MarketWatch October A 2012 05/10/12 2:45 PM Page 1
October 10, 2012 - Vol 44
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 October A 2012 05/10/12 2:45 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
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When can you Evict a Tenant for a Family Member?
J
ohn from Toronto wondered if he could get rid of a problem tenant by having his son live in the apartment and how long his son would have to live there before he could rent it to someone else. The question shows the confusion, as well as the lack of trust, on the part of both landlords and tenants when it comes ending a lease because you want the apartment or house for a family member, or when a buyer of a home requires vacant possession after closing. There are several issues. A landlord can end a residential lease at the end of its term by giving 60 days’ notice if he can prove that he needs the place for a family member. The family member must either be the landlord, their spouse, child, parent or caregiver to any of the above, provided the person being cared for also lives in the building. Family members includes same sex couples and married as well as common law relationships. End of term means the end of the lease. If your tenant has a lease with 10 months left, you cannot evict them before the end of the 10 months. If the tenant is on a monthly lease, with rent payable on the first of the month, and today is April 15, then the earliest you can terminate the tenancy is June 30. If the tenant does not leave on June 30, you can apply to the Landlord and Tenant Board for an eviction order. Many tenants are suspicious when landlords give this notice. They think it is an excuse to evict them so that they can double the rent for a new tenant, without having to get the rent increase approved by the Board. Others are suspicious the landlord may be just using it as an excuse when they have been having problems with the tenant.
The case depends on whether the judge will believe that the landlord really needs the unit for a family member. There have been other cases that suggest you cannot evict a tenant citing the need to use it for a family member, if you want to use the space for extra storage or an office. You must be able to demonstrate that it is extra living space. If the property is owned by a corporation, then although a corporation is not a real person, with no family, the cases have held that if the landlord can demonstrate that the corporation is owned and controlled by a single person, then that single person can apply to terminate the tenancy using this reason. If a buyer wants vacant possession of the property on closing, for themselves or for a family member, then there is a restriction in the Act that the building being purchased must not have more than three rental units. A condominium is considered a single family dwelling. Therefore if you are buying a fourplex, then you cannot evict any of the tenants on closing using this reason. However, after closing, you can use the family reason noted above to evict one or more of the tenants as long as you can prove that you need one or more of the rental units for your family. By understanding when and how you can evict a tenant for a family member, hopefully landlords and tenants can end their lease agreements in a more amicable manner. Mark Weisleder is a lawyer, author and speaker to the real estate industry. If you have any questions about real estate, email Mark at mark@markweisleder.com
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October 10, 2012
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Rob Golfi Sales Representative
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.
905-575-7700 Seniors Real Estate Specialist is a designation for REALTORS® to address the needs of home buyers and sellers, age 50-plus. If you are buying or selling a home, contact Rob Golfi today.
www. GolfiTeam .com
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MarketWatch October A 2012 05/10/12 2:45 PM Page 3
October 10, 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...
Call Today 905-575-7700
MarketWatch October A 2012 05/10/12 2:45 PM Page 4
Page 4
The Golfi Team Real Estate Market Watch
October 10, 2012
Grimsby, Lincoln West Lincoln & Niagara
Rob Golfi*
GRiMSBY $289,900 16 Glenwood Street
WeSt linCOln $679,900 8729 Twenty Road
Vineland $649,900 3274 King Street
Get inside to see this lovely home! Generous foyer opens to the comfortable living room. Eat-in kitchen w/sliding doors to large deck. Buyer to be approved by Landlord. Land lease fee $328.84/mth. Estimated taxes $160.37/mth. Maintenance plan Gold $162/mth or $105/mth.
Spacious 3 Level Backsplit in the heart of Grimsby! Features original hardwood floors on bedroom level, updated eat in kitchen, most windows have been replaced, roof approx. ‘06, newer fencing, entry doors and more. Large rear yard with plenty of privacy.
Just under 3 acre property beside Twenty Mile Creek. Home has been renovated with quality finishes. Updates include kitchen, laundry/mudroom, 3 bathrooms, flooring (carpet, hardwood, ceramics), fireplace insert, most windows, major landscaping, sump pump (duo), roof, cedar exterior entrance.
