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The Accessory Dwelling:
I
The Great “Granny Flat” Debate
n addition to granny, a granny flat can contain some dire pitfalls for a new home owner and anyone involved in the sale of such a unit. It’s one more thing for real estate professionals to be concerned about because the consequences of having an apartment declared illegal can be disastrous to the purchaser, who may seek redress from Realtors, home inspectors or anyone who didn’t issue all the appropriate warnings. Any separate unit with its own cooking, eating, sleeping and sanitary facilities in a detached or semi-detached house or a rowhouse is classified as an “accessory dwelling unit.” It doesn’t matter whether it’s a basement apartment for rent or a unit to accommodate a family member or a nanny. In Ontario it’s been a roller-coaster ride for home owners in recent years. In 1994 the New Democratic government changed the law so that municipalities could no longer ban basement apartments. In May of last year the Conservative government reversed the rules and it’s expected that many cities will once again use zoning controls to block new accessory units in the years ahead. However, stringent fire regulations are now in effect, and any existing apartments that were occupied in November of 1995 year are permitted—as long as they meet the new fire code. There’s also a new registry system, so officials can monitor compliance and new penalties that are stiff enough to take seriously (fines of $25,000 or one year in the slammer!). “I always recommend to the Realtor that he or she disclose whether or not the apartment conforms to the fire code, has been fully inspected and is registered,” says Dave Wall, a professional home inspector in Oshawa, Ontario. “It’s a real mine field for Realtors because under the new rules an illegal apartment is easy to detect and easy to shut down—or costly for the new owner to make quick improvements to keep it operating.” To get a granny flat certified in Ontario requires inspections by the local fire department and by Ontario Hydro and maybe another by the local building inspector. Even if no renovations are needed to meet the fire code, fees alone will set the owner back a few hundred dollars. In all likelihood, according to Wall, renovation will be necessary. “There are four areas under the fire code that
need to be addressed,” he says. “And some of them can be onerous if the apartment was added as an afterthought in a typical home. For instance, ceiling tiles and wood paneling in a basement apartment can run afoul of the fire containment regulations. Both may have to be removed or other steps followed, perhaps even the installation of a sprinkler system.” A professional home inspection cannot certify a self-contained apartment but a knowledgeable inspector can identify the magnitude of renovations necessary to meet the new regulations. He can also be used to alert the prospective purchaser that the unit entails additional responsibility and additional liability. As for what steps a Realtor should take if the home includes a granny flat, notifying the prospective purchaser that it may be subject to stringent regulations is definitely at the top of the list. In Ontario that would seem absolutely necessary to avoid a charge of not disclosing potential problems. In other jurisdictions it might just be conservative to do so but better to err on the side of providing more information than less. Fines and other legal consequences of not meeting the law are just the most obvious problems facing an owner of a unit that is not certified. Having to toss the tenant out is also obvious. But consider that insurance coverage or insurance claims may be denied, mortgages may be denied or nullified, and a tenant that is injured may have grounds for a civil suit. Not all jurisdictions are as tough as Ontario...yet. But a Realtor can meet his or her professional obligations and avoid getting tangled up in a lawsuit just by issuing a caution. And it’s worth doing so, whether the client is a vendor or a purchaser. A self-contained apartment can add real value to a home, particularly if the purchaser wants to have a family member near—but not too near—or if the purchaser requires rental income to offset mortgage payments. Indeed, it’s the very reason some people buy such a property. —Provided by Pillar to Post
November 2000
Worth Checking Out In November 4th—Hobby Christmas Bazaar @ Oakview 4293984 5th—Remembrance Day Ceremony @ the Town Office and the Stars Arena 9th, 11th, 15th, 16th, 18th, 19th—Theatre Performance of “Barefoot in the Park” @ the Oakview 13th—Municipal Election 2000 (get out there and vote!) 18th—Atom Hockey Tournament at the Wasaga Stars Arena 24th—Tree Lighting Ceremony hosted by the Wasaga Beach Chamber of Commerce. Start off the Holiday Season with family and friends at 7:30 p.m. at Beck Square. Come out and sing Christmas carols, have a drink of hot chocolate or hot apple cider and watch the huge Christmas Tree light up! 25th—Wasaga Beach Santa Claus Parade starts @ 1 p.m. at the corner of Dunkerron & 22nd Street & goes to the Oakview. Compiled for happy clients by:
Bruce Johnson Sales Representative
Mary Johnson Assistant
RE/MAX of Wasaga Beach Inc.
