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March 20, 2012 - Vol 37a
P R E S E N T E D
B Y
T H E
G O L F I
T E A M
Spring is in the Air
WHAT’S INSIDE? m Avoid Top Five Home Buying . . . . . 4 Errors m 14 Yr Old Girl Buys Home . . . . . . . 4 m Homes for Sale – Hamilton, . . . . . . 5 Stoney Creek, Ancaster, Dundas & Glanbrook m Is Home Ownership Right . . . . . . . . 6 for You? m Homes for Sale – Grimsby, . . . . . . . 7 Lincoln, West Lincoln & Niagara m People who Live in Glass Towers . . 8 m Who Pays if a Tree Falls . . . . . . . . . . 9 in Your Yard? m 10 Tips for Spring . . . . . . . . . . . . . . 10 m Average Sale Price Continues . . . . . 11 to Rise
Rob Rob Golfi Golfi Sales Sales Representative Representative
HOME EVALUATION NO COST • NO OBLIGATION
905-575-7700 • 905-945-0188
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The Golfi Team Real Estate Market Watch
Crossword Puzzle
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
March 20, 2012
(Solution on Page 4)
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
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Ethiopian capital (5,5) Levy on cars etc (4,3) Loose-fitting shirt or cloak (5) Destiny (4) Side playing at their own ground (4,4) Process of arrival (6) Seafood item (6) Envious emotion (8) Contract (a muscle) (4) Digger for gold or coal, say (5) Thick soft porous cake — attractive person (7) Clumsy person — heavy shoe (10)
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Separate(d) (5) Shorter signals in the Morse code (4) Church bell-ringer or gravedigger (6) Flatter (6,2) Barmy (7) Bottleneck on wheels (7,3) Intricacy (10) (Of gossip) in circulation (8) Face cloth (7) Hitchcock classic (6) Person shunned socially (5) Evidence of pregnancy — knock (into) (4)
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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.
“My teacher says land is the most valuable thing on Earth. How much do you suppose the dirt behind my ears is worth?”
www. GolfiTeam .com
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The Golfi Team Real Estate Market Watch
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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.
LOOK WHAT WE'VE SOLD! T LIS F O 7% 9 FOR D L SO
T LIS F O 9% 9 FOR D L SO
T LIS F O 7% 9 FOR D L SO
T
LIS F O % R 99 O F SOLD
DAYS 5 4 IN
Grimsby $249,900 41 Kenyon Crescent
stoney Creek $419,900 35 Ivybridge Drive
Hamilton mtn $299,900 956 Stone Church Road East
beamsville $267,900 5103 Connor Drive
Fabulous freehold end unit townhouse! Open concept main flr w/kitchen, dinette & living rm. Patio door overlooks fenced yard & a 2-tiered wooden deck. Lrg master w/full wall closet, plus 2 extra large bedrooms & a 4pc bath. Finished Rec rm w/2pc bath & area for a home office/bar.
2400 sq ft. home overflowing w/upgrades incl. 9 ft ceilings, hardwood flrs, loaded kitchen w/granite counter tops, formal dining rm, slate floors, crown moulding, spiral staircase, showcase gas fireplace, 4 large sunny bedrms, rich hotel style ensuite bath, main floor den, bedrm level laundry, backing onto green space with pond.
Well maintained home, clean as a whistle and updates galore. Immaculate backsplit, could be used as in-law w/entrance to lower level from garage and side door. Skylight in kitchen, neutral colors throughout. Huge lot. Concrete deck and walkways with interlock driveway.
2 Storey freehold townhome, backing onto park! Home features $20,000 in upgrades, 3pc ensuite, walk in closet, maple cupboards, California shutters, C/Air, C/Vacuum, Alarm, access from garage to rear, yard, minutes to all amenities.
FOR D SOL
OF % 99
T LIS
Hamilton east $189,900 34 Barons Avenue 3 or 4 bedroom home w/highway access, schools & shopping nearby. Loads of updates, some newer windows, roof 2011, furnace & tank 1998, main bath remodelled & new bath in basement. Fully fenced yard w/gate at driveway. Rear patio & big shed.
D SOL
FOR
E RIC P L FUL
GET YOUR HOME SOLD TODAY! 905-575-7700 IST L E BOV A D SOL
AYS D 6 IN
Hamilton east $152,900 376 Osborne Street
Hamilton east $139,900 520 Rosseau Road
Great Value in this one floor East Hamilton Beauty! Loads of updates and very well maintained by owner of 35 years. Eat-in kitchen with lots of sunlight, big rec-room with bar, concrete drive, fenced back yard with fruit trees and shed. Close to the Red Hill Pkwy.
ATTENTION INVESTORS! Located in a prime Rosedale location, within walking distance to the arena & golf course. New furnace, new owned hot water tank, new fencing, rec room, bathroom & 100 amp panel & stack. Weeping tiles & backflow preventer done as well.
IST L OF % 7 9 OR F D SOL Hamilton mtn $314,900 202 Winston Place Walk to Mac!! All brick 3+3 bedroom home! Newer shingles, new windows, Hi eff furnace & C/Air (07), oversized water heater (05), newer plumbing & water line. Bsmt waterproofed, smoke detectors handwired, Ethernet/cable in all rooms! $2100 income per month tenants pay utilities.
