
Without a will, your estate doesn’t automatically go to your spouse and children, but ends up being distributed according to the rules of your province. In addition, without proper planning, almost half the value of your assets could disappear to cover capital gains taxes and probate fees.
Here are 10 steps that can help ensure your final wishes are carried out simply and smoothly.
The first thing is to figure out what you have. So prepare an inventory of your assets. A net worth calculator can help you through the process. The list should include your home, vacation properties and investments such as RRSPs or RRIFs. It should also include bank accounts, pensions, personal property like cars, boats or jewelry and the value of any insurance policies.
You should also list any debts that relate to these assets — such as loans or mortgages — and record the account numbers and institutions where the debts are held.
Once you have a picture of what you have, you can figure out how to distribute it. In addition to family members, you may also wish to recognize other people and charitable causes as part of your legacy. In the case of charitable donations, a professional adviser can help you structure these to maximize their value for the recipient and for your estate.
Discussing estate planning issues can be challenging, but it is an important step. Disagreements or disputes after you’re gone can be costly — both in terms of money and family harmony.
By letting family members know your estate plans and the reasons behind your wishes you reduce the chances of disputes after you’re gone. Meet with them now and discuss your plans. It can save a lot of heartache later.
Many people overlook their estate’s tax burden. At the time of your death, you’re deemed to dispose of all capital property, and your estate must cover the tax on any capital gains.
In addition, your tax-sheltered assets held in registered plans (such as RRSPs and RRIFs) lose their tax-sheltered status upon death and become fully taxable (if you’re transferring assets to a spouse, these can be transferred free of tax, but your spouse will eventually pay tax on these upon their death).
There can be other expenses as well. Probate fees — which your estate must pay to the government to confirm the validity of your will — can amount to thousands of dollars depending on the province you live in. There can also be funeral costs and other administrative expenses in settling your estate.
Once you’ve weighed the personal and tax implications of passing on each of your assets, you’ll need to determine how you will distribute them.
Different distribution methods are designed to accomplish different estate planning goals — and there are a number of methods that you may consider as part of a distribution strategy. These can include gifts that you make during your lifetime, transferring some assets so that you have joint ownership with your intended recipient, designation a beneficiary directly on your registered plan investments and insurance policies, or using trusts that you establish either before or after your death.
Choosing an executor is one of the most important estate-planning decisions. Your executor will be responsible for carrying out all the instructions in your will.
While the responsibility is significant, most estates can be settled by a layperson with the help of a lawyer. A checklist of what you have to do helps. It may also be a good idea to appoint co-executors so that the responsibilities can be shared. Appointing someone younger than yourself (such as an adult child) also makes sense as appointing someone your own age increases the chance of your executor predeceasing you, or being too infirm to act on your behalf.
If your estate is particularly complex or you think disputes are likely to arise, consider appointing a professional executor to either help your named executor or fully administer your estate. These services are available through most trust companies.
Once you’ve determined your method of distribution and your executor, much of what you decide will be documented in your will.
Your will is the cornerstone of your wealth transfer plan. It formally outlines your wishes regarding the distribution of your estate and names the executor in charge of settling your estate and carrying out your wishes as stated in your Will.
Once you and your legal adviser have drafted your will, it’s crucial to review it every two to three years, or whenever your circumstances change significantly — when you marry or divorce, welcome a new child, move to another province, or acquire a significant amount of wealth through business or inheritance.
Part of the will creation process — and an essential step in any sound estate plan — is the establishment of Powers of Attorney.
A Power of Attorney is a legal document that appoints a person (or people) to manage your property or personal care in the event you become unable to.
There are two distinct types of Power of Attorney: One relates to the management of your property, assets and investments. The other appoints a person to make personal care and health care decisions on your behalf. Powers of Attorney will generally take effect if you ever become incapacitated, but specific triggering events may be outlined in each document.
You may also consider drafting a living will, essentially a set of instructions that may instruct doctors and other caregivers as to the kind of personal or medical care you may want, or do not want, should you ever become incapable of making those decisions for yourself. In some provinces, these wishes form part of the Power of Attorney for Health Care, but in most cases, the living will is a separate document.
Once your plan is set, it’s important to tell your family so they can carry out your wishes. A master document is a convenient solution. This document will contain:
  Account information for investment and bank accounts, credit cards, and all other accounts you may have
  Insurance, pension and other benefits you may receive upon death
  An inventory of your assets and liabilities
  Your will, powers of attorney, and living will
  Any instructions or documentation relating to a business you have an ownership interest in.
Give copies to your executor, your spouse, your children and other key family members whom you want to inform about your wishes.

www.teambluesky.ca