MarketWatch August B 2012 16/08/12 4:41 PM Page 1
August 20, 2012 - Vol 42a
P R E S E N T E D
B Y
T H E
Rob Rob Golfi Golfi Sales Sales Representative Representative
HOME EVALUATION NO COST • NO OBLIGATION
905-575-7700 • 905-945-0188
G O L F I
T E A M
MarketWatch August B 2012 16/08/12 4:41 PM Page 2
Page 2
The Golfi Team Real Estate Market Watch
About Rob Golfi
S
ince the inception of his career in 1997, Rob Golfi has recognized that understanding his clients’ needs is essential to providing excellent service. As business grew, Rob assembled the Golfi Team in an effort to maintain the same level of professionalism clients have come to expect. Shortly thereafter in 2003, the team received the prestigious honour of being among the top 100 Real Estate Teams for RE/MAX Canada, and this status continues to date. Rob’s experience and aggressive negotiating skills have earned him every major honour awarded by RE/MAX, including President’s Club, 100% Club, Platinum Club, Chairman’s Club, Hall of Fame in 2003, the Lifetime Achievement Award in 2006, his SRES® designation in 2009 and the Diamond Club Award in 2010. Having worked with
many of the industry’s professionals over the years, he has the necessary edge to best negotiate the sale of your home. Any agent can list your house, but Rob’s knowledge, extensive marketing background and dedication gives clients peace of mind when dealing with the single most important investment in their lives. With years of combined experience, the Golfi Team can provide your home with a level of exposure that most agents cannot. Utilizing a team approach also means that they will likely find a purchaser to buy your home sooner, rather than waiting for other agents to approach you with potential buyers. Ranked in the top 5 of nearly 2,000 sales agents in the Hamilton-Burlington and Niagara areas, listing with Rob and the Golfi Team is the right choice when choosing someone to represent your best interest. -Å
SUDOKU 3 6 8
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The Solution Fill in the grid above, so that each row of 9 squares, each column of nine and each section of nine (three squares by three) contains the numbers 1 through 9 in any order. There is only one solution for the puzzle and the numbers shown can NOT be changed.
August 20, 2012
The Home Staging Process
I
n today’s real estate market, home staging is quickly being recognized as the fastest, most inexpensive, most profitable solution for selling your home. Staging is rapidly becoming a necessity when selling your property, especially in today’s competitive real estate market. However, some homeowners are still are confused about how the “staging” process works. First step. Call the stager! They will make an appointment with you to complete a personal “walk through” of your home. They will focus on improving the property to make it appeal to the largest number of buyers by transforming it into a welcoming, appealing and attractive product for sale. Most stagers will include in their consultation fee a verbal or written list of recommendations and suggestions to improve the look of the home and maximize it’s value. Next step is to put those suggestions into action. Stagers understand the necessity to move quickly and will provide customized pricing to complete the tasks. Some stagers will price per hour, while others per individual job. Experienced stagers will outline costs throughout the entire process and will help you stick to your budget. Professional home stagers are “bargain hunters”. They will source unique and unusual furniture and decor for your home that will immediately transform a room. Many home stagers partner with “handymen” that can com-
www. GolfiTeam .com
plete minor repairs, update paint colours, replace broken fixtures or tiles etc. It is “one stop shopping”! By fixing these items before putting the house on the market gives the prospective buyers the feeling the home is in “tip top shape” and “move in” condition, therefore maximizing it’s value. Stagers offer a multitude of options to complete the process. They can work entirely with the homeowner’s personal items and furniture yet recreate the entire look of the home. Or they can purchase new “impact” pieces to give the property an updated “punch” and polished flair. If necessary, rental furniture is sometimes used to showcase “scale appropriate” furniture choices and identify rooms. The homeowner makes whatever decision best suitable for them and finally the professional home stager will work within the guidelines to target the most likely buyers and get the home sold! It’s simple! Call a home stager to help. You’ll be amazed at the results! Sheri Gamble and Gwen Kennedy are Home Stagers and Event Planners with Details Event Coordination. They can be reached at 905.632.2602 or via email at sheri@detailseventco.com or gwen@detailseventco.com. Visit their website at www.detailseventco.com.
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MarketWatch August B 2012 16/08/12 4:42 PM Page 3
August 20, 2012
The Golfi Team Real Estate Market Watch
Page 3
Facts About the GOLFI TEAM… 3 Over $60 Million in Sales Annually** 3 #1 Real Estate Office in Hamilton-Burlington* 3 Amongst the Top Sales Reps in Ontario** 3 Ranked Top 50 Teams in Canada for ** 3 Ranked Top 100 Teams world wide**
1998
Rob Golfi Sales Representative
2003
2003
2006
2010
OVER $460 MILLION IN REAL ESTATE SALES *#1 Brokerage in the Realtors Association of Hamilton Burlington MLS from 1994 to 2010 consecutively. **Year End Standings for 2010, based on residential commissions paid. Rankings are compiled from figures submitted by regional offices.
Rob Golfi
Sharon Stafford
Sales Representative
Mike McNeil
Sales Representative
Hans Marcellissen
Heather Reid
Sales Representative
Sales Representative
Kristina King
Sales Representative
Wendy Murray-Nicholson Sales Representative
Sales Representative
Vince Lazaruk
Sales Representative
Rosemarie Fournier Listing Co-ordinator
Together Delivering More...
