Inside Collingwood - Blue Mountain, Ontario

CMHC Household Renovations Report

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Sat, 25 Jul 2009 10:07:36 -0500

Do you ever wonder how your own behaviours and expenditures as a home owner stack up to the norm?

According to a report released by the Canada Mortgage and Housing Corporation (CMHC), approximately 1.7 million households across 10 major city centres spent almost $21.3 billion on renovations to their primary residence in 2008. About 35 percent of households spent $1,000 or more on these renovations.

Other highlights from the survey include:

* The most popular reno was painting or wallpapering a room, with 28% of those who renovated stating they had undertaken this type of renovation in 2008. Remodelling a room or installing wall to wall carpeting or hard surface flooring came a close second at 27 percent.

· Of those households who renovated in 2008, about 75% did alterations and improvements to their homes, 46 percent did maintenance and repairs. The survey further noted 19% completed both maintenance and repairs and alterations and improvements in 2008.

· The main reason for renovating given by the renovating respondents was that they wanted to add value, update or to prepare their home for selling. Second most popular was that the dwelling needed to be repaired.

· Renovating to increase energy efficiency was popular in Halifax and Ottawa in 2008.

· The majority of those households who renovated, hired a contractor to do all of the work (39%); while 30% did the work themselves or with help of family/friends and approximately 25% both hired a contract and did some of the work themselves.

· Of the homeowners surveyed across the 10 major centres, an average of $12,600 was spent on renovations, which is down approximately $200 from 2007.

· The survey found that householders living in older homes spend more on renovations. $20,000 on average was spent on renos to home built between 1921-1945, while in newer homes built between 2006-2008 spent around $7,500

· Of the renovating households, 46% stayed on budget with their renovation costs, while 38% went over budget.

· Close to half (46%) of all homeowners included in this survey indicated having an intention to undertake home renos of more than $1,000 in 2009. This is more than the number of households who DID undertake renos in 2008 (35%.)

• The number one method of paying for renovations in 2008 was from savings (almost 75%) as opposed to around 26% using credit cards or lines of credit.

Collingwood Heritage Building To Get New Lease On Life

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Fri, 17 Jul 2009 07:26:40 -0500

I was so excited after reading a news release about the old Tremont Hotel building in downtown Collingwood, Ontario, that it was hard to get to sleep.

As I mentioned in another post on the subject, the Tremont building has sat neglected and abandoned since the town purchased it several years ago with the intention of tearing it down for parking. Since the building is located in the Heritage District and is considered to be an exceptional heritage asset, it would have been a horrible shame. Thankfully, the current council stopped to reconsider that decision and ultimately put out a request for proposals to the public.

Recently, Collingwood council accepted a proposal from local residents, Richard and Anke Lex. Rick is a developer and also the current president of the local chapter of the Architectural Conservancy of Ontario and a noted heritage proponent within the community. Anke is an artist specializing in gorgeous maiolica pottery. The combination of their skills are a perfect fit for a plan that is an exciting model of combined heritage preservation and environmental sustainability.

According to the media release, "The project involves the preservation, restoration and revitalization of an important designated building in the Collingwood Heritage Conservation District and its adaptive reuse to provide commercial opportunities and live/work space for the creative sector. The building will incorporate sustainable and environmental measures along with heritage preservation. Some of the green energy components that the building will feature include solar PV and solar thermal as well as grey water recycling and heat recovery." I think the concept of live/work units is a fantastic approach that is sure to garner significant interest.

For the town, this plan may also solve the other problem residents have expressed about the lack of parking for the new library being built next door. The Lex's have confirmed that their plan allows the Town of Collingwood to retain over three quarters of the property for parking. The Lex's state that work is to commence this summer and that it will include restoration of the building's 1889 façade.

This is a wonderful example of an adaptive reuse of a heritage building that will have new life in a sustainable fashion. Instead of becoming landfill, this landmark building is now destined toill become a jewel in the downtown core.

Building A Swingers Community

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Thu, 09 Jul 2009 16:22:18 -0500

Ha! Got ya with that headline! Read on...

Back in September 2007, I wrote about our foray into the world of real estate investment. Hubby and I purchased a condo in Collingwood, Ontario that we rented to a fantastic family and, we are still very happy with our decision. There's more though. One never knows where things can lead and many things have happened since then.

First, I was elected to the board of directors of the condominium corporation last year. It's been a tremendous learning curve but one I am so glad to have taken on. Having book knowledge of the Condominium Act and all of the inner workings of a corporation is quite different than having practical knowledge as I do now. Our little corporation may in fact be one of the more complex ones in the area for a variety of reasons and has therefore exposed me to a very wide range of issues from how parking is enforced to condo budgets, reserve studies, property maintenance and management.

