July 15, 2013 Issue 75

WHAT’S INSIDE: Couple selling home should have disclosed flooding PAGE 1

HOMES FOR SALE Grimsby, Lincoln, West Lincoln & Niagara Listings PAGE 5

HOMES FOR SALE Hamilton, Stoney Creek, Ancaster, Dundas & Glanbrook Listings PAGE 9

July 15, 2013 - Vol 54

The RE/MAX Hot Air Balloon is Coming to Grimsby for the Golfi Team’s OUTDOOR MOVIE NIGHT! (weather permitting, see page 6 for details)

Rob Golfi Sales Representative

HOME EVALUATION NO COST • NO OBLIGATION

905-575-7700 • 905-945-0188

Page 2

The Golfi Team Real Estate Market Watch

July 15, 2013

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.

Married 25 year with four children, Rob understands a family’s wants and needs.

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 the Diamond Club (2010-2012)*, 100% Club (1999-2001)*, Platinum Club (2002)*, Chairmans Club (2003-2009)*, Hall of Fame (Inducted in 2003)*, and the Lifetime Achievement Award (Inducted in 2006)*. 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 10 of nearly 2,500 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. *Based on RE/MAX Ontario Atlantic Canada annual commission criteria **Based on The Real Estate Association of Hamilton-Burlington total transactions January 1, 2003 – March 31, 2013.

FREE

E M O H EVALUATION CALL TODAY

THE GOLFI TEAM

905-945-0188 Not intended to solicit prop

erties currently for sale.

Cleaning up a flooded basement can be an expensive task. Not disclosing there's been a flood can also be expensive, as one couple who sold their house found out.

(This photo was not of the house mentioned in the story.)

Couple Selling Home Should Have Disclosed Flooding

M

any readers wonder what they have to disclose when they sell their house. If the home has been damaged just before closing should they just fix it and say nothing? In most cases, it is better to come clean.

Here’s why.

In November 2011, I wrote about a London, Ont. court case where Adam and Olga Soboczynski agreed to buy a home from Don and Louise Beauchamp. The Beauchamps signed a property information statement saying there had never been a water problem in the basement.

Just before closing, there was a flood that ruined the basement rug. They dried it out and replaced the underpad, but did not investigate the cause of the problem. Nor did they tell the buyers. The basement flooded again three weeks after closing and it cost the buyers almost $25,000 to fix the problem which resulted from drainage issues from neighbouring homes.

At the trial, the judge accepted the seller’s evidence that this was a one-off incident and they had no obligation to tell the buyers. The buyers appealed.

In a decision dated May 28, 2013, Judge Thea Herman, writing for the majority, decided the sellers had an obligation to say something. She noted that when the home inspection was conducted, the sellers said they had not experienced any basement water problems. The flood which occurred later was an important change to the information on the property information statement and should have been disclosed.

“Had the Soboczynskis known about the flood, they might well have retained their own expert to determine the cause of the problem,” the judge said. “If it was determined that the problem was significant and was more than a one-time event, the contractual options of recission or abatement might have been available to them.” The buyers won $25,000 in damages.

The standard agreement of purchase and sale says that the seller is responsible for the property until closing. If any substantial damage occurs before closing, then the buyer has the option of taking the insurance money and closing, or refusing to close. The difficulty is what happens if minor damages occur before closing and who determines whether they are minor or not.

Floods before closing are more problematic. Although you might be able to effect repairs, floods can later lead to mould, so this may require further investigation by the buyers.

The lesson here is that sellers should take steps to properly investigate any damage that occurs before closing and complete any necessary repairs. I also recommend that this be disclosed to any buyer so that they can satisfy themselves that the repairs were done correctly. By doing so, you avoid the time, costs and aggravation of unnecessary lawsuits after closing.

Mark Weisleder is a Toronto real estate lawyer. Contact him at mark@markweisleder.com

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July 15, 2013

The Golfi Team Real Estate Market Watch

Page 3

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Outstanding Team. Exceptional Results.

