October 2011 Volume 02 Issue 01
Likelihood of “Health Risks”
Lower Than >> Page 4 Many Think....
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Housing Prices Keep Edging Up
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Client Appreciation >> Page 2
>> Page 7
September Rounds Out a Strong Third Quarter >> More on Page 8
Canada - Best Place For Business Forbes says >> More on Page 11
The Power Of
Equity
>> P Page 12
Should you sell your home on your own?
Hock
Tan
Magazine Designed By: Kai Min Call 416-720-1738 or Email kaimin@melenion.org For Design & No-Obligation Consultation Melenion Development Studios
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TREB Report - 14 Days Of Increase Sales In October, 21% Over 2010 Comparable >> Page 9
Broker
>> Find out on Page 10
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Client Appreciation
It is that time of the year again. You asked for it and its coming around again! We are proud to announce our annual 2011 Client Appreciation event on November 26th! Backed by positive responses to our last event, you can bet your last dollar this time around you’ll love it just as much or much more! Get in on the excitement with TAN and the TAN Team as we bring to you another spectacular event. Get first dibs on the action, mouth-watering foods and beverages, win prizes and go home with complimentary gifts! All this is happening on November 26, 2011 - mark this down on your calendar and RSVP with TAN and or the TAN Team to ensure your attendance! For more information call TAN at 416-669-1748 or email him at tan@penghocktan.com
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Tan and his team can provide you with an unparalleled level of service and attention when it comes to an important decision such as buying and selling your home. Our passion and knowledge of the area and commitment to making a difference has helped us build a name for offering the highest level of customer service possible. Call Tan now if you are planning to buy or sell your next home.
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lower than Health Likelihood of Risks many think Inman News - BARRY STONE
Wednesday, September 28, 2011
DEAR BARRY: My home was in escrow until the buyers found mold under the kitchen sink -- just one black stain from an old plumbing leak. They didn't even ask us to fix it. They just canceled the deal and walked away. I don't get it. Mold has been on the earth forever. How did it suddenly become so toxic that people are tearing apart their houses, pulling out their hair, and spending fortunes on mold removal? People used to just clean it up with bleach, slap on some primer, and apply a fresh coat of paint. Now people act like it's an invasion of space aliens. How did mold become such a major panic? --Martin DEAR MARTIN: One does wonder how a naturally occurring substance, present almost everywhere, came to be seen as a life-threatening scourge. Actually, it's just the latest in a series of indoor air quality "crises" to sweep the nation. To begin, let's define the problem. Microscopic mold spores are present in the air in nearly all homes. Mold infection on walls and other surfaces occurs where there are excessive or persistent moisture conditions, such as unresolved plumbing leaks, ground moisture under a building, or areas with insufficient ventilation. In newer homes, mold infection has become common because of airtight construction to conserve energy. When there is little air exchange with the outside, mold spores and moisture can increase within a building, causing mold to grow on some materials. In many instances, visible stains or musty odors can alert homeowners to the presence of mold. But some mold cases can be detected only by professional testing, and the cost of a mold survey is often prohibitive. Since the 1970s, there has been a parade of indoor environmental hazards, including asbestos, radon gas, urea formaldehyde, lead, electromagnetic fields, microwaves, etc. In each case, public hysteria was induced by exaggerated media coverage. In the late 1980s and early '90s, homebuyers routinely canceled escrows at the mere mention of asbestos or radon gas. In the mid-1990s, lead paint sent buyers running for the hills. This is not to say that there are no related health risks, but the risks were limited to specific circumstances. For example, acoustic ceilings often contain asbestos, but asbestos fibers are
