MARCH TO-DO LIST

Laura Gaskill 

March can be unpredictable when it comes to the weather, but no matter what Mother Nature is doing outside your window, it’s natural to crave a fresh start this time of year. The first official day of spring is March 20, so usher in the new season with a bit of spring cleaning, fresh flowers and — if you can get outdoors — a little dirt under your fingernails.

Amy A. Alper, Architect

Plant a tree. Spring and fall are the best times to plant trees because wet weather and cooler temperatures make it easier for root systems to get established. Be sure to check with your local nursery to determine which species will do best in your microclimate and to get detailed planting instructions. If your area has a late date of last frost, you may need to wait until all threat of it has passed before planting. 

Inspect your home’s exterior. Once winter storms have passed, carefully inspect the exterior of your home for damage. If you had an ice dam on your roof during the winter, now is the time to repair any damage it caused, and make changes to your roof to prevent ice dams in the future.

Touijer Designs

Simplify the table. Cupboards feeling overstuffed? Simplify your life by paring back on dishes and glassware, letting go of mismatched and chipped pieces and sets you no longer love or use often. Keep a basket of fresh cloth napkins within easy reach of the table to make it more convenient than grabbing paper napkins, and invest in a living centerpiece (potted succulents work well) that will stay fresh and green with little maintenance.

Kandrac & Kole Interior Designs, Inc.

Spring-clean the kitchen. Give your kitchen a fresh start by cleaning some of the areas we often skip during quicker daily cleanup sessions: Clean small appliances; wipe grease and grime from the range hood, backsplash and light fixtures; clean grout; and vacuum hard-to-reach places (like under the stove) using an attachment.

Arkitekturfotograferne / Martin Tørsleff

Clean slipcovers and soft furnishings. Smaller slipcovers and washable rugs can be laundered at home; drop off larger pieces with professionals. When laundering items at home, be sure to check the instructions carefully and err on the side of caution. Most items like curtains and slipcovers can be put back while damp — for the best fit and to prevent wrinkles.

Atelier 616 Interiors

Get ready for tax time. Tax deadline isn’t until April 18, but getting your ducks in a row this month will make things a lot less stressful. Sort through paperwork, update your files and gather all important documents in one place so you’re ready to go.

Simply Home Decorating

Treat yourself to spring blooms. Spring flowers such as daffodils are plentiful and inexpensive this month, so keep an eye out for bargains. And if you have blooms popping up in the garden, why not snip a few to enjoy indoors?

Danielle Sykes

Make a garden plan. There’s still time to get your garden growing! Sketch out a plan and jot down ideas for this year’s plantings, as well as any ideas you have for changes to the hardscape, like putting in a new path or fence. Start some seeds indoors, or pick up seedlings at your local nursery. Check botanical gardens for spring plant sales too, as these can be great places to find native plants that do especially well in your region.

Mailen Design

Tidy the entryway. Put away any lingering mittens and wool hats and make room for those mucky spring boots. A clean boot tray lined in river stones will help water drain away from your footwear. Clear off the hooks (or hangers, if you have a coat closet) and be sure to put out an umbrella holder stocked for spring showers.

James Hardie Building Products

Clean up patio furniture. Outdoor furniture can get really grimy over the winter, so be sure to give everything a good scrubbing before you start using it for the season. Launder washable outdoor cushion covers, and replace worn-out pieces if needed.

Tune up lawn and garden tools. Sharp tools get the job done. Take your lawn mower and clippers in for a sharpening and tuneup before you begin work in your garden. 

www.teambluesky.ca

To-Do's for February

Laura Gaskill - Houzz

Outsmart winter weather by making your home inside a clean, cozy and healthy haven. Put a pot of soup on the stove, plan a trip or get a jump-start on spring cleaning with a whole-house refresh, from the air you breathe to the floors underfoot. And since this is a leap year, you’ll have an extra day this month to get it all done.

Purify the air. In winter, we’re more likely to keep the heat on and the windows shut — which makes for a warm house but not very clean air. Refresh your space by cracking a window for a few minutes every now and then (even if it’s cold!), investing in air-cleaning houseplants or setting up an air purifier.

Do a home safety check. It doesn’t take long to check home safety devices and update (or purchase) an emergency kit, and the peace of mind is well worth the effort. 

• Test smoke detectors and carbon monoxide detectors, changing batteries as needed.

• Check the expiration date on fire extinguishers and replace as needed.

• Check emergency supply kits and restock as needed — be sure to include enough bottled water for all members of your household (at least 1 gallon per person per day for at least three days) as well as food and water for pets.