Call Today 905-575-7700
BUNGALOW
ICE R P LIST E V ABO D L SO
beamsville $249,900 5120 Connor Drive Fabulous end unit freehold Bungalow 1,110 sqft! 90 day closing avail. Come & visit our model home & be wowed on this Energy Guide & Tested Home. Incl great size bedroomss w/3 pc ensuite off master, kitchen area overlooking family rm, attached to next unit only at garage.
S FER F O IPLE T L U HM T I DW SOL Hamilton Ctr $104,500 18 Francis Street Big home w/loads of updates, great private yard w/concrete patio, big fully fenced garden with shed, room for a big RV & 3 car parking. Home shows great. Close to General hospital. 100 amp breakers, new shingles in 2009 (stripped), new windows, siding, furnace and central air in 2008.
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The Golfi Team Real Estate Market Watch
March 20, 2012
Avoid Top Five Home Buying Errors, Ontario Realtors Advise As housing market increases homebuyers need to be informed about costly oversights
A
ccording to a recent RBC report, the number of homes for sale in Ontario is on the rise and affordability province-wide is stable. The rush to buy with more available homes on the market could mean more mistakes made by consumers. A panel of experts from the Ontario Real Estate Association (OREA) board of directors advises against making hasty or uninformed choices by avoiding five common errors: 1. Not knowing what you can afford Barbara Sukkau, president of OREA and a Realtor based in St. Catharines, says that mistakes made in a competitive environment can be costly and restrict lifestyle choices. “Many people don’t know that there’s an easy way to calculate how much house they can afford to determine, regardless of competing bids, what lifestyle they want to maintain within the market,” says Sukkau. “In addition to the cost of the home, potential buyers should consider the land transfer tax, closing costs, moving costs and leave room for any unforeseen extras.” In fact, Realtors often use a calculation called the Gross Debt Service Ratio. Sukkau explains how to calculate what you can afford at http://bit.ly/OREAaffordabilty.
2. Not preparing your finances, or getting pre-approved “Many sellers will require a potential buyer to get pre-approved. When there are competing bids on the house of your dreams, pre-approval could give you the edge,” says Patricia Verge, OREA board member working out of Ottawa. “Pre-approval can take up to a few days after you provide your bank with things like verification of income and down payment,” Verge adds. If a buyer meets the lender’s requirements, then written confirmation of pre-approval will be provided. According to the Canada Mortgage and Housing Corporation, this preapproval is time sensitive and is not a guarantee of receiving a mortgage loan. Verge also cautions buyers against using their pre-approval as a final budget. “Potential buyers should balance their debt load and other financial commitments with what the bank is willing to lend,” she says. 3. Not knowing your must-haves Tom Lebour, OREA board member working out of Mississauga, notes that his clients aren’t always sure about what they’re looking for.
“Clients often fail to consider what amenities are in the neighbourhood they’re looking to buy in, especially when relocating from the city to the suburbs. How ‘walkable’ is a neighbourhood to places like grocery stores, schools and banks? This feature is important to many homebuyers, but they can fail to think about it in the excitement about the number of bathrooms a house has. Create a list by thinking about a day in your life and the various things important to you and your family.” 4. Not getting a home inspection “I always advise buyers to have their own home inspection done, even if the seller offers the results of a previous inspection and even if others are keen to put in an offer,” says Phil Dorner, OREA board member working out of Belle River. “Ensure that you have a qualified and bonded home inspector perform a full inspection as part of your offer. An investment of a few hundred dollars could save you thousands down the road.” 5. Getting emotions involved in negotiations Buyers and sellers will often let their emotions get the best of them, says
Mike Douglas, OREA board member from Barrie. “Emotions can get in the way of negotiations because sellers inadvertently assign real value to their memories, which don’t hold financial value for the buyer. We do our best to help our clients keep their emotions out of the equation,” Douglas says. For more tips, visit orea.com and order your free books on home buying and selling. Or, check out Barb Sukkau’s video on what a Realtor can do for you. About the Ontario Real Estate Association The Ontario Real Estate Association represents 50,000 brokers and salespeople who are members of the 42 real estate boards throughout the province. OREA serves its REALTOR® members through a wide variety of professional publications, educational programs, advocacy, and other services. The real estate panel members provided input on common home buying and selling mistakes over email from November 8 to November 22, 2011. The panel consisted of nine OREA board spokespeople including representation from St. Catharines, Timmins, King City, Barrie, Oakville, Belle River, Mississauga, London and Ottawa.