not released into the air if the material is left alone. The same is true of lead paint: keep small children from teething on woodwork involving lead paint, and use appropriate safety methods when stripping paint. But then came mold, the environmental/economic bombshell of them all. The excitement began when some extreme cases of mold infection were given high-profile media treatment on network news shows. This was accompanied by a rash of mold-related lawsuits and insurance claims, causing major insurance carriers to withdraw their business from some states. In reaction to this, the real estate, pest inspection, and home inspection industries began scrambling for secure ground, searching for safe verbiage -- what to say and what not to say amid this new liability environment. Meanwhile, trial attorneys were sharpening their teeth and chanting the new mantra, "mold is gold." Some may read this article and conclude that it whitewashes a significant environmental health hazard. To avert this misunderstanding, a few points should be clarified: 1. Toxic forms of mold definitely do exist and can have harmful health effects. 2. Some homes have become so seriously infected with mold that mitigation is not possible, short of total demolition. 3. The statistical likelihood of serious mold infection does not warrant dire levels of anxiety, mitigation, litigation and expense. There was a time when a mold stain could be cleaned, primed and painted. Now we invest in costly analysis by a certified industrial hygienist, followed by removal and replacement of all affected materials. A more rational approach would be to balance the costs and risks of mold infection. The risks, of course, are real. Mold might someday invade your home, just as a drunk driver might someday cross the double line in your path of travel. But how much must we spend to affect a sense of safety? The panic over mold will eventually subside, as it did with previous environmental concerns. Then, barring the discovery of some new and unforeseen health hazard, we may return to the relative composure of sensible problem-solving, to a place where mold, toenail fungus and the common cold occupy their customary positions among the adversities of everyday life.
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Tan.gazineNews
up Housing prices keep Edging Tony Wong October 2011
Prices in the new home market increased for the 12th straight month in
Canada. But nationally, the index rose by 0.1 per cent in December,
a row, according to figures released by Statistics Canada on Thursday.
following a 0.3 per cent advance in November.
But housing market indicators released in the past few weeks have been so contradictory that builders, realtors — and vendors — are far
“This reflects the continued recovery of the overall housing market in
from relaxed looking ahead to 2011.
Canada, “ said Queen’s University Urban and Regional Planning professor John Andrew. “However it is tracking a bit behind inflation
Bob Finnigan of Heathwood Homes, for example, closed out 2010 on a
and significantly behind new housing starts.” Andrew warns that
high note after selling more than 300 houses across the Greater
developers could be vulnerable if interest rates rise later this year.
Toronto Area last year, up from about 180 the year before. But like
According to a forecast by BMO Economics, the key overnight rate is
many Toronto builders, he’s not sure what this year will bring. “I cringe
expected to rise from 1 per cent mid year to 2 per cent at the end of
sometimes when I see these reports because they’re all over the map,”
2011.
says Finnigan. “One group says we’re in trouble, the next guy says don’t worry about it.” Finnigan says he sees the market going
“My concern is that new house construction is being supported by
“sideways” this year, as consumers digest higher rates and work
unsustainably low interest rates that continue to attract first time
through debt.
buyers,” he said. “As soon as interest rates begin to rise significantly, residential developers could get hit hard, both in terms of lower sales
“The world and the global economy is certainly not by any stretch what
and the cost of their own financing.” In fact, this year is expected to be
you could call normal as yet,” says Finnigan, the chief operating officer
a muted year for housing.
of Heathwood. “We’re watching interest rates very closely. Affordability is key for consumers.” And that could be dropping as prices rise at the
A TD Economics report on Wednesday said Ontario was one of four
same time as interest rates. Consider the new housing price index for
provinces that are financially vulnerable because of high debt loads.
the Toronto market rose by 0.2 per cent in December over November.
The Canadian Real Estate Association forecast this week that
At the end of 2010, builders had increased their prices by a cumulative
housing prices were expected to increase by 1.3 per cent — or likely
2.3 per cent over the previous year.
below inflation — in 2011.