Make a few freezer meals. A single afternoon spent cooking big-batch meals (think chili, soup, casseroles) can make it so much easier to get weeknight dinners on the table when you don’t feel like cooking. 

Don’t have time to prepare an entire meal in advance? You can also freeze extra cooked grains — having ready-to-go grains on hand makes a healthy bowl dinner quick to prepare (just add a roasted veggie and fresh greens).

Tidy up cleaning spaces. Prepare for spring cleaning by decluttering and neatening the laundry zone, and any places where cleaning supplies are stashed. Toss expired products, consolidate half-empty containers, and wipe down shelves and cupboards before replacing items.

Clean walls, floors and interior windows. A midwinter cleaning can help cut down on dust — especially important for allergy sufferers. Vacuum cobwebs from high corners, walls and baseboards; vacuum and mop floors; and clean interior windows and sills. 

Change furnace filters. Replacing the filters regularly helps your furnace run more efficiently and keeps the air in your home cleaner.

Protect entry floors. Road salt, sand and melting snow can wreak havoc on entryway floors. Protect your flooring by using interior and exterior mats, and a tray to collect wet boots. Invest in a stack of washable rugs, so you can always keep a fresh, dry rug in the entry.

Show your home some love. Valentine’s Day is Feb. 14, so why not give your home a little extra TLC? Pick up a bouquet of fresh flowers just because, hang a new art print on the wall or host a cozy gathering with lots of candles and twinkle lights.

Start prepping for a spring or summer home sale. If you’re planning to put your home on the market in the spring or summer, start working with your real estate agent to compile a list of repairs to tackle. Hire any pros you need (stager, painters, contractor) and create a schedule for work to be done.

Keep an eye out for ice dams. If your area gets a lot of snow, be sure to regularly remove it from the roof and inspect your roofline for signs of ice dams beginning to form. Once established, they’re nearly impossible to remedy (until spring), so keeping ahead of their formation is definitely best!

Plan a getaway. Can’t take any more winter weather? Cozy up inside with your laptop and plan a getaway for spring or summer — you’ll have something fun to look forward to, and by planning early, you’ll have your pick of places to stay.

www.teambluesky.ca

Seller's Market to Continue in 2016

January 29, 2016 

The REALTORS^® Association of Hamilton-Burlington (RAHB) expects to see much the same real estate market in 2016 as in 2015. 'Continued low interest rates, a favourable employment outlook and a continuing low inflation rate bode well for the real estate market," said RAHB CEO George O'Neill.  'The same factors that contributed to the strong market over the past few years should continue to have a positive influence in the coming year."

 The high cost of housing in the GTA will continue to drive first-time buyers and young families out of the GTA, and the Hamilton-Burlington market continues to offer attractive alternatives for home buyers.  With expanded GO service throughout the region, it will be easier to work in Toronto and live in communities south-west.  A strong culture supporting entrepreneurs has also proven to attract new residents to the area.

   

The new mortgage rules coming into effect next month will have a small impact on some of the more expensive areas of the market, but the graduated nature of the new down payment requirements is expected to minimize this impact for most of the Hamilton-Burlington market.

   

For the coming year, RAHB expects to see 20,000 residential listings, 15,000 residential sales and an increase in average sale price of about four per cent.  The sellers' market will continue.

   

Results from 2015 show that all property types listings and overall sales increased over the previous year, with the average sale price up by 8.3 per cent.  Total dollar volume from the sale of all property types was $7.378 billion, a 20 per cent increase over 2014.  

   

The residential market saw similar increases over the previous year, with new listings up by 6.1 per cent, sales up by 11 per cent and the average sale price up 8.9 per cent over 2014.  Average days on market dropped from 39 to 34 days in 2015.  

  

The strong seller's market from 2014 continued throughout 2015, with all-time sales records broken in April, then again in May and again in June.  Five monthly sales records were broken through the last months of the year.

While the average sale price of residential listings showed an 8.9 per cent increase over 2014, the average remained relatively stable throughout 2015.

   

'We saw a jump in average sale price early in the year, and since then the average price has been pretty constant.  It looked as though we kept seeing big increases every month, but that was only in comparison to the previous year," noted O'Neill.  'There's no doubt we've seen an increase over last year, but we didn't see big changes from month to month throughout the year."

   

O'Neill cautioned home sellers and buyers about using the RAHB average sale price as an indicator of the price of their own home or one to purchase.  'Every neighbourhood in RAHB's market area is different," said O'Neill, 'and each has its own characteristics and influences on price.  I highly recommend  buyers and sellers use the services of a local professional - a RAHB REALTOR^® - when they are buying or selling a home."