HOME EVALUATION NO COST • NO OBLIGATION
905-575-7700 • 905-945-0188 Call Today 905-575-7700
MarketWatch August B 2012 16/08/12 4:42 PM Page 4
Page 4
The Golfi Team Real Estate Market Watch
Grimsby, Lincoln West Lincoln & Niagara
Rob Golfi*
GRIMSBY
August 20, 2012
$324,900 6 Bedford Park
GRIMSBY $259,900 59 Sandra Crescent
GRIMSBY $414,900 152 Sumner Crescent
vIneLAnD $249,950 3380 Tallman Drive
Great Neighbourhood. 4 level sidesplit on tree-lined street. 3 bedrooms upstairs w/ensuite priviledge. Main floor living/dining room and eat-in kitchen. Lower level (ground level) has family room w/wood burning fireplace & walk oout to beautiful backyard.
Wow! Great Value! 3 bedroom, 2 storey home backing onto park, finished on all levels. Many updates include kitchen(‘07), bathroom(‘07), all windows(‘08), roof(‘09), upstairs carpet and furnace(‘10), and basement(‘10).
DAZZLING 2 STOREY! 3 yrs. new former Losani model home 4 bedrms 2100 sqft., features fantastic open concept flr plan, gorgeous hardwd in living & dining rm, dream kitchen with ss appliances, glass back splash & custom Barzotti cabinetry, rounded corners, & oak staircase.
Large 4+1 BR family home feat. a lrg eat in kitch, LR, beautiful dream bathrm w/jacuzzi tub, glass shower & dble sinks, recrm, ldry, & storage area. Single attached garage & a fully fenced rear yard. Perfect for the growing family. Quick HWY access & along the wine route
$1297.70 per/mth P&I / O.A.C.
$1038.08 per/mth P&I / O.A.C.
$1657.18 per/mth P&I / O.A.C.
$1247.93 per/mth P&I / O.A.C.
SOLD
RS E F F LE O P I T MUL H T I W D L O S
ONE R E H ANOT
GRIMSBY $599,900 23 Riesling Street
GRIMSBY $174,900 17 Lakeview Street
LUXURIOUS HOME BACKING ONTO ESCARPMENT Features maple kitchen with granite countertops, beautiful hardwood, 2 storey great room with palladium windows and 3-sided gas fireplace, hardwood floors.
SMALL, BUT SPECTACULAR! Cozy 3 bedrm bungalow sitting on 50x116 ft lot. In fantastic neighborhood close to the lake. Features new shingles 5 yrs, mostly vinyl windows, maintenance free exterior.
$2396.10 per/mth P&I / O.A.C.
SOLD
SOLD
BeAMSvILLe $262,900 4887 Adam Court
GRIMSBY $359,900 82 Griffith Drive
FREEHOLD TOWNHOUSE. Immediate possession for this stunning 3 bedroom townhouse. Nicely appointed with hardwood, ceramics, dark maple cabinetry and generous backyard. Close to parks, shopping and highway access.
A PLACE WITH SPACE! 11 yrs new, beautifully maintained 3 bedrm home features kitchen refaced with breakfast island, showcase fireplace in sunken family rm, hardwd & ceramic flrs, freshly painted, ensuite bath & walk in closet, fenced yard.
$1050.07 per/mth P&I / O.A.C.
SOLD
BUNGALOW
ONE R E H ANOT
if you want it
GRIMSBY $259,900 218 Livingston Avenue
BeAMSvILLe $249,900 5143 Connor Drive
Fabulous Location! 3 Bedrm side split w/amazing views of the escarpment, most windows replaced in Feb 12, A/C ‘05. Walk out from the basement to the rear fully fenced yard. Lrg updated eat in kitchen, hardwd flring in LR. Close to QEW, go bus, shopping, arenas, & schools.
BeAMSvILLe $244,900 5136 Connor Drive
Fabulous end unit freehold Bungalow 1110 sqft avail. for 60-90 day closing. Come & visit our model home. Incl. great size BRs w/4pc ensuite off master, kitchen area overlooking family rm, attached to neighbouring unit at the garage only.
2 storey, 1460 sq ft. freehold town home features 9ft ceilings, 3 great size BRs, loft area w/3 piece ensuite, 2 large closets in MB, kitchen w/ breakfast area overlooking family rm, access from garage to rear yard & minutes to all amenities. To be built.
$998.14 per/mth P&I / O.A.C.
$978.17 per/mth P&I / O.A.C.
SOLD
DUPLEX
NE O R OTHE N A SOLD
GRIMSBY $324,900 69 Colonial Crescent
SOLD Call Rob Golfi 905-945-0188 or visit
www.RobGolfi.com
NE O R OTHE N A SOLD
GRIMSBY $244,900 15 Adelaide Street
GRIMSBY $459,900 23 Tunbridge Crescent
GRIMSBY $629,900 7 Chestnut Drive
GREAT VALUE! Large 4 level backsplit finished on all levels. 3+1 bedrooms and two full bathrooms. Perfect for the growing family. Large eat-in kitchen leading to the backyard that is fully fenced in.
Fantastic Investment Opportunity, Duplex within the downtown core. 2 bedrm unit on main level & 1 bedroom unit on upper level. Gross income of $1885/mth. Includes large double car garage, shingles approx 4 yrs new, and new furnace 2011. Please allow 24 Hrs for showings.
9 year old One Floor Beauty. Open concept home features hrdwd, cer & carptd bed. Main flr family room with walkout to fenced in back yard with spacious deck. Basement is professionally finished with oversized recroom, bathroom, bedrooms & office space
PURE LUXURY! Over 3000 sqft. flourished w/upgrades, lrg kitch w/Caesar stone throughout, hardwd in great rm & dining rm, lrg master bedrm w/upgraded ensuite w/oversized glass shower, 2 stainless steel gas fireplaces, oak handrails w/aluminum spindles, 9 ft ceilings.