When the condo development was first built, it had a playground for the children but over the years, it fell into disrepair and ultimately, it all but disappeared. Residents have called for its refurbishment for a long time now but money was an obstacle. This week, all that has changed.

At our last annual meeting, we put forward the idea of establishing a task force of residents to put together a business plan. It was astounding to see almost every single person at the meeting step up and volunteer to be on the committee. For the next two months, they worked together. Our own tenant used his engineering skills to pull together a design. The parents of one of our residents donated a swing set and slide. Other people donated time and equipment for land preparation and, a local company donated tires for edging and playing. Before you know it, we had a very workable plan at a relatively minor cost.

This past week-end, we called for volunteers and the turnout was outstanding. From 8 am to 6 pm, residents, property managers, owners and others worked side by side to build the playground. It was accomplished in a day. There was a BBQ. There was lots of laughter. The kids starting playing before the work was finished. It was an amazing day. More than building a playground, it was building a community.

June 2009 Georgian Triangle Real Estate Market Report

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Fri, 03 Jul 2009 19:04:22 -0500

The June stats are in and there are some pleasant surprises and some very positive news. Look at this chart:

For the third straight month in a row, we saw the number of MLS® listings for the month drop below 2008 levels with 11.6% fewer new listings when compared to June 2008. The BIG NEWS however is this... for the first time in 14 months, the number of sales for the month exceeded the previous year. Yes, for the first time since April, 2008, the number of sales last month exceeded June '08 by a substantial 16%.

June also had the highest number of sales (206) by month since last August. With listings down by 13% over last year and sales up, the tell tale sales-to-listing ratio tells the story of a market quickly returning to balanced market conditions. While the YTD ratio sits at 26.22%, the ratio for the month of June climbed to 39.77%.

Looking strictly at year-to-date (YTD) figures for the first half of this year, the average residential sale price was down about 2.9% compared to the same period as last year however, this is not an indication of actual values. The absence or presence of sales in the high or low ends of the market quickly impacts averages.

As has been the case for many months now, the majority of sales activity has taken place on properties priced below $300,000. Most sales (86) were between $150,000 to $250,000 followed by the 250,000 to 350,000 bracket with 49 sales. There were also 21 sales priced between $350,000 to $500,000. Notably, there were 2 sales over the $1 million dollar mark in June and another 5 sales between $500,000 and $800,000. Most luxury home sales have occurred this year in the last two months suggesting that we are seeing signs of renewed interest or confidence in the upper-tier market.

Looking at individual areas is always interesting. For example, Clearview had a great month with 22 sales reported in June compared to just 7 in the same month a year ago. In Collingwood, sales were on par while they were up in numbers in Grey Highlands, Blue Mountains and Wasaga Beach. Meaford had 4 fewer sales than in June '08. All of these continue to gain strength each month. The 12-month average RESIDENTIAL sale price sat at $273,941 at month's end.

Sales of condominiums held their own again with 24-25 sales in each of the last three months returning to the levels we saw in the summer of 2008. Vacant land sales have risen substantially to monthly levels not seen since the records set in the summer of 2007. Over-all, residential properties on average are selling at 95-95% of their asking price.

Buyers are continuing to voice that they feel we've reached and perhaps passed the bottom of the market and that they feel now is the time to buy. They see the return to competing offers and rising interest rates and express more confidence that prices have bottomed out. Having said that, the properties that sell are generally only those that are well-priced and well presented. Buyers are looking for value and opportunity plus, they still have a great deal of choice with 2130 properties currently available for sale in the Georgian Triangle area.

Note: All data was obtained from the MLS® statistics provided by the Georgian Triangle Real Estate Board.

Uxbridge Real Estate Agent Escapes To Collingwood – Blue Mountain

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Thu, 25 Jun 2009 19:44:55 -0500

One of the things I've enjoyed most about being part of the Active Rain family is connecting with REALTORS® from all over the continent. There's a dynamic, intelligent and caring community of people in our business and, I've always learned or been inspired by the posts I've read.

Two of the people I've had a chance to meet on a couple of occasions now are Kathy Clulow and her hubby Barrie from Uxbridge, Ontario. Last week they made the very good decision (shameless plug alert) to have a mini-vacation in the Collingwood - Blue Mountain area and we were able to get together for lunch. I always learn something from our conversations and very much enjoy the time spent together.

Kathy shared a few photo's with me from their recent trip. The first was taken at Northwinds Beach in Craigleith which is known as the home of board sailing. Timing is everything and here she captured a kite boarder in mid-flight:

The second shot here is a remarkable capture of the Inukshuk at Sunset Point Park in Collingwood at sunset.