1

Burlington Burlington

Freelton Free eel elton ton

Waterdown Waterdown Wa

Dundas Du undas

HAMILTON BURLINGTON & NIAGARA

Hamilton Hamililton

Ancaster Ancaster

Mount Mo ount Hope Ho ope e

Stoney Stoney Creek Creek eek

Grimsby Grimsby

Lincoln Lincoln

Binbrook Bin inbrookk

West WestLincoln Lincoln

Niagara Niagaaraa Niaga on onthe the St.St Lake St. Lake Catharines Cath Ca a rines atha

Thorold Thorold

Pelham Pelham

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Welland Welland Wainfleet Wa Wainfleet

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RE/MAX TEAM WORLDWIDE

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How The Golfi Team Did in 2012: ✓ Number Of Homes Sold in 2012: 313 ✓ List Price To Sold Price Ratio: 98% ✓ Average Days On Market: 39

2010-2012*

* Based on RE/MAX Ontario Atlantic Canada annual commission criteria. **Information based on recorded total commissions paid between January 1, 2012 and December 31, 2012 from the REALTORS® Association of Hamilton-Burlington. Rankings are compiled from figures submitted by regional and local offices.

Rob Golfi

Sales Representative

Sharon Stafford

Sales Representative

Heather Reid

Sales Representative

Hans Marcellissen Sales Representative

Wendy Murray-Nicholson Sales Representative

Mike McNeil

Sales Representative

Kristina King

Sales Representative

Call Today 905-575-7700

John Hellicar

Sales Representative

Dan Golfi

Sales Representative

Lynn Page

Sales Representative

Page 4

The Golfi Team Real Estate Market Watch

July 15, 2013

Municipal Year-to-Date Statistics June 2012 vs June 2013 P R E S E N T E D

B Y

T H E

G O L F I

T E A M

Based on sales data on all home sales from June 2012 vs June 2013, REALTORS Association of Hamilton-Burlington

YTD Comparison June 2013 / 2012

AREA

Listed YTD

Expired YTD

Sold YTD

Average Selling Price

Average Days on Market

Selling % of List Price

ANCASTER (DISTRICT 42)

2013 2012

530 429

75 77

268 282

$467,693 $453,574

54 46

98% 98%

BURLINGTON (DIST. 30 to 36 & 38)

2013 2012

2386 2277

179 147

1669 1810

$486,738 $454,500

32 29

98% 99%

DUNDAS (DISTRICT 41)

2013 2012

224 219

14 23

172 198

$382,430 $361,983

46 52

98% 98%

GLANBROOK (DISTRICT 53)

2013 2012

350 290

50 38

224 196

$336,327 $341,537

59 52

98% 98%

GRIMSBY (DISTRICT 54,55)

2013 2012

331 307

42 50

208 231

$349,607 $344,269

50 51

98% 98%

HAMILTON EAST (DIST. 23,24,27,28,29)

2013 2012

563 561

56 71

417 454

$202,780 $199,088

37 45

97% 97%

HAMILTON WEST (DIST. 10, 11, 12)

2013 2012

514 513

46 56

354 408

$320,700 $289,365

37 44

99% 98%

HAMILTON MTN (DIST. 15,16,17,18,25,26)

2013 2012

1240 1049

107 127

965 832

$279,985 $266,338

36 41

98% 98%

HAMILTON CTRL (DIST. 13,14,20,21,22)

2013 2012

842 736

122 159

598 586

$172,951 $160,901

42 46

97% 97%

BEAMSVILLE (DISTRICT 981)

2013 2012

143 118

12 25

95 75

$294,763 $273,496

48 43

98% 98%

WEST LINCOLN (DISTRICT 56, 982)

2013 2012

73 59

8 7

36 37

$385,693 $357,314

67 68

97% 96%

SMITHVILLE (DISTRICT 57)

2013 2012

61 66

3 13

35 41

$260,118 $276,485

54 62

97% 98

STONEY CREEK (DISTRICT 50,51,52)

2013 2012

750 736

90 108

483 545

$324,504 $313,707

40 48

98% 98%

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July 15, 2013

The Golfi Team Real Estate Market Watch

Grimsby, Lincoln West Lincoln & Niagara

Rob Golfi*

gRIMsby

Page 5

$284,900

wEsT LINCOLN

$369,900

gRIMsby

$265,000

sT. ANNs

$539,900

10 Wentworth Drive Unit 9

6832 Sixteen Rd

18 Cedar St. Unit 1

5476 Attema Crescent

ORIGINAL MODEL HOME - Extremely well taken care of 2 bedrm unit in fabulous condition, features gas fireplace in living rm, crown moulding, new flooring, professionally finished basement with large rec-rm & games area. Very desirable adult community and close to all amenities.