$1297.70 per/mth P&I / O.A.C.
SOLD
1836.92 per/mth P&I / O.A.C.
SOLD
D SOL
AYS D 0 IN 2
YS A D 10 N I D SOL BeAMSvILLe $399,900 4841 John Street
GRIMSBY $479,900 288 Kemp Rd. W
ULTIMATE LIVING! Private master bedroom with updated ensuite bathroom and heated floors, new furnace and C/air, hardwood floors, mostly all updated vinyl windows, garden doors leading to covered porch with hot tub, beautiful picturesque private back yard and quick access to QEW.
NEW HOUSE BUT BETTER! Features 9’ ceilings, gorgeous open stair case, wonderful family size kitchen with 8ft patio and sliding doors leading to 12x24 ft deck with hot tub and fence yard, oversized family room with showcase gas fireplace, and finished basement.
Unique property zoned for priv. club recreational use; suitable for many types of organizations on priv. 25 acres of land w/mutual picnic area. Banquet/dance hall 2500 sq. ft with 12’ ceilings, FP, full kit facilities, bar area, coat check, bthrms & spacious bsmt for storage.
SUNRISE to LAKEVIEWS! 2 stry all-brick home w/beautiful hardwd flrs, upgraded trim & crown moulding, ensuite w/glass shower & roman tub, kitchen w/over-sized island & granite counters, 50 bottle wine rack, finished basement w/theater room, & underground sprinkler system.
SOLD
$1597.27 per/mth P&I / O.A.C.
$1896.83 per/mth P&I / O.A.C.
SOLD
GRIMSBY $319,900 382 Kerman Avenue
www.golfiteam.com
GRIMSBY $529,900 135 Olive Street
MarketWatch August B 2012 16/08/12 4:42 PM Page 5
August 20, 2012
The Golfi Team Real Estate Market Watch
Grimsby, Lincoln West Lincoln & Niagara
Rob Golfi*
9% 9 R D FO L O S
Page 5
ING K S OF A
BeAMSvILLe $405,900 4844 Northgate Crescent
STevenSvILLe $244,999 3669 Carver Street
GRIMSBY $474,900 53 Sumner Crescent
ST. CATHARIneS $274,900 15 Lakeside Drive, Unit 41
LAVISH TOP TO BOTTOM! 2400 sqft. of luxury this 4 bdrm home features gorgeous hardwood, main flr laundry, oak staircase w/balcony overlooking great rm, crown mouldings, over sized maple kitchen w/granite & island, ,RI-bath in basement, $1000s in upgrades, shows like a dream!
Beautifully maintained 7 yr old, 2 BR bungalow. Large open concept living room/dining room w/cathedral ceilings complete with a home office/den. Completely finished basement w/corner gas fireplace, wet bar and a 2 piece bathroom. Loads of upgrades.
DYNAMITE DEAL IN GRIMSBY! 5 BR home including laundry rm, all on second flr. Features gorgeous hardwood floors, grand foyer w/oak spiral staircase, maple kitchen cabinets, rich hotel style ensuite bath w/glass enclosed shower, & a professionally finished basement w/9ft ceilings.
2 BR townhome w/amazing views of the lake. Resort style living. Lrg eat-in kitch, formal DR, LR w/corner gas FP. Hardwd in DR/LR & new hardwd in the master BR. Beautifully decorated, inground pool, lrg courtyard, priv. deck off patio doors, lower level is finished.
SOLD
$1018.11 per/mth P&I / O.A.C.
$1896.83 per/mth P&I / O.A.C.
$1098.00 per/mth P&I / O.A.C.
99% R O DF SOL
KING S A OF
WeST LInCOLn $319,900 9407 Silver Street
GRIMSBY $159,900 49 Ontario Street, Unit#14
GRIMSBY $349,900 81 Colonial Crescent
Station Meadows Beauty. 2600 sq ft, 4 bdrm. Incl main laundry, soaring ceilings in the main flr family rm, oversized eat-in kitc & w/o to deck & pool-sized yard. Basement fin w/ rec room & additional rms for bedrms or office
Amazing home on 100 x 200ft lot, built in 1953, has an open concept LR/DR w/hrdwd flrs, huge master suite, new HighEff gas furnance/CA, updated bath, entry doors, & water cond.. Bonus rm over the garage.
Stunning townhome! Quality finishes throughout incl. hardwd flring, kit w/breakfast bar, oversized master BR, walk-in closet, & a main floor bath. Condo fees are $290.00/month & incl. C/Air, & exterior maintenance, building insurance, hydro, parking, & water.
3 bed home features open main floor plan, Jewel stone finish flooring in liv/din room, hardwood & walk out to backyard oasis, oversized deck, above ground pool & views of the Escarpment. Basement is fully finished with a 3 pc bath.
$1876.86 per/mth P&I / O.A.C.
$1277.73 per/mth P&I / O.A.C.
$638.67 per/mth P&I / O.A.C.
SOLD
SMITHvILLe $469,900 14 Sarah Crescent
Home evaluation No Cost or Obligation
Call Rob Golfi today!