Spectacular, luxurious & Immaculate best describes this awesome beauty sitting on 1.3 acres on the bench of the escarpment with panoramic views of lake Ontario. Surrounded by vineyards and neighboring ranch, features 4 bedrms, 4 car garage, granite, hardwood flrs. Shows like a dream.
$738.92 per/mth P&i / O.a.C.
$1157.90 per/mth P&i / O.a.C.
$2715.63 per/mth P&i / O.a.C.
$2695.66 per/mth P&i / O.a.C.
Vineland $185,000 3933 Durban Lane
D SOL
ER Y U SH B A C UR O O T
GRiMSBY $349,900 39 Mountain Street
jORdan $547,000 2869 Prince William Street
GRiMSBY $1,089,900 327 Church Road
Spectacular Stately home sitting on 1.26 acres minutes to downtown Grimsby. Features 3+2 bedrooms, 3 bathrooms, gorgeous, updated, new designer kitchen, all season sunroom, professionally finished basement. Nothing has been spared. A must see.
LEGAL DUPLEX – In the core of Grimsby! Rare find, this beautifully maintained 2 self-contained: 2 BR & 3 BR units, sitting on 84x106 ft. lot, 2 new furnace & c/air 2006, all updated vinyl windows 2010, new shingles 2001, & a professionally finished basement.
Full of Charm & character – this triplex is ideal for the investor or buyer to live for free, sitting on large lot in in the heart of Jordan Station, features hardwood floors, Cathedral ceilings, includes 3 kitchens and 4 bathrms, quick access to QEW.
Custom Built Sprawling Bungalow–3300 sq.ft. sitting on 72 acres of privacy plus 30x75 ft. heated work shop. Features cherry kitchen with granite counters, gorgeous hardwood floors, main floor den, finished rec-room, spacious sunroom overlooking yard w/park like setting with in-ground pool.
$2795.51 per/mth P&i / O.a.C.
$1397.56 per/mth P&i / O.a.C.
$2184.81 per/mth P&i / O.a.C.
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GRiMSBY
$599,900 253 Ridge Rd
AYS D 8 IN 3 D L SO GRiMSBY $599,900 23 Riesling Street
GRiMSBY $849,900 2 Shoreline Crescent
Vineland $249,950 3380 Tallman Drive
Huge pie-shaped lot! Updated semi on a court location. Walkup from basement to side yard. New driveway (’12), furnace/AC, front windows, 2 exterior doors (’11), laminate flooring (’10), Carpet, and updated downstairs bathroom (’09).
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.
LAVISH TOP TO BOTTOM - Elegant home on Lakeside Crescent. The new owner will reap the benefits of this over improved custom reno’d home w/waterfront views. Features entrance w/marble floors, designer kitchen w/oak cabinets, granite counters, stone backsplash, cherry hardwood floors.
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
$966.19 per/mth P&i / O.a.C.
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$3394.64 per/mth P&i / O.a.C.
$1247.93 per/mth P&i / O.a.C.
BeaMSVille $241,900 4571 Leawood Court
RICE P T LIS F O 98% R O F SOLD BeaMSVille $262,900 4887 Adam Court
AYS D 6 IN 3 D L SO GRiMSBY $399,900 152 Sumner Crescent
GRiMSBY
$324,900 6 Bedford Park
GRiMSBY $459,900 23 Tunbridge Crescent
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.
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.
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.
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
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$1597.26 per/mth P&i / O.a.C.
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1836.92 per/mth P&i / O.a.C.
D SOL
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GRiMSBY $479,900 288 Kemp Rd. W
St. CathaRineS $274,900 15 Lakeside Drive, Unit 41
GRiMSBY $474,900 53 Sumner Crescent
GRiMSBY $159,900 49 Ontario Street, Unit#14
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.
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.
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.
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.
$1896.83 per/mth P&i / O.a.C.
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$1896.83 per/mth P&i / O.a.C.
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www.golfiteam.com
MarketWatch October A 2012 05/10/12 2:46 PM Page 5
October 10, 2012
The Golfi Team Real Estate Market Watch
Page 5
Grimsby, Lincoln West Lincoln & Niagara
Rob Golfi*
ICE R P G ASKIN F O 0% 0 1 R FO SOLD SMithVille $469,900 14 Sarah Crescent
WeSt linCOln $319,900 9407 Silver Street
BUNGALOW
GRiMSBY $259,900 59 Sandra Crescent
BeaMSVille $249,900 5143 Connor Drive
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.