How a Girl, 14, Bought a Home in Florida
H
OMEOWNER Willow Tufano, 14, bought a home in Florida with money she raised by selling items on Craigslist. She split a short-sell property with her mom. Willow Tufano saved up money for a year and half by selling items on Craigslist. The 14-year-old scraped together enough to invest in a rental property. She went halfsies with her mother on a $12,000 short-sell home in Port Charlotte, Fla. The tropical American state was hard hit in the 2008 housing crash, which means there are a number of great deals on home through short sells from banks trying to make back some of their money loaned to homeowners who couldn’t afford their mortgages. Dark hair, braces and a wide smile, the 14-year-old entrepreneur earned her initial seed money scavenging items on trash day, at auctions, on eBay, the free section on Craigslist, the Good Will and garage sales. She fixed them up and resold them on Craigslist for a profit. At the time she didn’t know what she was saving for, but rather than buy a new computer or save it for college like a typical kid, she wanted to put her money into something that would help it grow. “It was definitely a lot of inspiration from my mom and my grandma,” Tufano said about her decision to get into real estate. Seeing her mother, Shannon Moore, a successful broker, buy properties and invest in foreclosed homes rubbed off on her. You have to be 18 in Florida to own property, but that didn’t stop Willow, whose mother’s name is on the title. Moore and her husband already own
a number of income properties in the state. When Willow found out her mom was thinking about buying the $12,000, three-bedroom, one-bathroom, turquoise one-storey home, she asked if she could join in this venture. “I was taken aback,” Moore said about her daughter’s sudden interest in buying a home. Her husband wasn’t for it at first and told Willow to get a paper route. “It’s a little bit crazy, she’s only 14,” Moore said. But Willow explained why she wanted to do it and that she had a plan. “She convinced us it was a good idea.” Moore says her daughter, the middle of three girls, is always thinking of some creative plan or how to do things differently.
Willow hopes to eventually buy the home, which at the peak of the real estate bubble was worth $100,000, and continue to rent it out. Her half of the $700 rent they charge to the young couple that moved in goes toward paying back her mom for the second half of the house and the $15,000 in renovations they put into the house, which included a paint job and cleaning up the dust, glass and debris that littered the floor when they bought it. She expects that she’ll have it all paid off in six years with the help of her antiquing money. Then she’ll keep the house as a source of income. Willow is also happy to help out as landlord. When her tenants’ dryer broke down recently, she jumped on Craigslist and found one to replace it immediately. Since a National Public Radio story
on her venture, young Willow has gotten a lot of attention. She was on a plane headed to LAX with her mother to film Ellen when she spoke to The Star. After that she had an interview with CNN, CBS and Good Morning America and there have been offers for a reality show. But they also have to deal with angry comments online about a young girl buying foreclosed homes. When criticism comes up, the family talks about it and moves past it, Moore said. “It was a big deal, but we didn’t really see it as outrageous as everyone else does,” she said. “Your age doesn’t really matter,” Willow said when asked what she hoped would come out of this. “If your family is really supportive like mine is then I would love to see another story of another kid even younger doing this. If I can inspire someone else that would be really cool,” she said. Torstar News Service
Crossword Solution
Call Today 905-575-7700
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Rob Golfi*
The Golfi Team Real Estate Market Watch
Page 5
Hamilton, Stoney Creek, Ancaster, Dundas & Glanbrook
Hamilton Ctr $234,762 68 Holton Avenue South
Hamilton West $279,762 72 Whitney Avenue
Hamilton Ctr $124,900 85 Belview Avenue
Hamilton mtn $314,900 30 Rockview Avenue
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.
Close to Mac University. Has six rooms, two kitchens and two bathrooms. Front bedroom was the garage. 4 rooms rented to Tenants who would like to stay. Month to month rental. Place shows nice.
3 BR home for immediate possession & priced for a quick sale. This home features hardwd under broadloom in LR/DR, fenced yard, & front drive. Needs updating & is ideal for an investor or first time buyer. Ask about the home improvement program. Worth taking a look!
Big 4 level backsplit with eat-in kitchen, separate dining room, main floor laundry & 3pc bthrm & bedroom, above grade walk-out, family room w/FP. Shingles 4yrs new, 1-1/2 car garage with dbl drive. Fruit trees in the backyard. Close to Limeridge Mall, Redhill/Linc and amenities.
Hamilton West $379,900 63 Paisley Avenue South
Hamilton $950/mo 47 Melbourne Street
stoney Creek $489,900 246 Glenholme Avenue
stoney Creek $279,900 68 Birchlawn Court
Prime property in the heart of Westdale: fully furnished with couches, chairs, beds, computer desk & dresser, ideal for foreign students. Within walking or biking to McMaster, close to shopping & busses, many updates in past 7 yrs. Incredible income! No early a.m. showings!
Fantastic location! Clean 2 BR home. Walk to Locke & Dundurn Street & 5 min. walk to amenities. Fenced yard w/rear parking, no pets, no smokers, credit check with application. 1yr min. lease. Perfect for single professional.
SPECTACULAR, LUXURIOUS, IMMACULATE! 2700 sqft, clean and bright 4 bedroom home features hardwood floors & carpets, 9ft ceilings w/potlights, upgraded cabinets in kitchen and bathrooms, and a professionally finished basement w/over the top finishes.
QUIET CUL-DE-SAC LOCATION! Freshly decorated home, ash hardwood flrs in LR/DR, crown moulding, oak kitch cabinets, professionally fin. rec-rm, furnace 6yrs new, C/Air 5yrs, & updated vinyl windows. Great neighbourhood near schools, parks, & shopping.
stoney Creek $619,900 92 Fifty Road
Hamilton mtn $290,000 292 Delancey Boulevard
Hamilton mtn $324,999 31 Normajean Avenue
Hamilton West $339,900 260 Bay Street S., Unit 2
Nature's paradise with perfect view! Gorgeous 1acre side split sitting on the bench of Niagara Escarpment. Gleaming hardwood flrs, large, custom maple kitchen with granite counter tops, 6 bedrms with in-flr heating, 4 bthrms, steel roof, new windows, doors & much more. Call today!