Isn't it awesome? As the Collingwood, Blue Mountain and Wasaga Beach areas are vacation paradises, I'm guessing some of you reading this may also visit our area this summer. Consider this your invitation to lunch!

Who represents you in the purchase of a new home?

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Fri, 19 Jun 2009 08:55:43 -0500

Before we go any further, I have a project for you. Log onto Google or your favourite search engine and find out who regulates new homes sales people in Ontario. Specifically, new homes sales people who are not licensed under the Real Estate and Business Brokers Act.

Okay, I know you didn't bother even though I've just spent over an hour doing just that. The answer is: nobody. Of course there is consumer protection legislation that prohibits anyone from providing misleading or false information but, there is no regulation of unlicensed sales people working for a new home builder or developer.

Although there was a heavy lobby proposing licensing and regulation of these folks, the latest Real Estate and Business Brokers Act of 2002, specifically exempted " full-time salaried employees of new home builder or developer who act for or on behalf of his or her employer in respect of property situated in Ontario" from the legislative requirements. Incidentally, there are others exempt such as:

certain assignees, custodians, liquidators, trustees or other persons acting under specific legislation or under the order of any court;
a lawyer who is providing legal services if the trade in real estate is itself a legal service or is incidental to and directly arising out of the legal services;
a person's personal interest in real estate, unless the trade results from an offer of the person to act or a request that the person act in connection with the trade for or on behalf of one of the other parties to the trade; and
a person who trades in real estate solely for the purpose of arranging leases to which the Tenant Protection Act, 1997 applies, such as residential leases.

Now don't get me wrong. Here in the Collingwood area, I have generally found that the in-house developers sales people are very nice people who are hardworking, capable and honest. What bothers me though is that the consumer doesn't always realize or think about who that person is representing. Of course, it's the developer. The other thing that bugs me is that the legislation specifically says the exemption applies only to salaried employees yet I know for a fact that many in our area are paid on commission.

Under current legislation, or should I say the absence of it, there are no requirements for new homes or condos to be sold by licensed salespeople, and, there are no rules governing their conduct comparable to those in place governing licensed real estate salespeople. Licensed sales people are subject to strict regulatory requirements and specific Codes of Ethics that govern things like duty and loyalty to clients, disclosure requirements, insurance, ongoing education and so on. The penalties for non-compliance are severe.

Builder's in-house salespeople who are not licensed sell millions of dollars worth of new homes in Ontario each year with no mandatory education, training, insurance, regulations or supervision of a Broker. If there is no legislation, is there recourse?

People who are licensed in Ontario are referred to as Registrants and regulation is administered and enforced by the Real Estate Council of Ontario (RECO). Under the Act, registrants who work at new home sales sites MUST COMPLY with all of the requirements of the REBBA 2002 just as they would in the course of any other work they do in real estate. In this case, registrants working in new homes sales must:

Disclose that the brokerage/salesperson are registered under REBBA 2002
Explain the types of service/representation available
Document the services that will be provided in a multiple or single representation arrangement
Document the restricted services to buyers choosing to be treated as customers
Obtain written acknowledgement that the above has been explained.

Next time you visit a new home sales office, find out if the sales person is licensed or not. Find out your rights and obligations. Find out if you can bring in a REALTOR® to represent you. If not, be sure to do your own careful research about area property values, reputation, the builder's TARION warranty track record, neighbourhood issues, proposed neighbouring developments and hidden costs or fees. And please, please, please... don't sign anything until you have had a lawyer review the agreement first.

The Truth About Buying A Property Under Power of Sale

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Mon, 18 May 2009 11:57:03 -0500

Real estate buyers have somehow been conditioned to think that buying a property listed under a power of sale arrangement represents an opportunity for a real deal.

I've noticed some REALTORS® capitalizing on this belief by advertising special websites to find out about these listings and, I've seen REALTORS® advertising the power of sale status right in their property ads for a listing. The truth is, it does make the phone ring. But should it?

While there are different remedies a lender can access when there is default on a mortgage loan, the most common one by far in Canada is where lenders exercise their right - that is their power, to sell a property when default has occurred. After following a strict prescribed set of rules about notice to the home owner and other interested parties, lenders can use their power to sell the property. Note, they do not take ownership.

What many buyers don't know is that the homeowner who defaulted is still responsible for any shortfall in the balance of the debt owing. That's right: A lender who sells a property for less than the outstanding debt, may sue the owner of the property for the shortfall.
And here's the rub: The owner of the property may sue the lender if they can prove that the sale was made for less than the value of the property.