1263 Mosley St., Box 490 Wasaga Beach, ON L0L 2P0 email: brumar@simcoe.net www.thehomehunt.com Tel: 705-429-4500
Window on Wasaga Homeowner Service Centre
November 2000
A good realtor keeps you up to date on current market conditions and trends within the area real estate market. This report shows you the number of MLS properties listed and sold in our area recently:
Total Sales Statistics from Oct. 1st, 2000 to Oct. 31st, 2000 By Area
Sales
Average Price
Av. Days on
$1 to $80,000
$80,000 to $100,000$100,000 $120,000
Clearview
16
$149,331
104
1
2
4
4
1
2
2
Collingwood
35
$155,279
84
0
5
6
4
7
12
1
Town of the Blue Mtns
13
$281,988
72
1
1
0
2
0
5
4
Tiny Township
6
$88,583
89
2
2
2
0
0
0
0
Wasaga Beach
21
$146,268
91
3
1
3
6
2
6
0
Frequently Called Numbers Ambulance Office: (705) 429-4655 Arena: 429-3321 By-Law Department: 429-2511 Chamber of Commerce: 429-2247 Fire Department Office: 429-5281 Hydro Office: 429-2517 Library: 429-5481 Municipal Office: 429-3844 O.P.P. (Police): 911 (emergency only) Provincial Park Office: 429-2516 Public Works Department: 429-2540
$120,000$140,000
$140,000- $160,000Over $160,000 $300,000 $300,000
THE “WOW” TRIVIA CONTEST Win A Wednesday Night Dinner For Two at: Goodies Cafe
“Where will this year’s Wasaga Beach Remembrance Day ceremony be held?” Call Bruce at 705-429-4500 to win! Congratulations to last month’s winner: Isaac Baird
OUR SERVICE PLEDGE As product and service providers we are 100% committed to a level of excellence that will make you say “WOW” and keep you coming back. We are aware that if we don’t exceed your expectations the first time and every time, you may be just a “satisfied customer”....and that’s not enough. Our desire is to have you so satisfied as clients that you will make a point of referring us to your friends, family and business associates.
Michelle Reichart 65 Cedar Pointe Dr., Suite 105 Barrie, ON L4N 9R3
CALL 1-800-396-POST
of Wasaga Beach Inc.
Bruce Johnson, Sales Representative 587 River Road West, Suite 8 Wasaga Beach, ON L0L 2P0
BANK 862 Mosley Street Wasaga Beach, ON L0L 2P0
Nottawasaga Chiropractic
Tel: (705) 429-6166 http://www.tdbank.ca/Your Home 24 hours, 7 days a week: 1-800-9TD-BANK WE’RE HERE TO HELP MAKE IT EASIER
BRIAN GREASLEY, B.Sc., LL.B. Barrister and Solicitor 33 Ste. Marie St. P.O. Box 490 Collingwood, ON L9Y 4B2 (705) 445-9300
1263 Mosley St. Riverbend Plaza Wasaga Beach, ON L0L 2P0 (705) 429-5199 Fax: (705) 445-2269
Your Family’s Full Service Lawyer
Dr. Mardi Charlton B. Sc., D.C., Dip. Acu. Chiropractor, Acupuncturist Ph. (705) 429-5073 Fax: (705) 429-8168
TIMLOCK CONSTRUCTION
Al Timlock Box 186 Wasaga Beach, ON Tel: (705) 429-6870 “Building Fine Homes in Wasaga Beach Since 1964”
BROWN’S
MOVING, MAINTENANCE & PROPERTY We do it all for You!
W.D. Redick & Associates Inc.