The numbers for 2015 compared to 2014:

All Property Types	2014	2015	% Change
Listings	21,267	22,501	5.8%
Sales	14,879	16,507	10.9%
Average Sale Price	$412,873	$447,003	8.3%
Average Days on Market	42	34	-19.0%

Residential Only

Listings	19,607	20,808	6.1%
Sales	14,291	15,862	11.0%
Median Sale Price	$351,580	$386,173	9.8%
Average Sale Price	$406,483	$442,462	8.9%
Average Days on Market	39	34	-12.8%

Freehold Only

Listings	15,997	17,106	6.9%
Sales	11,500	12,872	11.9%
Median Sale Price	$370,987	$408,107	10.0%
Average Sale Price	$434,325	$472,860	8.9%
Average Days on Market	39	34	-12.8%

Condominium Only

Listings	3,610	3,702	2.5%
Sales	2,791	2,990	7.1%
Median Sale Price	$271,613	$291,748	7.4%
Average Sale Price	$291,765	$311,596	6.8%
Average Days on Market	40	34	-15.0%

NEW MORTGAGE RULES

Ottawa’s new mortgage rules take aim at ‘pockets of risk’ in housing market

TAMSIN MCMAHON - REAL ESTATE REPORTER

The Globe and Mail

Published Friday, Dec. 11, 2015 9:41AM EST

Last updated Friday, Dec. 11, 2015 11:57PM EST

CRUNCHING THE NUMBERS

  

The Liberal government is overhauling the rules governing the mortgage industry in a bid to target what it said were “pockets of risk” in the housing market.

The three-pronged approach includes doubling the minimum down payment for some home buyers, increasing the fees charged to lenders that securitize government-backed mortgages, and proposed changes that could require lenders to hold more capital against some insured loans in order to curb mortgage fraud and to slow rising levels of household debt.

Taken together, the new rules represent the most sweeping changes to the housing market since 2012, when the previous Conservative government last moved to tighten mortgage lending requirements, and should restrict access to new mortgage financing next year, industry watchers say.

However, unlike past changes that have been aimed at the entire Canadian housing sector, the Liberal government said the new rules, which affect higher-priced properties, are mainly targeted at the most expensive markets, particularly Toronto and Vancouver.

“This is going to help create stability for the overall market by targeting pockets of risk,” Finance Minister Bill Morneau told a press conference in Ottawa, adding the government expects the changes to affect just 1 per cent of the market or less.

“We’re not talking about bubbles here. We are talking about ensuring that Canadians take the right approach to investing in a home,” Mr. Morneau said.

The most conspicuous change is doubling the minimum down payment for insured mortgages to 10 per cent from 5 per cent for the portion of a home’s value from $500,000 to $1-million.

The changes will take effect on Feb. 15, 2016. Down payment rules for mortgages on properties selling for less than $500,000 will be unchanged. Ottawa had already restricted mortgage insurance to homes valued at less than $1-million, and the new rules leave the minimum down payment for more expensive homes unchanged at 20 per cent.

A more significant issue for the mortgage industry is the letter issued Friday by the Office of the Superintendent of Financial Institutions. The regulator is looking to change rules governing how much capital lenders must hold against insured mortgages to address concerns about household debt and mortgage fraud.

Current rules allow lenders to hold very little capital against insured mortgages, essentially considering them to be risk-free because they are fully backed by a government guarantee.

OSFI said it was considering requiring lenders to hold more capital when there are concerns about income-verification documents, a move that comes after The Globe and Mail highlighted the problems with some borrowers who had faked employment letters and bank statements to qualify for insured mortgages.

The announcement could be seen as “an ‘admission’ that Canadian housing prices and mortgage underwriting standards have become more of a concern for Canadian regulatory authorities,” Royal Bank of Canada analyst Darko Mihelic said in a research note.

OSFI also proposed rules that would tie lenders’ capital requirements to changes in local home prices as well as the amount of debt borrowers are taking on, relative to their income. The regulator said it is only consulting on possible changes, which likely wouldn’t take effect until 2017.

The third set of changes came from Canada Mortgage and Housing Corp., which announced it was raising limits on its government-insured, mortgage-backed securities program to $105-billion in 2016 from $80-billion this year. The housing regulator said it would also increase the amount individual lenders could access under the program, but would increase fees for institutions that went over their annual allotment, a move it said was designed to reduce the industry’s reliance on government-sponsored mortgage securities and encourage more private-market funding sources.