So, the lender has an obligation to sell the property for fair market value or, they risk being sued by the homeowner. Unlike the homeowner, the lender does not have emotional discretion or motivation. The lender will have had property appraisals done and this will become the guideline for them as it is justifiable in a court of law. If a property is not then sold for that amount or more in a reasonable period of time, they may begin to slowly reduce the price in small increments until a sale occurs.

For a buyer, this means that while they may feel they got a "deal," chances of this are about the same, or sometimes worse than with an owner sold property.

Beyond price, there are other potential risks or downsides buyers should be aware of. Almost all lenders have their own schedules of terms that must be included in any Agreement of Purchase and Sale. For instance, in no cases will they give any warranties with respect to the condition of the property. Heck, they have usually not even seen it! They can also not include any chattels such as appliances or window coverings that may be present in the property as they have no claim on the ownership of those. They may be there on the closing date or maybe not. The schedule usually also includes something a bit scary for buyers and that is, a right of redemption by the owner. This means that at any time, the owner can bring the mortgage back into good standing in which case the sale is called off. In reality, this very rarely happens as the home owner would have mounting legal costs associated with the power of sale proceedings that they would also need to pay.

In any case, I would always recommend that potential buyers of these properties should speak with their lawyer about the contract. No one else, including a REALTOR®, is qualified to give you legal advice.

There are things that you can do to reduce your risk including have a home inspection, making enquiries with the municipality about outstanding work orders, zoning or pending special assessments, checking health unit records for information about wells and septic systems if it is a rural property, performing a search of title for surveys or other pertinent documents and so on. Your REALTOR® and lawyer should be your partner in this fact-finding mission.

Yet Another Reason to Move To Collingwood – Our World Famous Water

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Sun, 10 May 2009 20:27:26 -0500

When I meet new people who are considering a move to Collingwood and area, I like to give them what I call my "cook's tour." What people see driving through or visiting on vacation merely scratches the surface and never meets the core of what a town is really all about.

On just such a tour last week, I drove my clients past our water treatment plant. They thought this was a rather odd thing for me to show off and then, when I told them that Collingwood had one of the safest and best water supplies in the world, I saw them snicker to one another. I'm sure they were thinking that I was in full sales pitch mode. But then I explained.

Collingwood's Water Works was established way back in 1889 and later became a public utility in 1912. With our water supply coming from Georgian Bay, our old water treatment plants was basically comprised of a settlement process and chemical disinfection prior to pumping in to our water distribution system. That system worked for a very long time and likely because Georgian Bay is known to contain some of the purest water in the world.

Nonetheless, water borne parasites are endemic and in 1996, the town was gripped by an illness called cryptosporidium believed to potentially originate in water. The leaders of the day didn't want to take any chances and so a decision was made to build a state-of-the-art water treatment facility which was completed in 1998.

This plant uses ZeeWeed® membrane technology from a company called Zenon which utilizes ultra filtration methods to process the raw water without the use of chemicals for coagulation. Today, our Water Treatment Plant is the International training centre for Zenon Membrane water treatment facilities. To date, over 1500 people from cities around the world have visited our plant to look at the ZeeWeed® technology.

In the most recent Ministry of Environment inspection that examined every aspect o the water filtration plant and system, Collingwood scored a perfect 100 per cent. While I would hope every system in Ontario would need to meet a 100% score, the reality is that only about 200 of 710 water systems in Ontario receive a perfect score. That's only about 28% and that scares the heck out of me!

So, now you might understand why I like to show off our water treatment plant. And yes, we do have one of the best and safest water supplies in the world. Yet another reason to move to Collingwood!

Another Collingwood Heritage Building At Risk

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Sun, 03 May 2009 13:25:22 -0500

Nothing fires up debate in our fair town of Collingwood better than a plan to tear down a heritage building. Every time the issue arises, entrenched camps form with flaring tempers, passionate appeals and political hand wringing. There have often been lines drawn in the sand: tear it down or, fix it and leave it. Neither seems right to me.

In the last few years, the issue has come up over and over again as the town struggles with the impact of enormous growth pressures. Many of the properties are public assets such as old schools and the question of maintenance, restoration falls to municipal shoulders.

Some people look at an old building and see an unsafe, derelict and ugly structure that is better torn down and replaced by something more modern and functional. Others see a piece of our cultural heritage that tells the story of our people and our town. Both sides can agree that when it's gone, it's gone forever.

One such property under threat at present is the old Connaught school on Napier Street which is also known as the Contact Centre or Collingwood Fitness Centre. This town owned structure is one of the last turn-of-the-century institutional buildings left and it features architecture that is never duplicated today. But it's more than that. If the walls could talk, it would peal with the laughter of children who arrived by horse and buggy rather than by bus. It would speak of foreboding teachers who comforted and protected children during two world wars and the great depression.