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).
$1876.86 per/mth P&i / O.a.C.
$1277.73 per/mth P&i / O.a.C.
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.
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$998.14 per/mth P&i / O.a.C.
YER U B A GT O T S DAY 0 6 7 IN SOLD
Home evaluation No Cost or Obligation
BeaMSVille $399,900 4841 John Street
SteVenSVille $249,999 3669 Carver Street
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.
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.
SOld
$1018.11 per/mth P&i / O.a.C.
Call the Golfi team today!
905-945-0188
AYS D 0 IN 3 D L SO GRiMSBY $629,900 7 Chestnut Drive 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. SOld
My Tenant Wrecked the Place... Now What?
S
teven from Toronto writes: “I successfully evicted a tenant on September 5, 2012 at 8:40 AM by Sheriff but they destroyed the apartment. They broke the bathroom sink, the toilet, the doors, windows, light switches, put peanut butter everywhere, put ketchup on the ceilings, walls, everything they could break they did break. They even poured dried rice down the sink to clog it and opening the water would cause the rice to expand and make it worse.” Alice from Waterloo writes about how her daughter was told by her landlord to leave the premises early and then sent a bill for $800 for clean-up costs. The landlord also threatened that if the amount wasn’t paid immediately, the bill would be sent to a collection agency and it would ruin her daughter’s credit rating. Her daughter indicated that there was nothing wrong with the apartment when she left.
These emails raise all kinds of issues as to what to do to protect yourself when a lease comes to an end. Here are some things to consider: • Landlords will have to prove that damage was done. Landlords and tenants should prepare and sign a form called a rental unit condition statement, which is similar to what you sign before you rent a car. You go through the apartment and make a list of everything; whether there are any damages and confirming that everything is working. Then you should do the same thing at the end of the tenancy, to both agree on any damages that may have been caused by the tenant. • Landlords should regularly inspect the unit during the lease, to make sure that it is being properly cared for by the tenant. You have to give 24 hours’ notice and can get in during the hours of 8 a.m. to 8 p.m. to do it. If you notice any damage, you can immediately demand that it be fixed, or consider an application to the Board to get the tenant to fix it. • Landlords should respond to requests by the tenant to fix things that break down in a timely manner. • Tenants should also take pictures of the unit when they leave as additional proof that they left the place in similar shape to what they got in the first place.
Once the tenant leaves, you will have to go to Small Claims Court to sue for any damages. You can sue for any amount up to $25,000 in Ontario, which usually is enough for most of these types of claims. When deciding whether to bring a claim, ask whether you are going to collect anything if you win. If the tenant has disappeared, it may just be a further waste of money to sue. However, if you know where the tenant is working, it may be worth your while. Consult with a lawyer or paralegal before making these types of decisions. Landlords cannot threaten to ruin a tenant’s credit over these types of issues. In my experience, the Ontario Ministry of Consumer Services would probably consider this type of claim to be an unliquidated damage,
Call Today 905-945-0188
meaning it is just an accusation and has not yet been proven. As such, if the landlord or their agent reports you to the credit bureaus over this, in my opinion, you can report the landlord to the Ministry by calling (416) 3268800. Do not let someone bully you into paying for any damage that you did not cause. In my experience, when landlords do more during the lease to be appreciative of their tenants and proactively try to work things out, it will reduce the risk of any damage being done to the unit when the tenant vacates. Mark Weisleder is a lawyer, author and speaker to the real estate industry. If you have any questions about real estate, email Mark at mark@markweisleder.com
MarketWatch October A 2012 05/10/12 2:46 PM Page 6
Page 6
The Golfi Team Real Estate Market Watch
October 10, 2012
Fewer Listings and Fewer Sales Equals Higher Average Sale Price
T
he REALTORS® Association of HamiltonBurlington (RAHB) reported the residential market saw a 13 per cent increase in average sale price in September compared to the same month last year. The median
sale price also saw gains over September of last year. “We are continuing to see a rise in residential market average sale price and median price this year compared to the same month last year,” said RAHB President Cameron
Nolan. “That is the result of fewer listings and sales in the same comparative periods. Those factors are also responsible for the decrease in the average number of days on market from 54 last year to 45 this year.” Seasonally adjusted* sales of res-
idential properties were 10.9 per cent lower than the same month last year, with the average sale price up 13.7 per cent for the month. Seasonally adjusted numbers of new listings were almost flat to the same month last year.