Meanwhile, price growth in the new homes market was more modest
Still, that was better than the forecast 25 per cent drop in housing
compared with the resale market, which saw a 9 per cent jump in 2010
prices by Capital Economics last week. The conflicting reports have
over the prior year. More competition and supply has meant that
further confused consumers who are trying to figure out when to dip
builders have struggled to keep a lid on prices, even though sales have
their toes in the market.
improved. The job market — as well as interest rates— are important barometers “Pricing is at the top of mind for everyone,” said Finnigan, who is also
to watch to see the health of the economy. Without jobs, people won’t
the president of the Ontario Home Builders’ Association. “There is not
be able to afford homes, says Finnigan. Meanwhile, the latest housing
a lot of ability in the market to absorb further price increases.”
report by the Bank of Montreal Thursday lands firmly in the “soft
Winnipeg, Halifax and Toronto were the three biggest movers for the
landing” camp. “Like the resale market, new home prices have cooled
month. Not all cities saw increases, Statistics Canada reported. The
considerably since 2008 from the unsustainable surge of the previous
biggest hit cities included Windsor, which has been hit by a loss of
eight years,” said economist Sal Guatieri. “Prices are now rising more
manufacturing jobs, down by 0.6 per cent. Montreal and Quebec were
slowly than incomes, supporting affordability and reducing the risk of a
also down by 0.3 per cent. “In Windsor, prices declined, even as
correction when interest rates normalize. Simply put, Canada’s housing
builders offered incentive packages to stimulate sales,” said Statistics
market appears to be landing softly rather than crashing.”
In September, the median price was $465,369 from the $425,725 recorded during September of 2010. TORONTO - October 5, 2011
Greater Toronto REALTORS® reported 7,658 transactions through the TorontoMLS® system in September – a 25 per cent increase over September 2010. Sales during the first three quarters of 2011 amounted to 70,588, representing a 2.6 per cent increase compared to the first nine months of 2010. “We have experienced strong growth in sales so far this year, with a much more active summer compared to 2010. However, while sales have been strong, we have continued to experience a shortage of listings, resulting in more competition between home buyers,” said Toronto Real Estate Board President Richard Silver. “Over the past few months, the listing situation has started to improve, so we expect home buyers will have more homes to choose from in the months ahead.”
With annual growth in sales (+25 per cent) outstripping annual growth in new listings (+15 per cent) in September, market conditions became tighter and the average selling price continued to grow by close to 10 percent on a year-over-year basis. “Strong price growth through the first nine months of the year was mitigated to a great degree by low interest rates and rising incomes,” said the Toronto Real Estate Board’s Senior Manager of Market Analysis Jason Mercer. “As buyers continue to take advantage of the affordable home ownership options in the GTA, we remain on pace for the second best year for sales under the current TREB market area.”
Tan.gazineNews
September Rounds Out a Strong Third Quarter
June, 2011
Tan.gazineNews
Greater Toronto REALTORS® Report
Mid-Month Resale Market Figures TORONTO, October 18, 2011 -- Greater Toronto REALTORS® reported 3,477 transactions through the TorontoMLS® system during the first 14 days of October 2011. This total represented a 20 per cent increase over 2,890 sales reported during the first two weeks of October 2010. Year-over-year growth in new listings for the same period was slightly stronger than that recorded for sales – up 21 per cent to 6,249. "The first two weeks of October seem to be pointing towards more balanced market conditions as we move toward 2012. Growth in new listings outstripped growth in sales, meaning more choice for buyers," said Toronto Real Estate Board President Richard Silver. "A growing number of home owners are reacting to the above average price growth reported this year and have decided to list their home for sale. They are confident they will receive timely offers in line with their asking prices." The average selling price during the first two weeks of October was $475,743 – up 7.5 per cent compared to the same period in 2010.
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"The average resale home price is expected to grow at a slower pace in the months ahead because the market is becoming better supplied. There will be less competition between home buyers as we move through the fall and winter." said Jason Mercer, the Toronto Real Estate Board's Senior Manager of Market Analysis. "With a more balanced market in 2012, the average rate of annual price growth is expected to be in the mid single digits."
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Should You Sell Your Home On Your Own?
Everyone wants to sell real estate these days. That is what happens when you have one of the hottest markets in North America.