Toronto-Dominion Bank chief executive officer Bharat Masrani said the new rules should help strengthen Canada’s housing market. “Generally, I believe that stronger underwriting rules that apply universally to the whole industry are a good thing,” he said in an interview. “The lessons learned from other countries is that the housing market is where certain dislocations can occur.”

The new rules will likely slow the pace of mortgage growth next year, which had been increasing in the face of the Bank of Canada’s interest rate cuts, although realtors said it will likely boost home sales in the near future as buyers rush into the market ahead of the changes in February.

“Certainly, I think it will give an extra incentive even if we get snow and have worse winter conditions, it will create some more sales in January and February for sure,” said Toronto-area Re/Max broker Cameron Forbes.

Others warned that the rules could have unintended consequences for Ottawa. CIBC economist Benjamin Tal estimates the increased down payment requirements will affect just 5 per cent of new sales in Toronto and 2.5 per cent in Vancouver, compared with as much as 10 per cent in Calgary.

The restrictions could also prompt more buyers to borrow for a down payment, pushing more people toward the unregulated private mortgage market or encouraging them to lean on family members for help. Several observers also said the new rules are aimed mainly at local buyers and will do little to curb speculation by international investors.

“I think more young people will have to maybe approach the bank of mom and dad to beef up their down payment,” said Dianne Usher, vice-president and broker at Royal LePage Johnston and Daniel. She estimates that as many as 20 to 30 per cent of home buyers in that price range in Toronto contribute only the minimum 5 per cent down payment.

“Is this the right time to make it more difficult for first-time home buyers in a down market?” Bob Dhillon, a CMHC board member and founder of Western Canada rental apartment company Mainstreet Equity, asked in an interview prior to the government’s announcement. “That’s going to cause the price to deflate and there to be no equity for the first-time home buyers who have [already] paid inflated prices.”

Burlington again named best mid-sized city in Canada

Burlington again named best mid-sized city in Canada

GUIDE TO BUILDING PERMITS

Matt Clauson

Yes, the building permit process can be a frustrating, costly and-time consuming affair, but there is purpose to the process and no getting around your local jurisdiction if you want to do your project right. 

Here we recap the building permit basics, with links to more in-depth analysis of various stages of the planning, permitting and inspection processes. It’s an overview of a subject you should familiarize yourself with before tackling your home remodel project. 

1. When Is a Permit Required?

The building code has evolved to protect a home’s occupants as well as the community, but first you need to determine whether a permit is required.

In cases of simple interior cosmetic changes, such as repainting and installing interior trim or carpet, a permit will not be required. 

For remodels that add square footage to your home or make structural modifications, a permit will definitely be needed. Other projects, such as those involving cosmetic changes to your exterior or landscape, may or may not require a permit. 

When in doubt, take a trip down to your local building jurisdiction and ask, or seek help from a reputable professional in your area.

2. Submittal Process

Your first mission is to determine the entire scope of your project with as much specificity as possible. With a clear understanding of what the job entails, you can prepare your plan for the submittal process.

Once the scope is determined, the next step is getting the approval of your planning department. Planning departments review your plan to ensure that the general plan and rules governing land use in your community are followed. If you live in a community with a homeowners association, you may also need approval from your association.

After receiving planning approval, your plan can be reviewed by the building department. The building department carefully reviews plans for adherence to the building code, including review of any structural, electrical and mechanical modifications.

3. Code Requirements

The generally accepted building code is the International Building Code (IBC), which has been adopted, with some regional modifications, throughout most of the United States. 

If you are using a design and building professional, they should have a thorough understanding of the code, but the code continues to evolve, and if you plan to oversee your own project, there are certain rules you should familiarize yourself with. These include egress and electrical requirements.

4. Green Building and Energy Codes

The purpose of the building code is to protect not only occupants, but also the general community. This is where green building and energy code requirements come in.

Your project will be required to adhere to these codes adopted by your community. Green building codes set minimum standards for a project in terms of water consumption, air quality, toxicity of materials, building efficiency, general waste reduction and storm water management. 

Energy code requirements vary greatly depending on the region you live in, and they involve details such as insulation and HVAC systems regulating the energy efficiency of your home.

5. The Inspection Process

While the number of inspections required for a given project can vary greatly, from one simple visit to a series of a dozen or more, there is one piece of advice that holds true in all cases: It pays to develop a relationship with your inspector and seek his or her advice every chance you get.

Reputable building professionals establish trust with local inspectors, and if you are doing your own work, you should build a rapport with your inspector by communicating openly and listening to the inspector’s advice. 