905-575-7700 / 905-945-0188 Crossword Puzzle (Solution on Page 7)
Across
Down
1 7 8 10
1 Unfortunately (5) 2 Jump (4) 3 Its leaf stalks are used in salads or as a vegetable (6) 4 Metal used in lightweight alloys (8) 5 Ineffectual (7) 6 Gamble everything (2,3,5) 9 Greeting (10) 12 Earl's wife (8) 14 Be enough (7) 16 Bird with a large brightlycoloured beak (6) 19 Due (5) 20 Jupiter (4)
11 13 15 17 18 21 22 23
Anxious — concerned (10) Eccentric (7) Lock of hair (5) Semi-precious variety of agate (4) Royal Air Force College in Lincs (8) Confer — impart (6) Reddish brown (6) Occasionally (3,3,2) Moue — sulk (4) Chosen few (5) Spanish sausage (7) Uncertainty principle physicist (10)
Call Today 905-945-0188
MarketWatch August B 2012 16/08/12 4:42 PM Page 6
Page 6
The Golfi Team Real Estate Market Watch
August 20, 2012
Year-to-Date Statistics Based on sales data on all home sales from May 2011 vs May 2012, P R E S E N T E D
B Y
T H E
G O L F I
T E A M
REALTORS Association of Hamilton-Burlington AREA
YTD Comparison May 2012 / May 2011
Listed YTD
Expired YTD
Sold YTD
Average Selling Price
Average Days on Market
Selling % of List Price
ANCASTER (DISTRICT 42)
2012 2011
508 515
93 88
336 338
$453,637 $437,106
47 56
98% 97%
BURLINGTON (DIST. 30 to 36 & 38)
2012 2011
2584 2609
185 208
2103 2156
$453,342 $416,179
29 35
99% 98%
DUNDAS (DISTRICT 41)
2012 2011
255 259
26 35
230 210
$359,627 $343,456
51 49
98% 98%
GLANBROOK (DISTRICT 53)
2012 2011
388 331
43 50
232 225
$345,076 $320,358
58 57
98% 97%
GRIMSBY (DISTRICT 54,55)
2012 2011
352 342
56 54
267 264
$346,717 $325,075
49 61
98% 97%
HAMILTON EAST (DIST. 23,24,27,28,29)
2012 2011
661 666
93 105
527 477
$197,785 $185,277
44 49
97% 96%
HAMILTON MTN (DIST. 15,16,17,18,25,26)
2012 2011
1433 1531
171 186
1181 1141
$265,751 $250,318
40 45
98% 97%
HAMILTON CTRL (DIST. 13,14,20,21,22)
2012 2011
866 990
191 236
678 645
$162,109 $151,894
46 $53
97% 96%
WEST LINCOLN (DISTRICT 56,58)
2012 2011
69 64
14 19
41 37
$345,478 $318,076
66 88
96% 96%
SMITHVILLE (DISTRICT 57)
2012 2011
75 74
14 18
50 49
$271,278 $245,448
59 71
97% 98%
STONEY CRK (DISTRICT 50,51,52)
2012 2011
831 837
128 124
640 565
$314,626 $297,994
47 57
98% 97%
Canadian Housing Market to Moderate Canada’s new and existing home markets are expected to moderate through the end of 2012 and into 2013, according to Canada Mortgage and Housing Corporation’s (CMHC) third quarter 2012 (Housing Market Outlook, Canada Edition1.) “Canada’s housing markets are expected to moderate over the rest of 2012 and into 2013 after showing sustained activity levels, specifically in the multiples segment, over the first half of 2012. Balanced market conditions in most local housing markets will result in a slowing in house price growth as well,” said Mathieu Laberge, Deputy Chief Economist for CMHC. On an annual basis, housing starts will be in the range of 196,800 to 217,000 units in 2012, with a point
forecast of 207,200 units. In 2013, housing starts will be in the range of 173,000 to 207,400 units, with a point forecast of 193,100 units. Existing home sales will be in the range of 442,300 to 485,200 units in 2012, with a point forecast of 466,600 units. In 2013, MLS®2 sales are expected to move up in the range of 440,500 to 487,600 units, with a point forecast of 469,600 units. The average MLS® price is forecast to be between $351,300 and $378,400 in 2012 and between $358,000 and $395,800 in 2013. CMHC’s point forecast for the average MLS® price is $368,000 for 2012 and $377,300 for 2013. As Canada's national housing agency, CMHC draws on more than 65 years of experience to help
Crossword Solution
Canadians access a variety of quality, environmentally sustainable and affordable housing solutions. CMHC also provides reliable, impartial and up-to-date housing market reports, analysis and knowledge to support and assist consumers and the housing industry in making informed decisions. For more information, call 1-800668-2642. CMHC Market Analysis standard reports are also available free for download at http://www.cmhc.ca/housingmarketinformation. 1 The forecasts included in the Housing Market Outlook reflect information available as of July 25, 2012. Where applicable, forecast ranges are also presented in order to reflect financial and economic uncertainty. 2 Multiple Listing Service® (MLS®) is a registered trademark owned by the Canadian Real Estate Association.
Home evaluation No Cost or Obligation
Call Rob Golfi today!
905-575-7700 / 905-945-0188
MarketWatch August B 2012 16/08/12 4:42 PM Page 7
August 20, 2012
The Golfi Team Real Estate Market Watch
Residential Condo Average Sale Price Up in July
Page 7
BUYERS -- Make a Checklist of Chattels before you Close the Sale
T
he REALTORS® Association of Hamilton-Burlington (RAHB) reported the residential condominium market saw a 4.3 per cent increase in average sale price in July compared to the same month last year. Median sale prices also saw gains over July of last year. “With the residential condominium segment of the market continuing to increase in average sale price, we anticipate a continued overall stable market in most segments,” said RAHB President Cameron Nolan. Seasonally adjusted* sales of residential properties were 2.9 per cent lower than the same month last year, with the average sale price down 2.6 per cent for the month. Seasonally adjusted numbers of new listings were 9.4% per cent lower than the same month last year.