As a town owned fitness centre, this building has deteriorated due to a lack of maintenance and likely from the effects of humidity related to the indoor therapeutic pool. It has not been remotely self-sufficient and is heavily subsidized by tax dollars for the relatively few people who make use of the facility. On the other hand, it is an important public asset and there is a plan under foot to replace it with a more modern facility in a different location. Bu then what happens to the building?

The Collingwood heritage committee is looking at developing a statement of cultural heritage value for the property; potentially a first step in having it designated as a heritage site. I can see the battle lines being drawn already.

I am firmly on the side of protecting our heritage assets and believe that there are ways to satisfy all parties. Creative adaptive re-uses can be found for our heritage buildings that preserve and renew the structures at the same time giving them new life and new use. Let's hope everyone is starting to think about options for this building; not drawing firm lines in the sand.

What To Do When You Can’t Pay Your Mortgage Anymore

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Sun, 26 Apr 2009 11:11:45 -0500

This is one of those uncomfortable topics that most people prefer not to talk about but the reality is that it happens. Job loss, illness or other life events can suddenly interfere with the ability to pay a mortgage and it happens to the nicest people.

If times are tough at the moment and you are struggling to pay the bills because of a change in your life circumstances, there are things you can do and try that you may not be aware of.

First, consider talking over the situation with a trusted friend, family member or advisor to get some perspective. Sometimes they have an idea or an insight you may not have considered. Maybe a part-time job would help or cutting back on expenses or selling an asset other than your home.

Secondly, look into credit and budget counselling. This type of service is offered by community agencies at low or no charge and is totally confidential. (Beware that there are businesses you might NOT want to deal with and I'd recommend you look at this site to find a reputable service.) Do this at the first sign of trouble so they can help you deal with the monetary issues before they get totally out of control. Often counsellors are able to assist you to consolidate your debts and, they may be able to negotiate with creditors for special or reduced payment terms.

When it comes to your mortgage, believe it when I say that the bank does not want to own your house nor do they want to sell it. They want to recover their investment plain and simple. So, make an appointment with your lender to discuss what options you might have such as restructuring the mortgage to reduce your monthly payments or even defer some at a critical time. This is also the time to learn about the banks options. For example, they could require that the property be sold through a process commonly known as "Power of Sale" but again, this is not what they want to do and it is an option of last resort.

If your mortgage is ensured with either Canada Mortgage and Housing or with Genworth, you might be surprised to know that they too are able to assist in this area. The Genworth website has a "Homeowner Assistance Evaluator" where you can go and complete a brief and anonymous questionnaire. At the end, they will suggest some solutions that may be available to you such as moving your arrears onto your principal owing, increasing your amortization thereby reducing your monthly payment, deferring payments in temporary situations or even arranging partial payments to get over a hump. CMHC offers much of the same according to their site so, if you have an insured mortgage (meaning you put down less than 20-25% of the purchase price when you purchased the home), then these are options to explore.

If you have tried everything else possible, then you have two options of last resort. One is to make a consumer proposal to your creditors surrounding repayment terms of your debts and the second, is to declare bankruptcy. In either case, you need to visit with a bankruptcy trustee who will assist you through the process.

When money worries start to pile up, they become all consuming and overwhelming. Know that you are not alone and help is available. No matter what, you will survive and the sun will rise again tomorrow. What you need now is to reach out and get help in arranging a plan that will deal with the issues at hand. All you need to do is make that first call.

It's Almost Like Renovating For Free!

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Sat, 18 Apr 2009 06:28:57 -0500

As reported in a previous post, we recently had a Home Energy Audit performed on our own 22 year old, brick bungalow. Although it ranked very well with respect to our over-all energy efficiency, there are still things we can do to make it better and in this post, I'd like to review some of the grants available to assist homeowners with their retrofits.

After having the audit, you have 18 months to complete the recommended work after which time, the auditor will come back to re-assess your home. In our case, we have a few areas to concentrate on:

1. Improve our attic insulation up to an R50 value
2. Seal air leaks predominantly behind outlets and around pipes
3. Replace two of our toilets
4. Replace two windows

I estimate that our costs will be roughly as follows:
1. Attic Insulation: $800 (DIY style)
2. Air Sealing: $60
3. 2 new toilets $400
4. 2 new windows $800
TOTAL $2060.00

If we do this recommended work, the rebates (combined Federal and Provincial) we will be eligible for include:
1. Attic Insulation: $600
2. Air Sealing: $300 (plus a possible bonus of $150 if we exceed targets)
3. Replace 2 toilets $200 ($100 each)
4. 2 new windows $120
TOTAL $1220.00

So in terms of the bottom line, our net investment in these improvements will be under $850.00. But wait... We can also claim these under the new Home Renovation Tax Credit reducing our net outlay by up to a further 15%. Not bad! On top of that, I calculate that these changes will reduce our home operating costs by about $250-$300.00 annually.