Beautiful 4 BR, 2 stry home. Features family rm w/sliding door to yard, separate DR, ceramics in kit, 2.5 baths, master BR w/ensuite, laminated flrs, unspoiled bsmnt, & dble garage & drive for 4 cars. Updates incl. windows & shingles in ‘10. Close to amenities.
Trendy, stylish raised ranch offers beautiful updated oak gourmet kitchen, new bathrm, gorgeous hardwd, completely finished basement w/kit, bathrm, & bedrm ideal for in-law suite. Shingles 4 yrs new, furnace & C/air 1 yr new, vinyl windows, close to busses, shopping & schools.
Gorgeous Durand area condo! Only 3 units in this building, part of 86 Herkimer conversion. Separate garage, locker in bsmt. Access to roof top terrace in 86 Herkimer. Shows 10++ w/upgraded fixtures, cabinets, counters, lighting, window treatments, & appliances.
stoney Creek $259,900 194 Millen Road
stoney Creek $549,900 132 Millen Road
Hamilton east $92,400 399 Fairfield Avenue
Hamilton Ctr $134,900 86 Rosemont Avenue
Old world charm w/modern conveniences. Beautifully renovated 2-storey with maple hardwood & ceramics on main flr. Family-sized maple kitchen w/tumbled marble backsplash & pot lighting. Large Master w/rich hotel style ensuite & W/I closet. Fresh paint, vinyl windows.
AWESOME BEAUTY. Completely updated, hardwd flrs, kitchen w/maple cabinets, granite counters, bathrms updated, crown moulding, spiral staircase, exterior has all new eaves facia & soffits, new shingles, new siding with stone skirt, fenced yard, undergrd sprinkler system.
Spacious 1 BR bungalow! Incl updated kitchen w/lots of counter space, fenced yard, new roof shingles & high efficiency furnace (gas on equal billing $66.00 month!), 100amp on breakers, big rear deck w/awning, A/C, big bathrm & lots of storage in bsmt. Can be 2 BR if needed. Shows great!
Clean, bright & immaculate 3 bedrm all brick 2.5 storey home avail for immed possession. Features updated kit. cabinets, spacious living & dinning rm w/neutral colour ceramics, 2 pc bath in basement with 2nd kitch, private side drive, fenced in yard, close to buses & shopping.
stoney Creek $189,900 518-500 Green Road
Hamilton Ctr $114,900 294 Emerald Street North
Hamilton mtn $359,900 23 Vineberg Drive
stoney Creek $274,900 326 Jones Road
Beautifully maintained and upgraded suite with breathtaking views from windows and balcony. Features new furnace & c/air system, new 800 series doors, freshly painted, amenities include pool, gym, sauna, library, work shop, squash courts, locker #14, and a parking spot.
Live mortgage free! With the upstairs apartment rental of $625/mth your mortgage is paid. Freshly painted w/shingles 4 yrs old. Separate entrance to all floors. Parking for up to 6 cars in the back. Owner occupies main floor, with boarder in the basement.
Over 2000 sq ft., 4 level backsplit! Family room w/fireplace, big kitchen w/oak cabinets & island, vaulted ceilings in LR/DR, open from kitchen to family rm, big rooms & walkout to covered patio w/3 year old hot tub. Turner park, shopping, & YMCA all within walking distance.
Large duplex on 100 x 150 ft lot. Two 3 bdrm units plus professionally finished 1 bdrm in-law suite in basement. 1.5 car garage & parking for up to 10 cars with multiple street access. Huge private fenced backyard. Great investment opportunity! Incredible income potential!
www.GolfiTeam.com
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The Golfi Team Real Estate Market Watch
March 20, 2012
Is Home Ownership Right for You?
S
o, you’ve finally decided to fulfill a lifelong dream and buy your own home… how exciting! You are ready to fulfill your dream of having a place to call your own. Buying a home is one of the biggest emotional and financial decisions you'll ever make. Prepare by learning about the process of homebuying and the responsibilities of homeownership. The differences between renting and buying a home are vast, and there's a long list of pros and cons for both options. And, remember — there is no one best decision for everyone. Before moving forward, though, here are some questions to consider: • Do you have the necessary financial management skills?
• How financially stable are you? • Are you ready to take on the responsibility of all the costs involved in homeownership, including mortgage payments, repairs, and maintenance? • Are you able to devote the time required for home maintenance? There are pros and cons for both renting and buying. Everyone must make his or her own best decision. Buying a home is not for everyone. Take a moment to think through the advantages and disadvantages of both owning and renting. Use this worksheet to guide you. Read over your completed worksheet and then think carefully. Are the advantages of owning your home really bigger than the advantages of renting? Are the disadvantages of owning your own home really smaller than the disadvantages of renting? If homeownership is for you, you must be both financially and emotionally ready. Buying a home isn't only about money. You should listen to your heart… and take an honest look at your lifestyle.
Sharon Stafford Sales Representative
Ashley Sidler
Sales Representative
Rob Golfi
Sales Representative
advantaGes of rentinG
disadvantaGes of rentinG
advantaGes of oWninG
disadvantaGes of oWninG
Heather Reid
Hans Marcellissen
Wendy Murray-Nicholson
Mike McNeil
Jaclyn Ross
Rosemarie Fournier
Sales Representative
Sales Representative
Sales Representative
Office Manager
Sales Representative
Listing Co-ordinator
Together… Delivering More!
Home evaluation No Cost or Obligation
Call Rob Golfi today!