Seasonally adjusted data for residential properties for the month of July:
The slight drop in average sale price in seasonally adjusted data was mirrored by a one per cent reduction in actual sales for the month when compared to the same period last year. “Does this dip in average sale price signal anything significant? I don’t think so,” said Nolan. “The average sale price is dependent on a number of factors which may change from year to year – the number of high end properties sold versus the number of lower end properties, for instance. We need to see what happens over the next few months before we can say there’s anything significant happening to the market value of properties in our areas.” Noting that residential sales and listings are also down to the same month last year, Nolan pointed out that “it is common to see fewer listings and sales through the summer months. We have to remember that we are making comparisons to a month last year which had double digit increases over the year before that.” Year to date, the average sale price for residential units is 6.3 per cent higher for the first seven months of this year compared to the same seven-month period last year. Numbers of residential property sales are down 3.1 per cent. New listings are down 7.5 per cent and there were 22.6 per cent fewer listings active at the end of the month. “Listing inventory is still the biggest story for this year and we are seeing that reflected in the fewer number of days properties are on the market,” said Nolan.
B
uyers have sent me emails about plasma televisions, thermostats and hot tubs removed prior to closing. In all cases, there was no specific mention of these items in the agreement of purchase and sale. As such, in order to determine whether the seller can remove the items, we need to know whether they are chattels or fixtures. While the thermostat is clearly a fixture, there may be issues regarding the plasma television or the hot tub, depending on how they are attached to the property. An aboveground hot tub that only rests on the outside deck may, in fact, be considered a chattel that can be removed by the seller before closing. The plasma television looks like a chattel if it is just affixed to a wall mount, but if it is part of permanent built-in shelving and is attached via a complicated electronic hookup inside the walls, it could well be considered a fixture and thus must remain on the property after closing. In one case, a former law partner of mine bought a home, only to discover after closing that the seller had removed all of the toilets. Apparently, there had been a slight miscommunication. The seller heard that the buyer planned to tear down the home to build a new home, so figured the buyer would not need the toilets. It turned out that the buyer intended to live there for one year before tearing it down. I thanked my partner for the story after falling down laughing. I now had something to say to every unhappy buyer after closing when they called me to complain about a missing fixture: "Be happy you have your toilets." In a case heard in 2008 in Ontario, a buyer bought a cottage and checked the dishwasher one month after closing, only to find that it was broken. The judge felt this was too late to complain. Buyers, remember to check the condition of
Call Today 905-575-7700
all chattels as soon as possible after you take possession because the seller typically will only warrant their condition until the closing date. What about rental contracts? Some contracts are not transferable. So buyers, do your homework: ask about the hot water tank, the furnace, satellite receivers, air conditioning units, and the alarm system. Buyers may prefer to install their own alarm system. The seller may have to incur a penalty for cancelling the contract before it expires. Sellers, look at all contracts carefully; ask any rental suppliers if their contracts can be assumed and what costs may be involved. Then disclose everything to the buyer. In a court decision in Ontario in 2003, a seller was caught switching appliances before closing. The buyer had video evidence, taken during the home inspection, that clearly showed the appliances – but not the appliances in the house on closing. The sauna wasn't working; some other systems were also not working. The court ordered the seller to pay for replacing the appliances and to repair the sauna and the disabled systems. The seller also had to pay "punitive damages"– an extra $10,000 – for attempting to deceive the buyers. This case serves as a lesson to sellers this type of behaviour will not be tolerated. The lesson for buyers is to keep a detailed list or photographs of any chattels or fixtures you expect to receive on closing, and conduct a pre-closing visit to make sure everything you expect to receive is still on the property. Sellers, remember to leave the home you are selling just the way you want to receive the home that you are buying. Mark Weisleder is a lawyer, author, course developer and public speaker for the real estate industry who is an occasional contributor to Real Estate News. Visit him at markweisleder.com.
MarketWatch August B 2012 16/08/12 4:42 PM Page 8
Page 8
The Golfi Team Real Estate Market Watch
Rob Golfi*
August 20, 2012
Hamilton, Stoney Creek, Ancaster, Dundas & Glanbrook
HAMILTOn MTn $239,900 33 East 34th Street
HAMILTOn MTn $299,900 387 East 19th Street
HAMILTOn eAST $229,900 341 Melvin Avenue
HAMILTOn CTR $119,900 18 Alice Street
4 bedroom, 2 bathroom home close to the brow in a quiet neighbourhood. Updated furnace (‘09), most windows & doors, bathrooms, kitchen and finished basement with large rec room. Won’t last!
MOVE RIGHT IN! Spacious all brick 3 BR bungalow with many updates. Shingles & windows 2005, new plumbing, 100 amp on breakers, new flooring, freshly painted, finished rec-room, 2 full bathrooms, and a single detached garage. Close to Hill Park school and a nice walk to Limeridge Mall.
This 1½ storey, 4+1 bedroom, 3 full bath home is completely renovated. Updates: 2 kitchens, 3 baths, windows, roof, C/A, siding, flooring and doors. Income potential with In-law suite possibility with 2 separate entrances. Very quiet and private backyard. Come take a look!
SHOWS BEAUTIFULLY! Updates galore, windows, kitchen, bath and flooring. Walk to shopping and bus line. Covered front porch and big covered rear deck, used all year with hot tub and heater. Big shed, 4 appliances included. Call for your private viewing today.
$958.20 per/mth P&I / O.A.C.
$1197.85 per/mth P&I / O.A.C.
$918.26 per/mth P&I / O.A.C.
$478.90 per/mth P&I / O.A.C.