Seasonally adjusted data for residential properties for the month of September: Seasonally Adjusted Residential Only New Listings Sales Average Sale Price
Sep/12 1684 1028 $369,062
Actual residential sales overall were 21.4 per cent lower than last year at the same time. The condominium market saw the bigger drop in sales from last year but also had the higher increase in average sale price for the month, with a 20.3 per cent increase.
Percentage change compared to Jul/12 Jun/12 May/12 7.3% 6.9% 11.6% -3.5% -4.4% -5.8% 3.4% 2.8% 3.1%
Aug/12 11.1% -3.6% -0.9%
The average sale price is based on the total dollar volume of all residential properties sold. Average sale price information can be useful in establishing long term trends, but should not be used as an indicator that specific properties have increased or decreased in value.
Year to date, the average sale price for residential units is 7.5 per cent higher for the first nine months of this year compared to the same nine-month period last year. Numbers of residential property sales are down 5.9 per cent and new listings are down 14 per cent.
Sep/11 -0.6% -10.9% 13.7%
“Our ratio of sales to new listings was at a little over 53 per cent in the month of September,” added Nolan. “While that would suggest we are in more of a balanced market at the moment, we will have to see what happens in the next few months before concluding there is a market shift at play.”
The numbers for the month of September compared to September of last year: All Property Types – Actual Listings Sales Average Sale Price End of Month Listing Inventory
2011 1943 1161 $321,244 4666
2012 1830 913 $366,428 4098
% Change -5.8% -21.4% 14.1% -12.2%
Residential Only – Actual Listings Sales Median Sale Price Average Sale Price Average Days On Market End of Month Listing Inventory
1801 1125 $280,000 $318,043 54 3767
1689 884 $302,000 $359,406 45 3292
-6.2% -21.4% 7.9% 13.0%
Freehold Only – Actual Listings Sales Median Sale Price Average Sale Price Average Days On Market End of Month Listing Inventory
1489 898 $305,500 $339,633 53 3114
1405 715 $326,100 $378,198 44 2810
-5.6% -20.4% 6.7% 11.4%
Condo Only – Actual Listings Sales Median Sale Price Average Sale Price Average Days On Market End of Month Listing Inventory
312 227 $230,000 $232,634 59 653
284 169 $255,000 $279,897 50 482
-9.0% -25.6% 10.9% 20.3%
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Commercial Only – Actual Sales Every community in RAHB’s marketing area has their own localized residential market. Please refer to the accompanying chart for residential market activities in select areas of RAHB’s jurisdiction. *Seasonal adjustment removes normal seasonal variations, enabling analysis of monthly changes and fun-
damental trends in the data. Established in 1921, the REALTORS® Association of HamiltonBurlington (RAHB) represents more than 2,500 real estate brokers and sales representatives from Hamilton, Burlington, and outlying areas. Members of the association may use the REALTOR® trademark, which
identifies them as real estate professionals who subscribe to a strict code of ethics. The association operates the local Multiple Listing Service® (MLS®) and provides ongoing professional education courses for its members. In addition, RAHB is an active participant in the Home Ownership Affordability Partnership
www.golfiteam.com
-12.6%
-9.8%
-26.2%
(HOAP) and holds an annual auction in support of local charities. Advertisements of local MLS® property listings and information about the services provided by a REALTOR® can be found at www.REALTOR.ca. More information about RAHB is available at www.rahb.ca.
MarketWatch October A 2012 05/10/12 2:46 PM Page 7
October 10, 2012
The Golfi Team Real Estate Market Watch
Crossword Puzzle
Page 7
(Solution on Page 9)
Across 1 8 9 10 11 13 14 17 19 21 22 24
Caress with one's eyelashes (9,4) Scarcely detectable amount (7) Port city on Honshu, Japan (5) Phoney (4) Home of Mary and Joseph (8) Catch — frame (6) Agreement drawn up before the wedding (6) Small falcons (8) Playing at the opponents’ ground (4) Living quarters for wives and concubines (5) Looking good? (7) Meteorological records (7,6)
Down 1 2 3 4 5 6 7 10 12 15 16 18 20 23
Public transport (3) Dense bushy area (7) Rim (4) Of moulds, yeast etc (6) Class of small freeholders cultivating their own land (8) Visual representation (5) Silly — unmethodical — punch-drunk (4-5) Grotesque event put on as an amusement (5,4) Clearing of the throat — expression of dissatisfaction (8) Start of January (3,4) More airless (6) Middle East country (5) It goes well with sausages (4) Affirmative (3)
Home evaluation No Cost or Obligation
Call Rob Golfi today!