905-575-7700 / 905-945-0188 www.golfiteam.com
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The Golfi Team Real Estate Market Watch
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Grimsby, Lincoln West Lincoln & Niagara
Rob Golfi*
WATERFRONT
Grimsby $272,000 20 Cline Mountain Road
Grimsby $469,900 391 Kerman Avenue
beamsville $359,900 4469 Weltman Way
3 Level side split with 20x24’ family room addition approx six years ago. Large 20x30’ detached garage and oversized lot. Awaits your renovating! Furnace has been removed but duct work still in place.
Prestigious 2-storey will surprise you! 2750 sqft of luxury, maple & oak hardwd flrs, large family size kitchen with granite counters & breakfast island, showcase fireplace in family room, crown moulding, shingles 3yrs new, furnace & C/Air 2yrs new, landscaped yard with pond.
BEAUTIFULLY MAINTAINED 2 STOREY HOME! 7 yrs new! Oak staircase, walnut hardwood flrs, wonderful family size kitchen, upgraded light fixtures throughout, custom blinds & california shutters, master bedrm with ensuite & walk in closet, fenced yard, large patio deck.
Grimsby
$1,499,900 143 Lake Street
Fabulous waterfront property! Custom built, 3000 sq ft home with lake views from every room. Maple hardwood floors, granite counters, master suite with access to back deck, ensuite and walk-in shower. Handicap adaptable!
WATERFRONT
IN-LAW SETUP
Grimsby $169,900 #31-125 Livingston Avenue
Grimsby $1,250,000 134 Olive Street
Grimsby $549,900 34 Golf Woods Drive
Grimsby $255,000 15 Adelaide Street
Great Value in this lovely 3 bedroom end unit townhome! Amazing escarpment views from your patio door. Freshly painted, hardwood flrs on upper & main levels. Corner gas fireplace in the living room. Plenty of parking, close to amenities and go station.
BEAUTIFUL WATERFRONT property in fantastic residential neighbourhood. 75 x 276 ft lot with updated shore protection. Features inlaw setup, nanny suite, 4+2 bedrooms, master with 6 piece ensuite, floor to ceiling windows and quick access to QEW.
Gorgeous 2+2 bedroom bungalow with main flr laundry, in desirable neighbourhood. In-law setup on lower level with private walk-out. Beautiful hardwood floors with cathedral ceilings and gas fireplace. Master bedroom has luxury ensuite and walk-in closet. Shows like a dream!
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.
Grimsby $356,900 519 Ridge Road East
st. CatHarines $147,900 45 McGhie
beamsville $239,900 4181 Fly Road
1.37 acres on escarpment ravine near Bruce Trail! Features geothermal system Jan ’10, insulated roof, newer windows, amazing low energy costs, large 2.5 car garage, large deck w/above ground solar heated pool, and charming cedar-sided home with large eat-in kitchen.
Move Right in! This 2 bedroom home is in a great location w/easy access to the QEW. Lots of hardwood floors, newer windows, furnace ‘03, updated panel and wiring, covered front porch, and a nice backyard.
Grimsby $174,900 49 Ontario Street, Unit#14 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 insururance, hydro, parking, & water.
Character home circa 1800’s gracefully set in scenic village of Campden. This 3/4 acre lot is just minutes away from wineries, & features 3 great big bedrms, lrg country size kitchen, main flr laundry, gorgeous plank flooring, triple detached 24 x 24 ft. garage/workshop. BUNGALOW
if you want it
SOLD
DUPLEX
beamsville $339,900 4092 Mountain Street
beamsville $244,900 5137 Connor Drive
beamsville $249,900 5143 Connor Drive
Want quality, this house is for you! This one flr plan incl. $20,000 in extras, California knock down ceilings, rounded corners, 120 sq.ft. of hrdwd flrs, upgraded trim package, maple kit, asphalt drv & much more! Approx 1445 sq.ft. similar to be built.
2 Storey freehold town home 1386 sq.ft. Similar to be built. Features includes great sized BRs w/3pc ensuite & walk in closet off master, kit w/breakfast area overlooking family room, available for 60 day possession, access from garage to rear yard, & min to all amenities.
Fabulous end unit freehold Bungalow 1110 sqft avail. for 60-90 day closing. Come & visit our model home & wowed on this Energy Guide & Tested home. Incl. great size BRs w/4pc ensuite off master, kitchen area overlooking family rm, attached to neighbouring unit at the garage only.
vineland $299,900 3380 Dustan Street
beamsville $339,900 4034 Barry Drive
smitHville $399,900 146 Rock Street
st CatHarines $384,000 40 Glenridge Avenue
Lakefront community living in comfort and style. This 2 bedroom bungalow features relaxing front porch, 9ft ceilings, 2 full bathrooms, central air conditioning, spacious deck off of kitchen, main floor laundry. Homeowner Assoc. fee $30/mo for use of waterfront clubhouse and beach.
Trendy, stylish raised ranch! This cozy 1100 sqft. features 9-ft ceilings w/bright big windows, hardwd flrs, kit. w/walk out to patio, renovated bathrm, sun filled basement w/family rm, gas FP & spare BR w/full bathrm. Fantastic escarpment neighbourhood w/an extra deep lot
Outstanding & immaculate Custom built 2350 sq.ft. Facing park, loaded w/upgrades, features maple kitchen with antique finish and granite counters, gleaming hardwood flrs, porceline tile, California shutters, luxury ensuite master bedrm with French doors leading to 16x24 covered patio.