STOneY CReeK $599,999 47 Sasha Court
HAMILTOn CTR $139,900 24 Bayfield Avenue
Spectacular, luxurious & immaculate describes this awesome beauty. Loaded w/upgrades. Features: 10’ceilings, designer kitchen w/granite counters, large master bedroom w/rich hotel style ensuite, gorgeous hardwood & slate floors w/decorative trim/moulding & much more.
UPDATES & LOCATION! Nice open concept layout, wide stairs to the second floor. One bedroom on main floor and two big bedrooms upstairs. City park with splash pad around the corner, walk to the new Centre Mall. Fenced backyard, two car driveway and lots of storage room in the basement
Large master bedroom w/ensuite bath, large living room, formal dining room, walk out to rear deck, eat in kitchen, main floor laundry, new retaining wall with over $16,000 spent, backyard oasis, double garage, parking for 4 cars, newer hardwood floors & carpet w/most windows replaced.
OUTSTANDING & IMMACULATE HOME – Backing onto park features updated stylish kitchen with granite counters w/soft touch doors, hardwd on all bedrm level, professionally finished basement, new c/air 2010, maintenance free & landscaped yard.
$2396.49 per/mth P&I / O.A.C.
$558.78 per/mth P&I / O.A.C.
$1593.67 per/mth P&I / O.A.C.
$798.43 per/mth P&I / O.A.C.
SOLD
DunDAS
$399,000 26 Terrace Drive
STOneY CReeK $199,900 150 Gateshead Cres., Unit 94
ONE R E H ANOT
STOneY CReeK $277,900 137 Memorial Ave.
HAMILTOn MTn $219,900 651 Upper Ottawa Street
BuRLInGTOn $119,900 1-1167 North Shore Blvd.
BRAnTFORD $279,900 91 Osborne Avenue
GREAT FAMILY NEIGHBORHOOD - 3 bedrm 2 storey home sitting on comfortable lot with fenced yard, concrete drive, hardwd flrs in sunken family rm, updated kithen, finished basement with spare bedrm and rec-rm, ensuite bath off of master bedrm
YOUR OWN PRIVATE PARK. Huge well landscaped rear yard, fully fenced with a big deck and walkout from the dining room. Mostly hardwood on the main floor and updated windows. New furnace 2011. rec room with bar and gas fireplace. Double concrete drive good for 4 cars.
Great opportunity to own on North Shore Blvd just steps away from Spencer Smith Park & quick access to QEW. Bring your paint brush & tools & make this your own unit. Co-op fee of $345.35 includes taxes, heat, water, & exterior maintenance. No dogs, no renting allowed.
Beautiful all brick home features Cherry hardwd flrs in hall, kitchen & gathering area, kitchen w/island & upgraded backsplash, master bedrm w/walk-in closet & ensuite, rec room w/potlights & walkout to deck with huge yard. Incl. C/V, C/A and dishwasher. JUST MOVE IN!
$1109.98 per/mth P&I / O.A.C.
SOLD
$478.90 per/mth P&I / O.A.C.
$1117.97 per/mth P&I / O.A.C.
SOLD
ONE R E H ANOT
STOneY CReeK $549,900 46 Lake Avenue
HAMILTOn WeST $374,900 220 Queen Street South
GET INTO THIS ONE FAST! This outstanding, immaculate home features gorgeous updated kitchen with granite like counter tops & ceramic back splash, updated bathrm, beautiful hardwood floors throughout main level, new vinyl windows, shingles, furnace and C/Air all 6 yrs new.
CLASSIC HOME! Double brick home sitting on 107.5 x 390.25 ft lot and features original hardwd floors & trim, new bathroom on 2nd level, finished loft w/plumbing, complete house re-wired w/200 amp service, copper plumbing, 63 new windows, 35x19 ft 3 car garage, Zoning MR1.
Charm & Character best describes this 3 bedrm beauty with fully finished basement ideal for in-law set up, features gorgeous hardwood, new kitchen & baths, vinyl windows, close to trendy lock st. Bay front & downtown shopping.
Great mountain location 3+1 bedroom brick bungalow, steps to the Hamilton escarpment. Updates include kitchen, bathrooms, fin. basement, roof, windows, doors, furnace, and C/A. Granny suite possibility in basement. Very quiet and private backyard with beautiful perennial gardens.
$1197.85 per/mth P&I / O.A.C.
$2396.10 per/mth P&I / O.A.C.
$1597.27 per/mth P&I / O.A.C.
SOLD
STOneY CReeK $299,900 135 MacIntosh Drive
HAMILTOn MTn $299,900 47 Belvidere Avenue
BInBROOK $259,900 32 Gowland Avenue
HAMILTOn WeST $269,900 72 Whitney Avenue
HAMILTOn CTR $387,900 43 Hepburn Crescent
STOneY CReeK $318,500 134 Cove Crescent
Fabulous 3 bedroom, 2-1/2 bathroom, 2 storey townhouse backing onto parkette in Binbrook. Features master with ensuite bathroom. Open concept main floor and fully fenced back yard. Get inside today.
INVESTMENT OPPORTUNITY! Close to MAC University. Has six rooms, two kitchens and two bathrooms. Front bedroom was garage and can be converted back for parking. Big lot with loads of updates. Close to amenities. Place shows well.
METICULOUSLY MAINTAINED! Finished top to bottom this 2 storey home shows like a dream! Features gorgeous hardwd flrs, stylish kitchen w/maple cabinets, master bedrm w/rich hotel style ensuite bath, professionally finished basement w/3pc bath, patterned concrete drive, fenced yard.