48 Acres close to town, 5 acres of bush approx. & 35 acres of worked land. 5 bedrm, large handy mudroom & woodstove in the living room. Outside features an above ground swim pool & a 25x45 drive shed.

END UNIT ON QUIET COURT –2 storey, 3 bedrm condo, features large wrap around porch, open floor plan with stylish kitchen, living rm with hardwd flrs & corner fireplace, crown moulding, professionally finished basement, lots of visitor parking, quick access to QEW.

CUSTOM BUILT HOME –sitting on 1.11 acre lot in prestigious crt, family size kitchen with maple cabinets, granite counters & breakfast bar, gleaming hardwd flrs, showcase fireplace w/overhead space that can hold a 55” flat screen, 9 ft. ceilings, 40 pot lights, & water filtration system.

$1,477 per/mth P&I / O.A.C.

$1,138 per/mth P&I / O.A.C.

$1,058 per/mth P&I / O.A.C.

$2,156 per/mth P&I / O.A.C.

WATERFRONT

gRIMsby

$889,900

gRIMsby

$389,900

NIAgARA-ON-THE-LAkE $259,000

bEAMsVILLE

$369,500

391 Nelles Road North

30 Udell Way

151 Cole Crescent

2705 Campden Road

WATERFRONT RETREAT! Gated Cape Cod home w/riparian rights on private 163 ft. of shoreline. Oak kitchen cabinets, hardwood & limestone floors, showcase FP, upgraded light fixtures, skylights, large windows, new bath, new shingles, det. garage, across from Nelles beach & close to all amenities.

CCHARMING BUNGALOW IN DORCHESTER ESTATES, Gorgeous home with all the upgrades available, beautiful maple kitch w/granite counters & breakfast bar, four year old stainless steel appliances included, large living & dining room with corner gas fireplace, Berber & hardwd flrs, crown moulding, California shutters, main flr laundry, & 1 ½ car garage. $1,557 per/mth P&I / O.A.C.

Fully finished updated 3 bedroom townhouse located in the beautiful Niagara on the Green. Features eat in kitchen, living room, family room with fireplace, 4 baths, finished basement complete with kitchenette, inside entry from garage and more. Nothing to do but move in!

One floor family living in serene setting. Home boasts 3+1 bedrooms eat-in kitchen, huge basement rec room with walkout to patio. Large above ground pool & oversized garage. Updated, windows, exterior doors, furnace, roof, pool & cistern.

$3,554 per/mth P&I / O.A.C.

gRIMsby

$309,900

bEAMsVILLE

$399,900

$1,034 per/mth P&I / O.A.C.

gRIMsby

$649,900

$1,476 per/mth P&I / O.A.C.

gRIMsby

$289,900

8 Kidd Avenue

4359 Tamarac Avenue

511 Main Street West

48 Park Rd North

CHARACTER AND CHARM – Fantastic 4 bedrm home in the heart of Grimsby. New maple country style kitchen with stainless steel appliances, updated bathroom with claw tub, original oak & plank floors, updated shingles & plywood, mostly updated vinyl windows, new furnace 07, new wiring.

QUIET COURT LOCATION – This 4 bedrm 2 storey home has everything you’re looking for, open concept, gorgeous hardwood floors in living/ dining room & family room, gas fireplace, 3 tier patio deck in landscaped back yard, new shingles in 2011, updated vinyl windows, & oversized lot.

RENO DONE RIGHT!! Rebuilt from the studs, basically a new home!! Country cozy w/50x125 ft. lot & over 80 ft. driveway w/parking for 10. Located across from a park, this 3 bedrm bungalow offers 1100 sq.ft. of updates! Show & Sell!

$1,238 per/mth P&I / O.A.C.

$1,597 per/mth P&I / O.A.C.