905-575-7700 / 905-945-0188 Call Today 905-575-7700
MarketWatch October A 2012 05/10/12 2:46 PM Page 8
Page 8
The Golfi Team Real Estate Market Watch
Rob Golfi*
October 10, 2012
Hamilton, Stoney Creek, Ancaster, Dundas & Glanbrook WATERFRONT
YER U B ASH C R OU O T D SOL
ONE R E NOTH A D SOL
BinBROOk $249,900 32 Gowland Avenue
haMiltOn eaSt $479,900 711 Beach Blvd.
haMiltOn eaSt $229,900 542 Corbett Street
haMiltOn Mtn $229,900 22 East 39th Street
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.
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.
Very large raised ranch with high ceilings in the finished basement. 2 full bathrooms and in-law potential! Attached garage with inside entry and new 10x12 shed built in 2012. 3 bedrooms with hardwood floors. Updated roof, furnace & C/A.
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).
$998.14 per/mth P&i / O.a.C.
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$918.25 per/mth P&i / O.a.C.
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R 99% O F SOLD haMiltOn CtR $139,900 15 Albany Avenue
dundaS
RICE P G SKIN A F O
$399,000 26 Terrace Drive
DAYS 0 6 IN SOLD haMiltOn eaSt $234,900 232 Glenholme Avenue
haMiltOn WeSt $269,900 72 Whitney Avenue
Don’t miss out! All updated in 2012 are the kitchen, bath, soffit, facia, most windows, flooring and exterior doors. Updated wiring, and newer furnace. Huge shed (10x18) with concrete pad. 4 brand new appliances included. Fully fenced yard with a large concrete patio. Hot water tank is owned.
DESIRABLE LOCATION! Large master w/ensuite, 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.
SUN SOAKED, STONE BEAUTY! Everything done! Beautiful, well maintained home in great location minutes from schools, shopping and higway. Numerous updates: bathrooms, windows, doors, concrete walkways, driveway, shingles, furnace, & 200amp hydro. 5 appliances included.
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.
$598.72 per/mth P&i / O.a.C.
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$938.22 per/mth P&i / O.a.C.
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it’S a Hot maRKet! StOneY CReek $324,900 11 ClydebankPlace Court Location! Centrally located 2 storey, 3 bedrms. Updates: most large windows, garden doors, roof, furnace, flooring, refreshed main bath, redone basement with new carpet and 3pc bath, & backyard deck. Backyard paradise great for entertaining with in-ground pool, & composite deck.
Get maximum exposure with the Golfi team!
haMiltOn CtR $149,900 29 Holly Avenue WOW! Nothing to do but move in! 2 bedroom bungalow with clean and fresh décor and updated kitchen and bathrooms. Furnace, shingles, wiring, drywall and insulation all done in 08. Big private back yard and right across from a quiet park.
$1297.70 per/mth P&i / O.a.C.
IN D L O S
$598.72 per/mth P&i / O.a.C.
if you want it
YS 45 DA
StOneY CReek $599,999 47 Sasha Court 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. SOld
SOLD Call Rob Golfi 905-575-7700 or visit
www.RobGolfi.com
UYER B A GT O T SOLD StOneY CReek $309,900 134 Cove Crescent
StOneY CReek Mtn $385,000 21 Summerfield Avenue
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.
Great Stoney Creek mountain location! 3+1 bedrooms w/spacious rooms, master with ensuite and walk-in closet, updated hardwood flooring in living & dining room, and eatin kitchen with oak cabinets. Beautifully landscaped lot with 15 x 29 in-ground pool and large deck great for entertaining.
SOld
$1537.75 per/mth P&i / O.a.C.