The required inspections for your project should be clearly defined by your building jurisdiction and might include areas such as concrete, utilities, underfloor work, exterior walls, roofs and insulation, all leading up to the final inspection.

6. Final Inspection

It’s the moment of truth. On the day of your final inspection, all the planning and all the work are in the rearview mirror, as long as the inspector conducting the final review says so.

If you have properly prepared for the final inspection by communicating with your inspector, seeking a checklist of all the requirements to be reviewed, you have gone a long way toward ensuring success. There are some specific requirements that commonly trip up projects (we list some in the story linked below), but the most common infraction is a failure to follow the approved plan.

The safety of your family is at stake, but so is their general well-being and the welfare of your community. It’s why the building code exists, and you will sleep better and avoid financial risks by following the advice in this series. 

Hiring a reputable professional is the best way to ensure success, but if you are doing the work yourself, be sure you are educated on the building permit requirements relating to your project.

www.teambluesky.ca

Your May Home Checklist

by: Laura Gaskill

May is a month for getting outdoors, firing up the grill and celebrating. Take advantage of milder spring days and schedule some much-needed home improvements this month, so you’ll be ready to savor those barbecues and evenings on the porch. From having your house painted to cleaning out the shed, here are 14 tips and ideas for a fabulous month.

Kurt Baum & Associates

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Have your house painted. Spring, with its milder weather in many regions, is a good time to paint your house. If you’re looking to hire a house painter, ask friends and neighbors for recommendations, search on Houzz and, as always, check references before hiring a pro.

Check irrigation systems. It can be disastrous to find out too late that your irrigation system has a clog or leak. Turn on each hose and irrigation system and check that it is working properly.

Clean gutters and downspouts. Remove leaves and debris left by winter storms from rain gutters and make sure downspouts are clear.

Smith & Vansant Architects PC

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Clean and repair screen doors and windows. A mosquito can sneak in through even the tiniest tear in a window screen. Keep bugs out by carefully checking each screen (including doors) as you clean them, and patch up holes and tears. 

Check your yard for fire hazards. If you live in a dry climate, or one that is experiencing a drought (hello, California) it is vital that you do your part to protect your home in case of a fire in your area. Keeping landscaping away from the sides of your home is a good first step; check with your local fire officials for recommendations specific to your area.

Kate Jackson Design

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Check safety devices. Test the smoke alarms and carbon monoxide detectors in your home and replace batteries as needed. Check fire extinguishers.

Maintain heating and cooling systems. Change the filters on window air conditioning units. If you have central air, have a pro come out to service the system. Schedule a cleaning for your heating system.

kelly mcguill home

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Refresh bedrooms. Rotate mattresses and flip them if possible. Swap heavy winter bedding for lighter quilts and blankets; have winter bedding laundered before storing. Clear clutter from under the bed, in and around bedside tables and atop the dresser.

Landing Design

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Give your bath a mini-makeover. Treat your bathroom to a fresh shower curtain, fluffy new towels and a fancy soap or two. Want to go a step further? Swap out an old medicine cabinet for a stylish mirror, change the light fixture and paint the walls.

Celia Bedilia

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Touch up interior paint. Do a walk-through of your home, paying attention to walls, trim, ceilings and doors, and make note of any spots where the paint is stained or chipped. Use leftover matching paint to touch up those areas. Sand chipped areas lightly and apply primer before covering with color; small marks can be touched up without priming. If you have moisture spots on your ceiling, that could be a sign of a leak, so be sure to investigate.

Have furniture reupholstered (or slipcovered) as needed. If your favorite old sofa or chair has seen better days, consider having a local upholsterer give it a fresh look with new fabric, or have a washable fitted slipcover made for it.

How to Work With an Upholsterer

Set The Stage

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Clean out your shed or garage. You’ll probably find yourself digging around in your storage shed or garage as you hunt for lawn tools and beach umbrellas, so why not make things tidier while you’re at it? If tackling the entire space in one go sounds daunting, sort through a small section each time you get something out. Once there is a bit more breathing space, set aside a few hours on a weekend to get through the rest.

7-Day Plan: Get a Spotless, Beautifully Organized Garage

Kate Jackson Design

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Clean grill and set up outdoor kitchen. Give your grill a good scrubbing, test that everything is in working order and stock up on fuel for the grilling season.

Book a summer vacation. If you are planning to take a trip to a popular destination this summer, book now to reserve a spot before rooms and rentals start filling up. It wouldn’t hurt to also begin considering who will watch your home and pets while you are away, and get that favorite house- or pet-sitter lined up.