If quality is important, this house is for you! Custom built home in 2004 sitting on ½ acre features maple kitchen w/granite counters, cove ceilings w/pot lights, Brazilian cherry hardwd flrs, professionally finished basement w/fireplace, oversized dble car garage, concrete drive & back patio.

gRIMsby

$324,900

26 Brierwood Avenue AMAZING IN EVERY RESPECT IN THIS PROPERTY – Bungalow in immaculate condition, features beautiful oak kitch cabinets, gorgeous hardwd flrs, all vinyl windows, professionally finished basement with walk out to back yard, new shingles 2013, close to shopping & quick access to QEW.

bEAMsVILLE

$229,900

NIAgARA-ON-THE-LAkE

$259,900

$444,900

24 Robertson Road

55 Las Road

CLASSIC 3LVL SIDE SPLIT–sitting on large 68x128 foot lot w/detached oversized double car garage, features sun room addition, new shingles 2009, mostly vinyl window, oak kitchen cabinets, finished basement, updated bathroom, hardwood floors, & professionally landscape yard.

Updated throughout and located in a fabulous area! This property features an eat-in kitchen with pantry, hardwood, living room/dining room with gas fireplace, master with ensuite and custom walk-in closet, fully finished lower level with wet bar and office. Updates include: shingles ‘12, new A/C ’11, concrete steps and side drive ’10. Unpack and start enjoying! $1,038 per/mth P&I / O.A.C.

Large 2750 sq.ft. 4 bedroom family home located on a quiet street in the prestigious Station Meadows. Features include hardwood flooring on both levels, large dining room, eat in kitchen, family room w/gas fireplace, unfinished basement, main floor laundry, formal living room, & much more.

$1,246 per/mth P&I / O.A.C.

sT. CATHARINEs

$259,900

bEAMsVILLE

$235,000

3956 Durban Lane

55 Longfellow Avenue

4993 King Street

Adult Lifestyle custom built home backing onto greenspace.

Open concept, hardwd & fireplace in living room. Walk-out to multi-level deck, custom, extra deep garage with backyard access. Home is on leased land

Great Location! Features updated kitchen with backsplash, ceramic floors & walk-out to multi-level deck & children’s play center. Main floor complete w/5 pc bath, powder room and 9ft. ceilings. Basement has ample storage, rec room with option for additional bedroom and rough-in for bath.

Prime location in downtown core. Storefront w/large window, front & back entrances. Can suit 2 businesses or 1 large one. Parking spaces in rear & municipal parking lot.

New furnace & 2pc bath. 1500 sq.ft. of business space w/GC zoning plus 2 BR apt on upper level. Tenant pays hydro. All sizes approx.

$918 per/mth P&I / O.A.C.

sMITHVILLE

4084 Barry Drive

$1,298 per/mth P&I / O.A.C.

VINELANd

$312,000

$1,158 per/mth P&I / O.A.C.

$2,596 per/mth P&I / O.A.C.

$1,038 per/mth P&I / O.A.C.

$939 per/mth P&I / O.A.C.

Call Today 905-945-0188

$1,777 per/mth P&I / O.A.C.

wAINFLEET

$389,900

40830 Forks Road Updated 2 storey country charmer. This home has it all, 4 bedroom, 2 full baths, large eat-in kitchen, main floor office, laundry and mudroom. Outside features a lovely wraparound porch and 4 car garage.

$1,557 per/mth P&I / O.A.C.

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Page 8

The Golfi Team Real Estate Market Watch

July 15, 2013

Stonehaven Granite Works, the Natural Choice for Granite

C

elebrating their 19th year Anniversary, Stonehaven Granite Works is the "The Natural Choice” when it comes to quality granite, marble and quartz for all your renovations or new builds when considering countertops, fireplaces, tub surrounds, table tops and more.

Stonehaven Granite Works in Stoney Creek is the area’s premier supplier of natural stone products. In 1994 its founder Giorgio Di Stefano recognized a market for a quality supplier of Natural stone products in this quickly growing area of Southern Ontario. 6 years ago, with a boom of new home development in the area, he partnered with Mario Dumitrescu and together, these business men recreated an industry leader.

Stonehaven Granite Works imports slabs from all over the world, bringing the best natural stone products available to their showroom. With over 150 colours and more than 3000 slabs in stock to choose from, the "natural" choice is clearly yours. A granite option in your space, whether residential or a work place, can have the same effect as a piece of fine Art. It can be the WOW factor of any space, it can complement, showcase and enhance any room with its natural beauty.