Stylish Old Glenridge Living. This stunning 1-1/2 storey beauty provides the classic beauty of its age and the updates you would expect. This 3 bedroom home oozes character from the moment your drive up!
Call Rob Golfi 905-945-0188 or visit
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Call Today 905-575-7700
MarketWatch March B 2012_MarketWatch_Transfer.qxd 15/03/12 5:04 PM Page 8
Page 8
The Golfi Team Real Estate Market Watch
March 20, 2012
People who Live in Glass Towers… Toronto currently leads North America in the number of high rises being built, with 140 towers under construction and another 140 in the works. Whether this increase in high rise construction will lead to a spike in construction deficiency claims and potential law suits is not yet known, but recent media coverage indicates that problems have already arisen in some new towers, particularly in glass-walled buildings. Glass buildings generally require maintenance after 15 to 20 years, but serious issues requiring remediation may arise much earlier – within five to 15 years, if there are deficiencies arising from errors in design, faulty or improper workmanship, and/or faulty or improper materials. Given that the boom in high-rise construction commenced within the last five to 10 years, claims have already started to surface related to deficiencies in the design, construction and/or materials of these new buildings. What kinds of claims will we see? Based on anecdotal evidence, there are a range of possible problems that can arise, resulting in leakage. Remedial options range from applying caulking to the exterior of the building to the removal and replacement of the entire glass wall system. With any remedial option selected, there will be variations in cost depending on: • The extent of re-design required; • The cost of materials, including using different materials if the original materials were faulty; • Access issues, including the need for swing stages and scaffolding; • Weather conditions, given the construction schedule for the remedial
work; • The extent of interior repairs required to address issues such as mould remediation; • The possible need to re-locate occupants during the remedial work; and • Legal and consulting fees. Before embarking on a remedial program, an engineering investigation will be necessary to assess the extent of the deficiencies and the remediation work required to rectify those deficiencies. Once the nature and extent of the deficiencies is clarified, the issue of how the remedial program will be funded arises. With respect to a condominium building where repairs are required at an earlier stage than that anticipated in the condominium’s reserve fund study, the reserve fund may not be adequate to cover the required repairs. A special assessment may be necessary in such circumstances. Consideration will also have been given to pursuing those responsible if the engineering investigation reveals errors in design, shoddy workmanship or faulty materials. Those potentially responsible may include: • The developer and/or builder; • The architect; • The engineers; • Contractors, subcontractors, and suppliers; • Manufacturers of materials; and • Building inspectors. In the case of a condominium building, Ontario’s Tarion warranty program may provide some redress. However, the Tarion warranty covers only those issues discovered within the first two years after occupancy for certain problems including water leakage, but these problems often do not arise until five years or more following occupancy. If an action is commenced, managing the action and moving it forward can be a difficult task, given the unwieldy nature of the proceedings, which will usually involve many parties and voluminous documents. It is essential that the condominium unit owners be fully
informed of legal proceedings and that proper notice is given to unit owners prior to the commencement of any proceedings, pursuant to the Condominium Act. As the action progresses, unit owners should be updated and appropriate authorizations should be obtained prior to embarking on any remedial program, pursuant to the condominium’s by-laws and the Condominium Act. The condominium board should be advised by counsel and engineering experts in respect of both proceeding with legal action and remedial work. If a legal proceeding is commenced, it will undoubtedly be aggressively defended; however, opportunities to pursue settlement will likely arise. It may be possible to resolve the dispute through negotiations between the parties. Mediation may also prove to be a useful tool for efficiently resolving a dispute. In an action involving many parties and a myriad of construction deficiencies, the challenge of reaching an early and efficient resolution may be met by establishing a structured process leading to mediation, ensuring that relevant documents are disclosed and information is shared, such that the Gordian Knot of who is responsible for what damage can be untangled. A critical aspect of assessing likely recovery is a determination of what insur-
ance coverage is available from various sources. Individual unit owner policies may cover some costs of rectifying internal damage to units. The condominium or building owner’s coverage may exclude the cost of making good faulty or improper design, workmanship and materials. The commercial general liability policies of the contractors and subcontractors involved in the construction will likely contain similar exclusions, as well as other relevant exclusions related to that contractor’s work. In short, the condominium board or building owner that is faced with this type of situation is in for a long, rough ride, as are the unit owners. As Toronto’s skyline continues to be transformed by the explosion of new high-rise construction, observers will be watching to see if the glossy image of these new towers is maintained or whether cascading glass balconies and watery suites will give rise to a significant spike in litigation related to high-rise construction deficiencies. Sharon Vogel is a partner in the Construction, Engineering, Surety and Fidelity Group of the law firm Borden Ladner Gervais LLP (BLG) and regional leader of the firm’s International Construction Projects Group. Phone 416367-6148; Email svogel@blg.com By Sharon Vogel