We'll make our home more comfortable, improve our home's resale value, save on energy bills AND help to have a cleaner environment. Gosh, is there any reason NOT to do this?

There are many other rebates available that I have not listed here but our local Environment Network website has a complete list of the consolidated Federal and Provincial grants available.

I'll keep you posted on our own progress as this evolves. So far, we've purchased outlet and door gaskets and insulating foam at a total cost of $67.00 which should lead to a $300.00 rebate for this step of air sealing. Hubby did the gaskets, caulking and foaming for the whole house in under three hours. Not bad. It took another 30 minutes to clean the range vent and dryer vent which now close properley again. gosh, I feel warmer already!

You, yes YOU Should Have a Home Energy Audit

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Sun, 12 Apr 2009 08:52:42 -0500

The house that my hubby and I live in is just over 20 years old. It was well built and you wouldn't think there would be much value to having an energy audit done. Think again.

Since talking to people a lot about things like ecoEnergy rebates, the pending Home Energy Rating Act and about becoming a certified Green Broker, I've found that public awareness and sadly interest, is still very low about green real estate initiatives. Almost daily, I find myself telling people about the opportunities available. Even in the general real estate community, few REALTORS® seem to be aware of these types of things although that is quickly changing with the proposed new Green Energy Act on the horizon.

This week, we had our audit done and I thought it may be helpful to share our own process with you.

First, we went online to the Collingwood based, Environment Network website and filled out a request for an audit. Within 24 hours, we got a call and an appointment was arranged within days. The price is $300.00 plus GST however, the government will automatically refund $150.00 to us after the audit is done.

Yesterday, Jeff, the auditor arrived and started by doing a walk about the outside of the house taking notes, measurements and pictures. Then he came inside and toured the house looking at things like our toilets, windows, heating/cooling mechanicals and an attic inspection. All the while, Jeff was most pleasant in explaining to us what he was looking for and he was very patient in answering our questions as we went along.

Next came the really fun part. Jeff set up a contraption at the front door which created an air lock through which he placed a large blower fan. This was connected to a computer and controller device of some sort so that a blower test could be performed. Basically what it does is create a depressurized state in the house which causes air leaks to be easily revealed. Jeff explained to us that the combined effect of multiple little air leaks could be the equivalent to having a big hole in your wall directly to the outside.

While the blower was working, we then walked around the entire house and looked for drafts around things like electrical outlets on outside walks, the range hood fan, dryer vents, window and door frames, baseboards and so on. Our energy rated windows performed well but we did find some air leaks around doors that could easily be fixed with new gaskets. We were amazed to feel the air blowing back in through hhod fan and laundry vents - they had never been cleaned outside and were no longer closing properly. Places where vents headed outside or too the attic left some real drafty holes and a quick correction with foam spray should solve those problem areas. Our attic is well insulated but with the passage of time and the recognition of higher standards, Jeff explained to us that we could blow in lots of extra insulation to bring it up to an R50 value for a very reasonable cost.

One of the things we had not thought about was phantom energy. Today, when we turn off appliances, battery chargers, TV's or computers, the little lights are still drawing currents that add up around the house to several dollars of electrical usage that would be the equivalent to leaving several lights on 24/7 all year round. By simply plugging these into a power bar and shutting that off at night, we could reduce our energy consumption painlessly.

In Collingwood, every drop of water we use is meterered and then sewer fees are tied to that. Jeff pointed out that two of our toilets were 13L tanks instead of the more efficient 6L tanks readily available on the market today. By changing those, we could reduce our water consumption by 7L every single time we flush and that would certainly add up over time. He also suggested we consider investing in or renting one of the new tankless hot water heaters that only heat water as needed rather than 24 hours a day, 365 days a year.

In the end, our house rated above average for energy efficiency but yet there is much we can do to improve.

Jeff gave us a kit that explained all of the things we could do. It also included a questionnaire that could assist us further in improving our energy efficiency by looking at newer energy rated appliances, how we use our furnace and ceiling fans, energy efficient lighting choices and so on.

But the best part was reviewing the ecoEnergy grants available to us. I'll review that in the next post.

See Stars In Blue Mountain and Collingwood!

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Sun, 29 Mar 2009 10:47:53 -0500

One of my clients sent me the most beautiful picture a few weeks ago and I'd like to share it with you.