Granite is practical, durable and quite versatile. A natural stone found all around the world, once quarried, cut and polished & sealed, granite is nearly impervious to scratches, heat, etching, staining or weathering. It’s one of Mother Nature’s most versatile and beautiful creations.

Stonehaven Granite Works’ new 20,000 square foot facility allows customers to view granite choices under natural lighting, and in the showroom they display finished countertops so you are

MAXIMUM EXPOSURE

SELLS YOUR HOME 905-575-7700 www.GolfiTeam.com

able to visualize them in your final destination. This Granite gallery is truly awe inspiring with sensational slabs of shiny stone, waves of natural colour and reflections in hues sure to stimulate any design palette. With so many options, the staff at Stonehaven Granite Works are there to assist in choosing the best natural stone for your application and style. Whether you are building a new home or office, or working on a renovation project, Stonehaven Granite Works will work closely with you to provide exceptional service and craftsmanship. From granite selection that best suits your needs and budget, to templating, manufacturing and installation, Stonehaven Granite Works will deliver uncompromised quality. With the best state of the art CNC machinery in the industry, each and every installed granite application is sure to exceed your expectations. Whether a big project or small, Stonehaven Granite is “The Natural Choice.”

Visit the showroom at 791 South Service Road, (between fruitland and fifty Road) Stoney Creek or online at stonehavengranite.com

Founder Giorgio Di Stefano and Mario Dumitrescu display some of their products as Stonehaven Granite celebrates it’s 19th anniversary this year.

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July 15, 2013

The Golfi Team Real Estate Market Watch

Rob Golfi*

ANCAsTER

Page 9

Hamilton, Stoney Creek, Ancaster, Dundas & Glanbrook

$629,900

HAMILTON EAsT

$197,900

sTONEy CREEk

$369,900

HAMILTON EAsT

$108,000

26 Field Road

14 Melvin Avenue

40 Edgewater Drive

236 Glennie Ave.

Picturesque 6.26 Acres, 4 BR family home features an inground pool, Quonset building, separate log cabin in the woods, Gazebo, deck, 2 fireplaces, 4 baths, kitch w/vaulted ceilings, dble car garage, new furnace & carpeting, freshly painted, re-finished hardwd flrs boarders the Rail trail & more.

Beautifully maintained solid brick bungalow located in quiet convenient area. Large kitchen, hardwd floors, updated electrical ’07, furnace ’02, basement is waterproofed by OMNI 08, beautiful back yard oasis, roof 2012, oversized garage (16x24) w/hydro & concrete floor. Everything is done just move in!

NEWPORT YACHT CLUB – 2,200 sq.ft. freehold townhome w/a fantastic open floor plan, features beautiful sparkling refaced kitchen, professionally finished basement w/spare bedrm, tiled 20x20 court yard deck off of spacious family room w/fireplace, walk to marina, parks & lake.

Quick access to QEW.

Quiet Street in the East end. Minutes from the Red Hill Expressway. Large yard with oversized 14 x9 shed. Long driveway with parking for several cars. Great home for first time buyers.

$2,516 per/mth P&I / O.A.C.

sTONEy CREEk

$339,900

$790 per/mth P&I / O.A.C.

bURLINgTON

$799,900

$431 per/mth P&I / O.A.C.

$1,477 per/mth P&I / O.A.C.

sTONEy CREEk

$439,900

sTONEy CREEk

$408,500

6 Pleasant Avenue

243 Plains Rd

24 Drayton Court

6 Hilts Drive

IN-LAW SUITE W/SEPARATE ENTRANCE! Updated bungalow in prime Stoney Creek location! Updates in the last 5 years include, kitchen, bathroom, windows, doors, lawn, soffit fascia, 100 amp service, new 1.5 garage fully insulated and finished w/hydro. Furnace & C/A in 2005.

Back deck with walkout from bedroom.

Large 3/4 acre lot in the city! Potential development site on bus route and close to all amenities. Renovate existing home or build your dream home on this country like setting w/lots of possibilities. 2700 sq.ft. home with oversized triple car garage, newer windows, furnace and A/C 2011.