John Redick
Moving & Storage Yard Maintenance Home & Trailer Washing Odd Jobs Loads of topsoil/gravel
Sales Representative
DAN BROWN: (705) 429-4323 Toll-Free Pager: (416) 550-2960
R.F. Hale Construction Decks Renovations General Carpentry
705-428-5067
47 Ste. Marie St. Collingwood, ON L9Y 3J9 Bus: (705) 445-0301 Fax: (705) 445-1400
587 River Road West Wasaga Beach, ON L0L 2P0 Bus: (705) 429-7600 Fax: (705) 429-7610
NORLITE
Financial Services
YOUR RE/MAX APPROVED MORTGAGE BROKERAGE
DONNA M. MULLEN Residential / Commercial Mortgage Consultant 1226 Mosley Street, Unit #2, Wasaga Beach, Ontario L0L 2P0 DIRECT LINE: (705) 429-5492 Res: (705) 429-3112 Fax: (705) 429-1175
The advertisers herein are owned and operated independently. The Publisher cannot and does not guarantee or assume any liability for the services advertised.
TWO BEACHFRONT LOTS Two picturesque beachfront lots in Wasaga’s west end beach area. Stone breakwall already in place, and water, sewer and gas are all at the lot line. Each lot is beautifully situated and brimming with mature trees, shrubs and perennial flowers. If you’ve ever dreamed of owning a beachfront property, this is your chance! See listing office for encroachment information. Each lot is listed at just $179,900. *Note: If you’ve been tracking the price of beachfront the past few months, you know this is a scarce commodity.
BUILDING LOT AVAILABLE Here’s a lot with water, sewer & gas at the lot line. Partially cleared with a useable garage on it. Vendor will remove mobile home unit currently on property. Quiet street, close to schools, stores and a short walk to the beach. Offered at $29,900. LOT NEAR THE BEACH! You’ve been waiting for this building lot! Super close to the pure sand beach on 27th Street N. Lot measures 68’ x 93’ and has water and sewer connections (locals paid). Lot has some mature trees and is centrally located. Asking $64,900
DEAL OF THE MONTH Well decorated 1,111 sq.ft. home with detached garage in a quiet cul-de-sac. This home offers a full finished basement, 3 bedrooms, 2 baths, ceramic floors, central air, a fully fenced rear yard and a 10’ x 10’ garden shed. Offered at $131,900. Call Bruce today for more information on this beautiful home.
How To Know If You Are Ready To Have Children: THE MESS TEST: Smear peanut butter on the sofa and curtains. Place a fish stick behind the couch and leave it there all summer. THE FEEDING TEST: Obtain a large plastic milk jug. Fill halfway with water. Suspend from the ceiling with a cord. Start the jug swinging. Try to insert spoonfuls of soggy cereal into the mouth of the jug, while pretending to be an airplane. Now dump the contents of the jug on the floor. THE TOY TEST: Obtain a 55 gallon box of Legos (or you may substitute roofing tacks). Have a friend spread them all over the house. Put on a blindfold. Try to walk to the bathroom or kitchen. Do not scream because this would wake a child at night. THE DRESSING TEST: Obtain one large, unhappy, live octopus. Stuff into a small net bag, making sure that all the arms stay inside.
THE GROCERY STORE TEST: Borrow one or two small animals (goats are best) and take them with you as you shop. Always keep them in sight and pay for anything they eat or damage. THE AUTOMOBILE TEST: Forget the BMW and buy a station wagon. Buy a chocolate ice cream cone and put it in the glove compartment. Leave it there. Get a dime. Stick it into the cassette player. Take a family size package of chocolate chip cookies. Mash them into the back seat. Run a garden rake along both sides of the car. There ... perfect. THE PHYSICAL TEST (Men): Go to the nearest drug store. Set your wallet on the counter. Ask the clerk to help himself. Now proceed to the nearest food store. Go to the head office and arrange for your paycheck to be directly deposited to the store. Purchase a newspaper. Go home and read it quietly for the last time.
RE/MAX of Wasaga Beach Inc. Independently Owned and Operated
Bruce Johnson
Sales Representative 1263 Mosley Street, Box 490 Wasaga Beach, ON L0L 2P0 email: brumar@simcoe.net
www.thehomehunt.com
Tel: 705-429-4500
“A MOVING EXPERIENCE”
Published by Bruce Johnson, Sales Representative, RE/MAX of Wasaga Beach Inc. Not intended to solicit properties currently listed.