RICE P T F LIS O % R 97 O F SOLD
IST L F 8% O 9 R FO SOLD
StOneY CReek $269,900 107 Teal Avenue
anCaSteR $224,900 150 Wilson St. W., Unit #306
haMiltOn CtR $114,900 18 Alice Street
haMiltOn $219,900 57 Highcliffe Avenue
Backing Onto Turtle Pond! Great location to build your dream home. Value is in the land. Showings after 6:30pm during weekday and anytime Saturday and Sunday.
FABULOUS FIND – This outstanding & immaculate condo features updated bathroom with granite counter, oak kitchen with updated new countertops & backsplash, in-suite laundry, new windows and sliding doors, covered patio overlooking trees & manicured grounds.
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.
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.
$1018.11 per/mth P&i / O.a.C
$898.28 per/mth P&i / O.a.C.
SOld
SOld
www.golfiteam.com
MarketWatch October A 2012 05/10/12 2:47 PM Page 9
October 10, 2012
The Golfi Team Real Estate Market Watch
Page 9
Hamilton, Stoney Creek, Ancaster, Dundas & Glanbrook
Rob Golfi*
YS A D 4 IN 1 D L SO
SOLD
haMiltOn Mtn $299,900 47 Belvidere Avenue
haMiltOn CtR 35 Stirton Street
DAYS 2 1 IN
StOneY CReek $399,900 5 Sandy Drive
haMiltOn Mtn $239,900 277 East 13th Street
UPDATES GALORE! SHOWS 10++ with loads of room for a big family. New kitchen & bathrooms. Owner is downsizing, house is very clean. 3rd floor can be play area or family room or 2 more bedrooms. Private rear yard with a fabulous deck, and a big front porch. Appliances included.
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.
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)
Just listed!!! 2+1 bedroom bunglaow with 16x22 ft dream garage. Partially finished basement with bedroom & cozy rec room. Updated kitchen & bathroom with Jacuzzi tub. Parking for 6 cars.
$678.60 per/mth P&i / O.a.C.
SOld
$1597.27 per/mth P&i / O.a.C.
SOld
RICE P T LIS F O 100% R O F SOLD
YS A D 0 IN 6 D L SO
haMiltOn Mtn $234,900 12-134 Terni Boulevard
StOneY CReek $249,900 79 Spartan Ave.
StOneY CReek $359,900 1364 Highway #8
haMiltOn CtR $379,900 43 Hepburn Crescent
SPOTLESS! 10 years old, 1300 sqft. home in quiet area. Features an 18 foot foyer with a spiral staircase, fireplace, central vacuum, central air, big yard, 2 car driveway and garage, interior door to garage, and a new furnace in 2009. Walk to shopping and major bus line. Appliances included.
Just listed!!! Large 4 bedroom, 1.5 bathroom backsplit in lower Stoney Creek. Family room with fireplace & walk out to backyard. Updated windows & shingles. Close to schools & buses. Easy access to QEW.
CHARMING BUNGALOW TAKES YOU BY SURPRISE – this 2100 sq.ft. home sitting on park like setting country lot 85x187 ft. backing onto wooded green space, features gorgeous oak kitchen cabinets w/granite counters tops, beautiful hardwood floors, and close to all amenities.
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.
SOld
$998.14 per/mth P&i / O.a.C.
$1437.50 per/mth P&i / O.a.C.
SOld
RICE P T LIS F O R 96% O F SOLD
DAYS 0 4 IN SOLD StOneY CReek $364,900 39 Kilbourn Avenue
BuRlinGtOn $119,900 1-1167 North Shore Blvd.
haMiltOn $359,900 90 Strawberry Drive
haMiltOn Mtn $179,900 446 Upper Sherman Avenue
OUTSTANDING IMMACULATE HOME! Completely redone top to bottom gorgeous new kitchen w/granite counters & tumble marble backsplash, updated bathrooms, new trim, pot lights, new gleaming hardwood floors, updated vinyl windows, fin. basement w/new Berber carpet.
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.
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.
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.
$1457.47 per/mth P&i / O.a.C.
SOld
$1497.41 per/mth P&i / O.a.C.
SOld
SOLD
DAYS 4 4 IN
SOLD
UYER B A T TO G
StOneY CReek $549,900 46 Lake Avenue
haMiltOn Mtn $274,999 387 East 19th Street
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.
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.
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.
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!
SOld
$1098.39 per/mth P&i / O.a.C.