Court location, pie shaped lot on quiet cul-del-sac. Features stunning courtyard front entrance to porch, solid oak kitchen with Corian counter tops, showcase stone fireplace in family room, gorgeous hardwd floors, professionally finished basement, & mostly updated vinyl windows.

Immaculate home sitting on Stoney Creek Plateau, features gorgeous original hardwd flrs, formal dining rm w/drs leading to beautifully landscaped private yard, family rm w/showcase fireplace, updated bathrms, new furnace & C/A 2013, updated shingles, new soffits & facia, & new insulation.

$3,195 per/mth P&I / O.A.C.

$1,358 per/mth P&I / O.A.C.

sTONEy CREEk

$499,900

sTONEy CREEk

$439,900

177 Silverlace Circle

3 Riviera Ridge

BEAUTY, WARMTH & VALUE – All brick, w/top quality finishes, maple kitchen cabinets w/granite counters & breakfast bar, hardwd flrs, fin. basement great for in-law, master bedrm suite w/additional rm - great for dressing rm, den, TV rm or nursery, & grand foyer w/spiral maple staircase.

Spectacular, luxurious & Immaculate best describes this awesome beauty, features main flr den, beautiful hardwd , ceramic flrs & new carpeting, large family size kitch, professionally finished basement, new c/air, shingles 5 yrs new, private back yard quick access to QEW.

$1,997 per/mth P&I / O.A.C.

HAMILTON MTN

$194,900

$1,757 per/mth P&I / O.A.C.

HAMILTON MTN

$975,000

309 East 26th Street

516-526 Concession Street

Cute as a button! 1+1 bedroom & 1.5 bathrm w/large garage & lot (39.83’x108’) needs some updating. Roof stripped & re-shingled in (‘11), vinyl windows, bathrm (‘10), front porch (‘12).

Become a part of Hamilton arts scene or modify this large space for your own purpose! Total building size: 14,400 sq.ft. 390 seat theatre with an additional 4 residential and 5 commercial units. Projected cap rate of 9.6 % unique property. Do not go direct.

$778 per/mth P&I / O.A.C.

$3,894 per/mth P&I / O.A.C.

bINbROOk

$384,900

92 Windwood Drive Amazing space in this fabulous 2100 sq.ft. home, features open main floor plan, formal dining rm, showcase gas fireplace in family rm, family size kitch w/patio doors leading to party size deck & fenced in yard, master bedrm w/walk in closet & ensuite w/relaxing roman tub, & finished basement.

$1,537 per/mth P&I / O.A.C.

bURLINgTON

$949,900

$1,757 per/mth P&I / O.A.C.

sTONEy CREEk

$389,900

$1,632 per/mth P&I / O.A.C.

sTONEy CREEk

$374,900

68 Mountain Avenue North

108 Greenstem Crescent

WHAT A DOLL HOUSE. Beautifully kept home in the heart of Old Stoney Creek, this cozy 4 bedroom home features inlaw set up with separate entrance, many updates include shingles 2012, furnace 2008, updated vinyl windows, beautiful wrap around porch, 25x22 dbl garage/workshop.

Outstanding & immaculate 4 bedroom home professionally decorated with the ultimate floor plan, features 9ft ceilings, beautiful hardwood floors, upgraded light fixtures, maple kitchen with extended cabinets & granite counters, breakfast bar, crown moulding, & quick access to QEW. Shows like a dream!

$1,557 per/mth P&I / O.A.C.

HAMILTON EAsT

$319,900

$1,517 per/mth P&I / O.A.C.

ANCAsTER

$539,900

159 Adeline Avenue

34 Norma Crescent

New!! Pick your finishes!! One of a kind 1300 sq.ft. bungalow with double car garage on large 45x107 ft. lot in a neighbourhood friendly East end locale! 3 bedrooms, 2 bathrooms including an ensuite & walk-in closet, 9ft main floor ceilings & main floor laundry.

Fabulous 2 storey in fantastic location, features gorgeous hardwd in family rm w/wood FP & wet bar, main flr den, upgraded trim on main lvl, new carpeting & under-pad, freshly painted, patterned concrete drive & patio, new shingles ‘09, unspoiled basement w/good ceiling height & access to garage.

$1,278 per/mth P&I / O.A.C.

sTONEy CREEk

$479,900

$2,156 per/mth P&I / O.A.C.