2 Stry, 3 BR home linked underground & features master w/ensuite & walk-in closet, LR/DR, eat-in kit w/walkout to a lrg concrete patio & fenced in yard. Basement recently refreshed w/new carpet & 3pc bath. Updates incl. windows, roof, furnace & A/C.
$1038.08 per/mth P&I / O.A.C.
$1078.02 per/mth P&I / O.A.C.
$1549.34 per/mth P&I / O.A.C.
$1317.67 per/mth P&I / O.A.C.
www.golfiteam.com
MarketWatch August B 2012 16/08/12 4:42 PM Page 9
August 20, 2012
Rob Golfi*
The Golfi Team Real Estate Market Watch
Page 9
Hamilton, Stoney Creek, Ancaster, Dundas & Glanbrook
STOneY CReeK $479,900 371 Montreal Circle QUIET LAKESIDE NEIGHBOURHOOD! Prestigious 2 Storey home built by Marz Homes in 2009 – features fantastic open flr plan with gorgeous walnut hardwd flrs Stylish kitchen with granite counters & ceramics, large master suite with walk in closet and rich hotel style ensuite.
HAMILTOn $195,900 75 London Street North
HAMILTOn $189,900 214 Rosslyn Avenue North
STOneY CReeK $418,900 5 Sandy Drive
Charming 3 bedroom Gem! Updates incl. electrical, plumbing, roof, most windows, & furnace all in ‘06, updated kitchen ‘07, rear deck & french doors ’09, flooring on main level & rear fence ’10, pool pump & liner ’12, & finished basement w/new carpet. A must see!
2 1/2 storey, double brick, 5 bedroom home. Includes: 200 amp service, 3 piece bath, and eat-in kitchen in basement with side door. All major updates have been done, shingles, all windows, central air, furnace, front door & railings front and back. Just move in and relax!
Prestigious 4 bdrm 2700 sqft 2 storey. Grand foyer with oak staircase, kitch w/large island & built in appliances, hardwd in formal dining rm, updated carpet & under pad in all bedrooms, family room with showcase fireplace, master bedroom w/ensuite & large walk in closet. New shingles (‘12)
$1916.80 per/mth P&I / O.A.C.
$798.43 per/mth P&I / O.A.C.
$758.49 per/mth P&I / O.A.C.
$1673.15 per/mth P&I / O.A.C.
HAMILTOn $262,900 30 Hollydene Place
STOneY CReeK 295,000 322 Jones Road
HAMILTOn $219,900 57 Highcliffe Avenue
HAMILTOn $374,900 90 Strawberry Drive
IMMACULATE & UPDATED, one floor plan with possible in-law setup. In ground pool takes up only part of backyard, lots of useable space left. Big driveway with rolling gate to lock up camper or car. Shows very nice. Updated furnace, windows, central air, bathroom, & flooring.
Huge 4 BR home waiting for finishing touch!!! Updates: siding(06), c/a(11), windows(04), insulation, drywall, doors, ceramics, bathroom w/ jacuzzi tub & separate shower, 3 car garage w/ rear exit! Inlaw suite 70% finished w/duplex zoning, 2 hydro meters, 2 driveways, & parking for 10!
AWESOME LOCATION! Walk to Sam Lawrence Park. Cute 2 BR home on a deep 182 ft. lot. Loads of updates: carpet, bathrm, some windows, & boiler (09). Sit in the den & look out over mature trees into private yard. Located in the back is a shop/cabana w/hydro. Great for entertaining.
RAVINE LOT! Beautiful all brick 4+2 bedrm w/3.5 baths features walk-up from basement with in-law potential, main flr ldry, main flr family rm w/fireplace, eat-in kitchen, separate dining room. New furnace/central air & carpet in basement. Great location, a walk to shopping & park.
$1078.02 per/mth P&I / O.A.C.
$1178.28 per/mth P&I / O.A.C.
$878.32 per/mth P&I / O.A.C.
$1497.41 per/mth P&I / O.A.C.
SOLD
ONE R E H ANOT
HAMILTOn MTn $179,900 446 Upper Sherman Avenue
STOneY CReeK $349,999 161 Halifax Street
HAMILTOn eAST $124,900 6 Jerome Crescent
HAMILTOn MTn $229,900 22 East 39th
Parking for 6 through the double width mutual drive. 3 BR home w/main flr bedrm & ldry. Over 1000 sq.ft. of new flooring. Move in ready. Backs onto park, close to hospital & on bus route. Cozy gas FP, C/A, vinyl windows, furnace/roof (approx. 5), workshop with hydro.
ADORABLE AFFORDABLE! Immaculate 3 bedrm home in super clean condition on premium lot, features maple kitchen cabinets w/endless storage for cook-ware and dishes, spacious family room w/showcase fireplace with hook up for Plasma TV, fenced yard & quick access to QEW.
Great Location! Freshly painted, rec room in bsmt with loads of storage. Laminate flooring and ceramics. Great for kids, a walk to school, shopping, and major bus line. Shows nice! Well kept and clean.
GARAGE DREAM & LOCATION! Walk to Mountain Brow Park, Juravinski Hospital, shopping on Concession St., & mtn access. Loads of updates include windows, shingles, garage door, & C/A. Big dbl garage with concrete floor and hydro. One bedroom used as dining rm (wall still there).
$718.55 per/mth P&I / O.A.C.
SOLD
$498.87 per/mth P&I / O.A.C.
$918.26 per/mth P&I / O.A.C.
SOLD
AY! D E IN ON
HAMILTOn MTn $229,900 830 Upper Wellington Street
HAMILTOn MTn $199,900 60 East 24th Street
HAMILTOn CTR $189,900 11 Greenaway Ave
HAMILTOn $349,900 183 Bolzano Drive
Large principle rooms, big garage with hydro, long driveway. Loads of updates! Updates include: bathroom, kitchen, and some flooring. Huge family room with big windows overlooking yard. Lots of storage in crawl space. Walkup from bsmt to nice yard.