Marc Weisleder
July 15, 2011
It means new choices for consumers when buying or selling, but
easily be made. Still, more and more sellers are using these
it appears more than 90 per cent of Canadian home sales still
services to try and save the commission. Buyers must therefore
involve a professional real-estate agent. The statistic is the same
be very careful before signing anything with a private seller.
in the United States, where discount brokerages have been
This includes verifying the lot measurements by asking to see
operating for the past 10 years. The question is, why?
the seller’s deed and survey, conducting a home inspection and asking the seller to represent that they have never had issues
It is easy to attack real-estate agents and the commissions of up
with water penetration into the home, or to provide details of
to 5 per cent for buying and selling. But what do you get with
any corrective action taken. Discount real-estate brokerages
the alternatives? Last October, organized real estate and the
that merely post listings on an MLS system are not, in my
federal Competition Bureau reached a deal that allows sellers
opinion, providing the due diligence required of their provincial
to use discount brokers and have their listings posted on the
codes of ethics. Buyers must therefore conduct the same due
MLS system at a discounted fee of a few hundred dollars. Home
diligence noted above before committing to any purchase.
at Ease and Realtysellers in Toronto are among those offering this service to consumers.
Lawyers can assist with negotiations and can certainly close a deal. However, lawyers are not salesmen or marketers. Will they
There are also for-sale-by-owner companies, such as the
be there at 11 p.m. to help reach a deal? Do they have the
PropertyGuys and ComFree, which will sell you a package so
network of buyers and sellers that agents build up over the
you can sell by yourself, including having your property listed
years, not just from this country, but from all over the world?
on the for-sale-by-owner website. For an extra charge, you can list on a national MLS website with a registered broker. Their
With auctioneers, you may pay less in commissions, but are you
packages cost between $500 and $1,000.
sure they will attract the most buyers, to get the price you want? Real-estate agents are far from perfect. For every
Lawyers are trying to sell real estate through a similar website
consumer who tells me about a great experience, I hear many
called propertyshop.ca, where they will also help you negotiate
more about incompetent agents who do not properly protect
and close your deal, for a fee of around 1 per cent to the buyer
their clients, whether it is overpaying in a bidding war, not
and 1 per cent to the seller.
listening to requests or receiving unwelcome surprises after closing. I believe the real-estate industry needs to do more to
You can also use a public auctioneer to sell your home, for a fee
properly mentor new agents, and to reduce the number of
of around 2 per cent to 2.5 per cent total commission.
part-time agents who don’t do a proper service to themselves or their clients.
For-sale-by-owner companies claim to have a unique system for selling real estate. Yet they are not licensed to sell real estate
In all cases, buyers and sellers need to do a lot of research and
or give advice to consumers. They are not regulated, yet they
ask questions before selecting anyone to assist with buying or
help people sell their largest investment, without providing any
selling their next home.
guidance about the pitfalls, especially when hidden defects are not disclosed to buyers. They are not there to help during the difficult contract negotiations, where mistakes of judgment and in the contract itself can
Remember, if it was easy, everyone would be doing it.
News
Tan.gazine
Canada - Best Place For Business, Forbes Says... The Canadian Press
October 4, 2011
Forbes has ranked Canada as the best country for business, moving up from fourth spot last year. The influential U.S. business magazine says the improvement is in part because of the introduction of the harmonized sales tax last year in Ontario and B.C. Supporters of the HST say the tax helps business cut their input costs and become more efficient with less paper burden. The publication also cites lower corporate and employee tax rates for helping business. Corporate tax rates were a key campaign issue in the last federal election, while B.C. recently held a referendum in which people voted to repeal the HST. Forbes praises the Canadian banks for skirting the financial crisis that began in 2007 and emerging as among the strongest in the world. Canada beat out New Zealand and Hong Kong, which placed second and third respectively. The U.S. ranked 10th, down from ninth a year ago. Forbes ranked the countries based on 11 different factors including property rights, innovation, taxes, technology, corruption, freedom, red tape, investor protection and stock market performance.