These folks immigrated to Canada from the U.K. in order to improve their quality of life. They bought a lovely rural property on the Niagara Escarpment just south of Collingwood in the stunning, Pretty River Valley. Now, they take the time to smell the roses so to speak and, they notice things others may take for granted.

Case in point: on a walk down their country road one night a few weeks ago, they took this picture which looks north from their home toward Georgian Bay. You can clearly see the yellow glow of lights over Collingwood and the white hues over the night ski runs at Blue Mountain.

Of course, you can't help but notice the stars.

My client wanted to take the same picture last night during Earth Hour but alas, it was too cloudy and he couldn't get a shot. I wonder what it may have looked like. I know that our neighbourhood was 70% dark. How about yours?

What Should Collingwood Live Like in the Future?

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Sat, 21 Mar 2009 08:44:27 -0500

Our daily lives are dramatically impacted by the liveability of the community we live in. Access to transit, our civic spaces, community amenities and the form of new development around us impact us the way building heights, trees and sidewalks more obviously do.

The Town of Collingwood is undertaking the development of an Urban Design Standards. Not guidelines but, actual and enforceable standards. They will direct the way new commercial, industrial, and multi-unit development will look and function in Collingwood.

According to a presentation made to council in December, the purpose of the Project is to develop urban design standards that will:

1. direct new development that is guided by the community's Official Plan, Council policy,
various policy documents and past community participation processes;
2. improve livability within the community;
3. ensure a high quality of design and function within, and adjacent to, new commercial
industrial, and multi-unit residential development;
4. reduce environmental impacts associated with new commercial, industrial, and multi-unit
residential development; and,
5. streamline the development application review process by providing clear and easily understood direction on urban design.

These have all been significant topics of interest in Collingwood over the last few years as the pace of growth has eclipsed anything we've seen before. People worry about traffic, trees, pollution and parking. We argue passionately in this town about signage, about environmental impacts, about preserving heritage and about aesthetics. People want liveable spaces that have a small town feel but urban amenities and most of all, locals don't want to look like "Anytown, Canada."

All of these issues and dozens more are being visited in the development of the new standards. Community Planner, Robert Voigt is the lead on this project and as part of his consultative process, he has put up an excellent blog I would encourage everyone to read and react to. There is a link on the left side of the page under "Documents" with his December 1, 2008 presentation to council. It's well worth it to click on that click and have a look at the dozens of photo's on the last many pages showing examples of what we have and what is possible.

As the original chairperson of Collingwood's Vision 2020 project, I'm excited about the way Robert thinks and hope his ideas will gather storm and support.

Welcome to 18 Pyatt Ave in Charming Thornbury, Ontario

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Sun, 08 Mar 2009 16:10:09 -0500

Have you ever been to Blue Mountain? Is so, then hopefully you've visited the enchanting little town of Thornbury along the way. If not, do yourself a favour and pay a visit soon.

It's a scenic and delightful town that sits on the shores of Georgian Bay with the Beaver River running through town. In the summer, flower displays line the streets and in winter you might find horse drawn carriages or ice sculptures. The downtown is an eclectic mix of quaint shops, cafes, a bakery and galleries that offer one of a kind or indulgent treats it a most wonderful atmosphere.

Thornbury has become increasingly popular with young families who know about the terrific reputation of the local elementary school and who enjoy being able to stroll safely to the library, shops, harbour and community centre. Retirees are loving the town for the same reason and now, seasonal residents are

discovering the new Raven golf course at Lora Bay and the excellent harbour all just minutes away from the slopes at Blue.

I've just listed a delightful, 12 year old home in an area of predominantly newer and higher-end home making this a very desirable neighbourhood in which to live.

If you are considering a move to Thornbury, then have a look at the website for this home. Thanks for visiting!

February 2009 Georgian Triangle Real Estate Market Report

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Wed, 04 Mar 2009 11:06:05 -0600

The local real estate market for Collingwood, Blue Mountain and surrounding areas showed some minor improvement over the past month compared to the previous 3 months. Overall, sales YTD are still well below last year by about 50% in the number of unit sales.

Following Januarys pattern, it was again interesting and slightly surprising to see that the number of new listings for the month was lower than in the previous year. Typically, we expect to see an increase in listings during recessionary periods however, this decrease may signal general stability among homeowners not having to sell.