SOld
$1178.28 per/mth P&i / O.a.C.
SOLD
StOneY CReek $479,900 371 Montreal Circle
Crossword Solution
Home evaluation
DAYS 0 6 IN
No Cost or Obligation
StOneY CReek $349,999 161 Halifax Street 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. SOld
Call the Golfi team today!
905-575-7700
StOneY CReek 295,000 322 Jones Road
haMiltOn CtR $179,900 11 Greenaway Ave 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. $718.55 per/mth P&i / O.a.C.
Call Today 905-575-7700
MarketWatch October A 2012 05/10/12 2:47 PM Page 10
Page 10
The Golfi Team Real Estate Market Watch
October 10, 2012
Marketplace Tree Inspection - Disease Diagnosis Ornamental & Shade Tree Pruning Tree Surgery & Cabling Tree & Stump Removal Tree & Shrub Fertilization
Skid Steer Services Available Attachments Available Backhoe Post Hole Auger Tree Spade
Jeff Green Certified Arborist
Bus: 905-957-5818 Cell: 905-516-0640
Real estate lawyer
Paul lewis Settimi
Barrister, Solicitor and Notary Public 8 Main Street East, Suite 303 Hamilton, Ontario L8N 1E8 Bus: 905-527-0808 Fax: 905-527-0774
20 Main Street West Grimsby, Ontario L3M 1R4 Bus: 289-235-7500 Fax: 905-527-0774
paul.settimi@cogeco.net
DAVID COOPER Owner
BUDGET BLINDS OF G RIMSBY
SERVING GRIMSBY, STONEY CREEK & Hamilton
905.309.0909 Shutters, Wood Blinds, Draperies and more! An Independently Owned and Operated Franchise
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TAKE THE STRESS OUT OF MOVING! David Ryback Regional Sales Manager
Hamilton: 905-573-8776 Grimsby: 905-945-5540 www.harveymoving.com david@harveymoving.com
Brochures • Flyers • Booklets • Catalogues • Posters • Cards • Calendars
t: 905.573.2502
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Hardwood Floor Refinishing Jacqueline Paradisi The Quick, No-Sanding Solution for Beautiful Hardwood Floors
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HOME STAGING
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Steve Hudson Appliance Consultant Ned Topic Service Professional Major home appliance sales, service, installation & parts
Phone: 905-309-7412 Toll Free: 1-800-482-1815 SAvE 10% OFF PARTS WHEN Email: info@topicappliances.com YOU mENTION THIS AD Web: www.topicappliances.com Best Price for End of Line & Scratch & Dent Landlord Multiplex Discount 395 Ontario St. (Henley Plaza), St. Catharines, ON L2N 7N6
www.golfiteam.com
MarketWatch October A 2012 05/10/12 2:47 PM Page 11
October 10, 2012
The Golfi Team Real Estate Market Watch
Page 11
What’s the Deal with Squatter’s Rights? “Squatters rights,” is a casual term for what Canadian realty law calls Adverse Possession. Adverse possession occurs when someone tries to take control of a piece of land that is owned by someone else, thereby excluding the true owner from the property. For example, somebody moves into a home that is not theirs, or they put a fence around a portion of land that isn’t theirs. When dealing with adverse possession you must keep in mind how the land is registered to begin with – either via Land Titles System or the more antiquated Registry System. Province keeps track of their land and territory in different ways, however under the Land Titles System (which we have in Ontario), Adverse Possession is not possible or legal
– someone can try to take over a house that is vacant, but they can't take control or ownership over it legally just by moving themselves in, no matter how hard they try. However, under the Registry System is it possible to obtain adverse possession after a certain amount of time among many other things as set out by that province's property laws. The terms by which someone can take adverse possession over a property are very complicated, but in general terms you must prove: • You have possessed the land • You intended to possess the land • Your possession of the land has been without the consent of the owner of the land • You have possessed the land for the requisite time period
Usually the minimum requisite time period is 10 to 12 years for a squatter to be on the land, in some circumstances the time period can be significantly longer.
As always, it’s best to consult a lawyer if you are worried that someone is trying to take control of your property – and same goes for the vacant house owner. Good luck! Emily Norris
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MarketWatch October A 2012 05/10/12 2:47 PM Page 12
Executive Freehold Towns
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