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Tan.gazine The Power of Equity
The ability to access equity is one of the most powerful tools you can use to expand your portfolio. Vincent Power explains how to get around the tighter lending policies that are now confronting many investors
Editorial Team - Canadian Real Estate Magazine
October 2011
Whether you invest in property for the equity growth or for the rental return, no one can deny that equity will help you buy the next one. You buy property, watch it grow in value over time or you can increase its value through renovation and/or development, creating equity. In the end, accessing that equity is an important part of owning investment property. Equity is the lifeblood of a property investor. Without equity the investor can run into problems that can, potentially, only be solved by selling and if you are in it for the long haul, problems like those must be avoided. The secrets to releasing equity that I will discuss will apply whether you have one property and are thinking about buying an investment property or whether you already own multiple properties. It doesn't matter whether you are self-employed. While the details may change for each category, the principles remain the same throughout. Accessing equity is about applying specific principles to your finance position, just as successful property investing revolves around repeating successful strategies over and over again. Lender diversity is the key One of the first things to do is to split up the portfolio into separate facilities with separate lenders. For some investors this will be hard to come to grips with. The No. 1 reason that investors end up with a portfolio financed with only one lender is convenience. I was going to say laziness but perhaps that's too harsh. There is no doubt that it is very convenient to have a personal banker "on call" to approve any new purchases and there is also the attraction of a lower than normal rate if the portfolio is big enough. That's the myth. The facts are that your personal banker is not allocated to you alone. He or she is a personal banker to hundreds of bank clients and all too often they change jobs regularly. Just when you get used to one, they are promoted (if they are good at their job) or transferred to another area (if they aren't suited to it).
The other issue is that these days banks don't see large portfolios on their books as a good thing. Think about this. Larger loans attract greater risk for the bank so naturally, they keep an eye on them. At the first sign of danger who will they look at first? The worst part is the bank will always have control over your ability to increase your financial position. I don't know about you but I do not think the bank has the right to tell me if I can be rich or not! The simple answer to this inherent problem is to have multiple lenders looking after your portfolio. Yes, this means you have to take responsibility for the management and review of the portfolio but it does give you more safety, more flexibility and more control. Understandably this is not as easy today as it has been in the past; however diversity is extremely important to your ability to keep moving forward. Diversity gives you the ability to refinance a single property without notifying every lender that you have done so. Remember we want equity. Equity will enable you to buy again or hold on during tough times. I am not advocating withholding information from a lender here. That would be wrong on so many levels. What I am saying is that the lender you want to get finance from is the only one, at that point in time, who needs to know about this particular transaction. Naturally, when you next deal with another lender, at another time, your current details will be required for that loan application. The existing lenders do not need to know about your new loan until you approach them for another loan down the track. Another advantage of using separate lenders is that each lender has their own method of calculating your maximum borrowing amount. These calculators are reviewed regularly and get updated when interest rates change as well as when other factors alter either in the economy or the risk profile within the lender itself.
Need a Mortgage Broker? Tony D’Avino Mortgage Broker Lic.# M08008849
Tel: 416.569.3836
Remember...
Remembrance Day Friday, November 11, 2011
Fax: 416.621.8257 tdavino@mortgagealliance.com www.mortgagealliance.com/tonydavino #104 - 121 Willowdale Avenue, Toronto, ON M2N 6A3
“
The Fallason e BuyingoSng Us m Is A
”
Market Shortage of Houses For Sale!
Moregs n Listid ! d e e Ne
Home Inventory Levels At An All Time Low Contrary to popular belief, now is the best time to list your property. Get the best bang for the buck!
The best time to list your home is NOW! Call TAN now for a free property evaluation!
TAN can market your home extensively ensuring your gets sold, fast and for top dollar. Call for a free evaluation to discuss what’s in store for you.
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• Is I s the e Can Canadian Ca anadi d an Housing H us Bubble Forming? • Are you ready for the return of Real Estate Market? • Are you not wondering, what is next in the market? • For all Sellers, is it still possible to sell for a good price? • How do you prepare to buy or to sell a home in a slow market? • If you are renting now and is thinking of buying a home but you have bad credit, past bankruptcy etc and do not know what to do next. What is your next move?
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