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Call Today 905-575-7700
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March 20, 2012
The Golfi Team Real Estate Market Watch
Page 9
Who Pays if a Tree Falls in Your Yard? Who’s tree is it? The answer can be quite expensive…
A
mong the most popular questions that come up time and again are about trees on the boundary between houses or properties. Who owns them? What are the rules about cutting branches or roots that extend onto your property? If you think a tree is dying, can you cut it down? If your neighbour’s tree falls onto your yard in a storm is it his responsibility to pay for the cleanup? Are there any protected trees in Ontario that cannot be trimmed? Here are the answers: Who owns the tree? A tree whose trunk is on the boundary between properties belongs to both property owners, according to the Forestry Act of Ontario. When you can trim Either owner can trim branches on their side of the property. If the tree is completely on your neighbour’s land, but roots and branches extend onto your property, you have the right to trim them, so long as it does not do any harm to the tree. You cannot go into your neighbour’s yard to do this. While this is usually simple to determine when it comes to branches, it is not so easy to figure out when roots are involved. In other words, how do you know whether cutting part of the roots on
your land will injure the tree? Here’s where it can be a problem: I have had clients who wanted to put in a pool, only to find that the neighbour’s tree roots extend into their yard. Do they have to move the pool or make it smaller? The rule of thumb is that the diameter of the tree trunk determines how far away from it you can dig. In Toronto, if the trunk is less than 30 centimetres, you can usually dig two metres from your neighbour’s tree trunk. If it’s more, then it is best to consult with a professional arborist before you start, especially since every city may have its own tree bylaws. You can find a certified arborist in your area at www.isaontario.com. A dying tree If you think a tree is dying and you get a report from a certified arborist, you can remove the tree from your yard, in most cases without a permit. Still, you need to send in a copy of the arborist’s report to the City before taking down the tree. If a tree falls If a tree falls and damages your property, it will largely depend on whether the tree was healthy or whether you had warned your neighbour to remove the tree because it was dying. Case law has determined that if the tree was healthy, then you cannot sue your neighbour for damages. It
becomes a matter between you and your insurance company, although in my experience, many policies do not cover this type of damage. However, there is also case law that if you had warned your neighbour to take down the tree because it was dying, they did nothing and then damage occurred, you can successfully claim for your losses. Protected trees Most trees within 15 feet of the road are typically owned by the City, so you can’t cut any of the branches or
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remove the tree yourself. If you are worried that the branches may damage wires from the hydro poles, contact the City. They’ll come and trim the branches or remove the tree. There are also rules against trimming or cutting down a heritage tree. You can find a listing of heritage trees at www.heritagetrees.on.ca. Mark Weisleder is a real estate lawyer. You can contact Mark at mark@markweisleder.com. by Mark Weisleder
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Page 10
The Golfi Team Real Estate Market Watch
March 20, 2012
10 Home-Maintenance Tips for Spring
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fter a long, dark winter, spring's bright sun and warm winds are, well, a breath of fresh air. The only downside? All that sunshine spotlights your leaf-filled gutters, cracked sidewalks and the dead plants in last year's flower beds. Dwight Barnett, a certified master inspector with the American Society of Home Inspectors, shared this checklist to help you target the areas that need maintenance so you can get your chores done quickly, leaving you time to go outside and play in the sunshine. 1 Check for loose or leaky gutters. Improper drainage can lead to water in the basement or crawl space. Make sure downspouts drain away from the founda 2 Low areas in the yard or next to the foundation should be filled
with compacted soil. Spring rains can cause yard flooding, which can lead to foundation flooding and damage. Also, when water pools in these low areas in summer, it creates a breeding ground for insects. 3 Use a screwdriver to probe the wood trim around windows, doors, railings and decks. Make repairs now before the spring rains do more damage to the exposed wood. 4 From the ground, examine roof shingles to see if any were lost or damaged during winter. If your home has an older roof covering, you may want to start a budget for replacement. The summer sun can really damage roof shingles. Shingles that are cracked, buckled or loose or are missing granules need to be replaced. Flashing
5
6
7
8
freeze damage. Turn the water on and place your thumb or finger over the opening. If you can stop the flow of water, it is likely the pipe inside the home is damaged and will need to be replaced. While you're at it, check the garden hose for dry rot. 9 Have a qualified heating and cooling contractor clean and service the outside unit of the air conditioning system. Clean coils operate more efficiently, and an annual service call will keep the system working at peak performance levels. Change interior filters on a regular basis. 10 Check your gas- and batterypowered lawn equipment to make sure it is ready for summer use. Clean equipment and sharp cutting blades will make yardwork easier.