HAMILTON EAsT

$350,000

470 Patricia Drive

55 Chiara Drive

867 Beach Blvd.

Custom new build approx. 3000 sq.ft. Features 9ft. ceilings on main floor, coffered ceilings, crown molding, hardwood staircase & flooring, designer bathrooms & kitchen, 4 large bedrooms all w/ensuite baths & walk-in closets.

SPECTACULAR 4+1 BEDRM - Shows like a dream, features oak kitch w/granite counters & back splash, hardwd flrs w/oak staircase, master bedrm w/2 walk in closets & spa style ensuite, professionally finished basement, & landscaped yard w/35x18 ft. 2 tier deck.

WATERFRONT LOT 42.50X149.00 ft.! Build your dream home in trendy Beach Blvd backing onto the Waterfront Trail, fully serviced vacant lot with sewers, water & gas to lot line.

$3,790 per/mth P&I / O.A.C.

$1,917 per/mth P&I / O.A.C.

Call Today 905-575-7700

$1,398 per/mth P&I / O.A.C.

Page 10

The Golfi Team Real Estate Market Watch

July 15, 2013

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July 15, 2013

The Golfi Team Real Estate Market Watch

Page 11

If It Matters, Put It In Your Real Estate Contract When it comes to real estate deals, the devil is in the details.

W

hen it comes to real estate deals, the devil is in the details.

If it’s important to you, get it in writing in the contract, as these questions from readers highlight.

Q: The listing said that the kitchen counters were granite. I found out after moving in that they were ceramic. Can I sue? There was nothing about this written into the contract. a: In every real estate contract there is a standard section called the “Entire Agreement” clause. It says only things expressly stated in the contract in writing are guaranteed. This means that if a clause is not included, it didn’t matter to you.

In this example, the buyer would likely not be able to sue the seller. Many listings contain qualifications that say that buyers must independently verify all information. The lesson is that if there is anything in a listing or ad about a property that is important to you, make sure it finds its way into your agreement.

Q: The seller took the TV bracket when they took the TV and now there is a hole in the wall. The TV was not included in the deal. Does this mean that they could take the bracket as well?

a: While most lawyers will tell you that a bracket screwed into the wall becomes a fixture and cannot be removed, a judge still may look at the intention of the parties. If the seller can show they didn’t intend to make the TV or the bracket a permanent attachment, they may have an argument that they could remove the bracket as well. Since it is not worth going to Small Claims Court to fight over a $150 bracket, it is best to properly include this in your agreement in the first place, to avoid confusion later.

Some agents include a clause to try and make this clearer by saying that “all existing flooring & floor coverings, drapery tracks, ceiling fans & fixtures, built in appliances, bathroom mirror(s), heatingventilating-air conditioning equipment, central vac and accessories and all other items secured by means of nails, screws, plumbing, wiring, ducting and related accessories which are now on the property are to be included in the purchase price except items which are leased or rented and those specifically listed herein.”

The clearer you are, the less likely you will need to go to court later.

Q: I owned one home but sold it over 20 years ago. (If I buy a house now) am I

CROSSWORD PUzzLE (Solution on Page 4)

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still eligible for the Ontario Land Transfer Tax rebate?

average an additional 1 to 2 per cent to your purchase price on closing.

a: No. The rebate, to a maximum of $2,000, is available to first-time home buyers who have never have owned a home anywhere. Your spouse cannot have owned a home while they were married to you. The same eligibility applies for the City of Toronto Land Transfer tax rebate, which is a maximum of $3,725.

Understand the amount of land transfer tax you have to pay before you sign any real estate agreement, as it can add on

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1 Ethiopian capital (5,5) 7 Levy on cars etc (4,3) 8 Loose-fitting shirt or cloak (5) 10 Destiny (4) 11 Side playing at their own ground (4,4) 13 Process of arrival (6) 15 Seafood item (6) 17 Envious emotion (8) 18 Contract (a muscle) (4) 21 Digger for gold or coal, say (5) 22 Thick soft porous cake — attractive person (7) 23 Clumsy person — heavy shoe (10)

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Mark Weisleder is a Toronto real estate lawyer.

Contact him at mark@markweisleder.com

Call Today 905-575-7700

9

6 3 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.

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