Big 4 BR home located on the mountain. This home features a main flr BR, family rm, LR/DR & a lrg eat in kitch. Updates incl: roof ‘11, most windows ‘10, C/A ‘08, furnace ‘07, 1.5 baths, & has been freshly painted. Lrg 34.29 x 133 lot. Parking in front & rear drive for 5 vehicles.
Beautiful all brick 2.5 storey single family home. Features 5 bedrooms & lots of possibilities! Newer hardwd flrs, updated kitch & baths, clean & fresh décor, nothing to do but move in! Includes single garage w/lots of parking & close to public transit.
CHARMING BUNGALOW TAKES YOU BY SURPRISE! This 14 year new home features gorgeous hardwd flrs, cathedral ceilings in family rm, professionally finished basement w/2 bedrm in-law set up, 2 yr new furnace, fenced yard w/large patio deck off family room, & oversized garage.
$938.23 per/mth P&I / O.A.C.
$798.43 per/mth P&I / O.A.C.
$758.49 per/mth P&I / O.A.C.
SOLD
WATERFRONT
YER U B ASH C R OU O T D SOL
HAMILTOn WeST $319,900 230 Bowman Street
HAMILTOn eAST $479,900 711 Beach Blvd.
HAMILTOn CTR $154,900 38 Stirton Street
HAMILTOn CTR $224,900 68 Holton Avenue South
Fantastic Location! 3+1 BRs, 1 1/2 baths, new roof May 2012, new front porch, updated water line, bath tub reglazed, new toilet, orig. hardwd flrs, single car detached garage w/parking for 2 cars. Tenanted until August 31, 2012.
Live on the beach! Solid home on the Hamilton beach with a 2 bedroom self-contained unit. Separate entrance and furnace. Gorgeous sunroom with amazing view of the lake. Huge fenced yard, big drive way & large principle rooms. Minuts from Spencer Smith Park and Joseph Brant Hospital.
Wonderful big family home! 2.5 storey, move in condition. Huge family sized Oak kitchen with walkout to party deck, front drive or rear parking if needed, beautiful hardwood floors, 4 or 5 bedrooms, new boiler in 2011 and very clean.
Attention Investors! Big home used as two family! Main level one BR, kitchen, living room, dining room, 4pc bath rented $875/mo w/utilities included. 2nd & 3rd floor has 4 BRs rented $400/mo ea. & share living room, bthrm & kitchen. Laundry room in the basement.
$1277.73 per/mth P&I / O.A.C.
$1916.80 per/mth P&I / O.A.C.
SOLD
$898.29 per/mth P&I / O.A.C.
Call Today 905-575-7700
MarketWatch August B 2012 16/08/12 4:42 PM Page 10
Page 10
The Golfi Team Real Estate Market Watch
August 20, 2012
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MarketWatch August B 2012 16/08/12 4:42 PM Page 11
August 20, 2012
The Golfi Team Real Estate Market Watch
Page 11
Can you Sue the Weatherman?
O
ver the years, I have found that the things that arise in the practice of law are often stranger than the stories you see on TV
shows. A young landlord came in to see me and said: “The tenants in my condominium are driving me crazy, can you help me evict them?” My first question was: “Are they paying the rent on time?” The answer was yes. Next question: “Do you need the unit for a member of your family?” The answer was no. Next question: “Are they doing anything illegal in the unit?” The answer was: “They are selling marijuana.” I replied, “OK, how can we prove it?” The landlord answered: “I buy from them.” I told her that under the circumstances she was better off paying them to leave early. Earlier this year I wrote about whether you could evict someone for having loud sex. The article examined how you can evict a tenant who creates a lot of noise, whether through loud parties, playing music or even having sex at all hours of the night. My colleague and fellow columnist Bob Aaron reminded me of a case heard around 20 years ago by Judge Samuel Murphy in Ontario. It involved a college student in a high-
rise building who made so much noise during her lovemaking that it could be heard through the walls of neighbouring apartments. In court, one neighbour testified the noise woke up the children. Others testified this occurred several nights each week and several times an evening. The woman was evicted. Judge Murphy said in his verdict that “there is no law against lovemaking, but when it creates excessive noise, the courts will get involved.” Condo lawyer Denise Lash acted for the condominium board on a highrise in Scarborough about 15 years ago that tried to evict one of the tenants in the building because she was allegedly running a brothel out of her condo unit. The board had video evidence of a stream of visitors entering her unit exactly on the hour and staying approximately 55 minutes each. Her defence was that she had “very punctual friends.” The case never made it to court since the tenant vacated shortly after receiving Lash’s legal letter. In another case I wrote about this year, a B.C. landlord’s house was confiscated. He used his hairdresser to find a tenant and she collected the rent. He never met the tenant or visited the property and always accepted cash for the rent. He claimed to be surprised when the police told him the home was being used as a grow op house. The court took the house, claiming he should have known. Someone recently asked me if they could sue the weatherman for
Can you sue the weatherman? A baseball fan waits in the rain. MIKE SEGAR/REUTERS
promising sunshine when it rains all day, ruining a new outfit? You can sue anyone for just about anything, but it doesn’t mean you will win. Sometimes it is better to just take a
pill and start the day over. Mark Weisleder is a lawyer, author and speaker to the real estate industry. Email Mark at mark@markweisleder.com
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MarketWatch August B 2012 16/08/12 4:42 PM Page 12
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