around plumbing vents, skylights and chimneys need to be checked and repaired by a qualified roofer. Examine the exterior of the chimney for signs of damage. Have the flue cleaned and inspected by a certified chimney sweep. Inspect concrete slabs for signs of cracks or movement. All exterior slabs except pool decks should drain away from the home's foundation. Fill cracks with a concrete crack filler or silicone caulk. When weather permits, power-wash and then seal the concrete. Remove firewood stored near the home. Firewood should be stored at least 18 inches off the ground at least 2 feet from the structure. Check outside hose faucets for
amoRTiZaTioN CHaRT Monthly payment per $1,000. Length of Mortgage (Amortization Period) Example $150,000 at 20yr at 3.0%: 150 x 5.54 = $831.00 /month Interest Rate (%) 5 yr 3.00 17.96 3.50 18.18 4.00 18.40 4.50 18.62 5.00 18.85 5.50 19.07 6.00 19.30 6.50 19.53 7.00 19.75 7.50 19.98
10 yr
15 yr
20 yr
25 yr
30 yr
35 yr
9.65 9.88 10.11 10.34 10.58 10.82 11.07 11.31 11.56 11.81
6.90 7.14 7.38 7.63 7.88 8.14 8.40 8.66 8.93 9.21
5.54 5.79 6.04 6.30 6.57 6.84 7.12 7.41 7.69 7.99
4.73 4.99 5.26 5.53 5.82 6.10 6.40 6.70 7.00 7.32
4.21 4.48 4.76 5.04 5.34 5.64 5.95 6.26 6.59 6.91
3.84 4.12 4.41 4.71 5.01 5.33 5.65 5.98 6.32 6.66
Interest Rate (%) 5 yr 8.00 20.21 8.50 20.45 9.00 20.68 9.50 20.91 10.00 21.15 10.50 21.38 11.00 21.62 11.50 21.86 12.00 22.10
10 yr
15 yr
20 yr
25 yr
30 yr
35 yr
12.06 12.32 12.58 12.84 13.10 13.37 13.64 13.91 14.18
9.48 9.76 10.05 10.33 10.62 10.92 11.21 11.51 11.82
8.28 8.59 8.89 9.20 9.52 9.83 10.16 10.48 10.81
7.63 7.95 8.28 8.61 8.94 9.28 9.63 9.97 10.32
7.25 7.59 7.93 8.28 8.63 8.98 9.34 9.70 10.06
7.01 7.36 7.72 8.08 8.44 8.81 9.18 9.55 9.93
289-969-6532
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March 20, 2012
The Golfi Team Real Estate Market Watch
Page 11
Average Sale Price Continues to Rise (March 6, 2012 – Hamilton, Ontario) The REALTORS® Association of HamiltonBurlington (RAHB) reported 1126 property sales through the RAHB Multiple Listing Service® (MLS®) for the month of February, a 4.9 per cent increase in sales over the same month last year. RAHB also reported a 9.2 per cent increase in average sale price and an 8.3 per cent increase in the number of new listings in the month of February this year compared to February of last year.
Seasonally adjusted sales of all property types were virtually the same as February 2011, with the average sale price increasing 7.9 per cent for the month. Seasonally adjusted numbers of new listings, however, were 14.5 per cent lower from the same month last year. Seasonally adjusted data for residential properties for the month of February: “The residential market is performing well, and the average sale price continues to increase,” said RAHB President Cameron Nolan. “Both actual average sale price and
seasonally adjusted average sale price show a steady climb over last year.” Residential freehold properties showed a 9.7 per cent increase in actual sales, with a 7.6 per cent increase in average sale price over last year. The condominium market was the only category which saw a drop in actual sales for the month of February when compared to last year. The average days on market for condominium units also decreased from February of last year.
Every community in RAHB’s marketing area has their own localized residential market. Please refer to the chart below for the numbers for the month of February compared to February of last year: *Seasonal adjustment removes normal seasonal variations, enabling analysis of monthly changes and fundamental trends in the data.
Year-to-Date Statistics Based on sales data on all home sales from January 2011 vs January 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 Jan 2012 / Jan 2011
Listed YTD
Expired YTD
Sold YTD
Average Selling Price
Average Days on Market
Selling % of List Price
ANCASTER (DISTRICT 42)
2012 2011
121 152
33 31
67 64
$448,284 $455,011
60 64
98% 97%
BURLINGTON (DIST. 30 to 36 & 38)
2012 2011
668 695
36 60
440 444
$454,316 $406,097
35 44
98% 98%
DUNDAS (DISTRICT 41)
2012 2011
65 69
10 11
57 48
$353,578 $326,177
79 59
97% 97%
GLANBROOK (DISTRICT 53)
2012 2011
95 85
16 18
48 47
$348,419 $330,136
61 71
98% 97%
GRIMSBY LWR (DISTRICT 54)
2012 2011
76 74
18 10
52 41
$328,330 $279,915
61 55
97% 98%
GRIMSBY MTN (DISTRICT 55)
2012 2011
11 7
1 2
4 4
$379,875 $676,000
38 112
96% 92%
HAMILTON EAST (DIST. 23,24,27,28,29)
2012 2011
165 162
28 28
124 104
$188,669 $183,820
58 54
97% 97%
HAMILTON MTN (DIST. 15,16,17,18,25,26)
2012 2011
341 389
57 63
256 221
$260,815 $237,586
53 51
97% 97%
HAMILTON CTRL (DIST. 13,14,20,21,22)
2012 2011
252 279
67 77
166 142
$148,119 $146,917
51 61
97% 95%
LINCOLN (DISTRICT 981)
2012 2011
32 43
12 10
25 18
$272,891 $244,906
59 95
97% 97%
WEST LINCOLN (DISTRICT 56, 982)
2012 2011
16 14
3 3
10 7
$340,880 $346,143
57 79
97% 96%
SMITHVILLE (DISTRICT 57)
2012 2011
16 13
6 7
8 13
$273,112 $262,915
64 121
98% 98%
STONEY CRK MTN (DISTRICT 50)
2012 2011
59 49
9 5
42 36
$291,138 $289,947
47 53
98% 98%
STONEY CRK LWR (DISTRICT 51)
2012 2011
141 139
23 23
89 80
$307,163 $292,680
63 71
97% 96%
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MarketWatch March B 2012_MarketWatch_Transfer.qxd 15/03/12 5:04 PM Page 12
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