The following information was obtained from the MLS® statistics provided by the Georgian Triangle Real Estate Board. The first number is for February 2009 with January 2009 results in brackets:

Total Number of Sales in all areas reported: 79 (46)
Total # of Listings in all areas reported: 382 (437)
# Active Listings as of end of February: 1799

Single Family Residential Only
(Data is limited to Collingwood, Clearview, Grey Highlands, Meaford, Blue Mountains and Wasaga Beach areas only):

# Single Family Residential Sales: 51 (25)
12 month average Sale Price: $285,069 ($290,483)
YTD Sales-to-Listings Ratio: 18% (12%)

Other Sales
# Condo Sales: 12 (8 )
# Farms Sold: 0 (1)
# Vacant Land Sold: 5 (0)
# Commercial Sold: 5 (0)

Points To Note:

The number of new listings YTD is down 1% over this time last year
The number of new listings in February is down 5% compared to the same month last year
There were 72% more properties sold in February compared to January but the total sales for the month were still 43% below 2008 levels.
The most active price range continues to be from $150,000 - $249,9000 with 44 sales compared to 24 in January (versus 63 in 2008)
There were 7 sales in the $300,000 - $350,000 price band compared to 2 in January
There were 6 sales over $500,000 compared to 4 in January

Many of you may have read the scathing Macleans magazine article last week suggesting that real estate prices could drop by as much as 20%! I have to make a comment on that. They quoted their source as being the Teranet - National Bank House Price Index. Within 24 hours, we had written statements from both these organizations denying that they ever stated such a thing. Be careful what you read and believe!

On that note, the Teranet-National Bank House Price Index is an interesting and likely accurate view of house values as they use a "repeat sales methodology" whereby they compare the sale prices of properties that have sold more than once in a given period of time. They have just released their February report which includes year end data for 2008. You might be surprised to read the results (versus what was stated in Macleans magazine): "Canadian home prices in December were down 0.6% from a year earlier, according to the Teranet-National Bank National Composite House Price Index^TM. " Yes, that's less than 1%. The Index monitors just 6 major markets and there are regional variations in housing prices for 2008: Vancouver (-1.5%) and Toronto (-0.6%) showed 12-month deflation for the first time, joining Calgary (-7.6%), where 12-month deflation prevailed throughout the second half of 2008. Meanwhile, December prices were up from a year earlier in Montreal (5.4%), Halifax (4.6%) and Ottawa (4.2%).

Test Your Mortgage Knowledge

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Mon, 02 Mar 2009 15:18:25 -0600

Could you pass a short quiz about mortgage basics? Most people can't which is a bit frightening when you consider how many of them carry a mortgage that likely represents the biggest portion of their financial portfolio.

In the recent federal budget, there is a proposal to start a financial literacy task force this spring. Their job will be to make recommendations to finance minister Jim Flaherty on how best to equip Canadians to make more responsible financial decisions.

As Flaherty said in a speech last May, "We are graduating people who can design and build complex buildings and bridges, but cannot effectively manage their personal finances."

One of the companies that insures high-ratio mortgages in Canada has put an interesting little quiz up on their website. In a report last December, Genworth said that only 25 per cent of those surveyed correctly answered more than 7 out of 10 questions in the'mortgage quiz', and less than one per cent of respondents answered all 10 questions correctly. Take the quiz. How did you do?

P.S. I'm relieved to report that I got a perfect score which it says qualifies me as an expert. Whew.

Is Anyone Else Upset With OREA?

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Mon, 02 Mar 2009 15:14:16 -0600

I was sorely disappointed to see OREA's position actively lobbying against the new Green energy Act and in particular, the mandatory audits. Personally I think it's a needed and overdue step. There are many facets to this discussion and so i won't launch into them just yet as I'm more interested to know how other REALTORS® are reacting and what they are doing about it. Does anyone care?

Why, Oh Why Didn't Your House Sell?

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Sun, 22 Feb 2009 16:21:07 -0600

Today, we present another guest post written by my ever-so-talented assistant, Chris. (She sure writes better than I do!) It was precipitated by showing her the picture below of a laneway of a chalet in Blue Mountain that I tried to show. The four foot icy snowbank was a show stopper. How can you sell a house you can't even get into?

Here, just a few more dead honest reasons why maybe your house didn't sell:

1. This is a ski area, we know. People also like to snow-shoe around here. Buyers, however, do not come to a showing expecting to have to use their snowboard, skis or snow-shoes to get into your home for a showing. FIRST IMPRESSIONS MATTER-get that walkway shoveled. If you don't, please make sure your liability insurance is up-to-date.

2. Although your 36 year old son's kindergarten drawings may be of great interest to you, most buyers would prefer not to see them during a showing at your house: DECLUTTER

3. To you and yours, your home is priceless, just like in one of those Credit Card commercials, but to prospective buyers, being 25% overpriced just isn't just the seller adding in some negotiating-wiggle room - it's sheer madness: PRICE YOUR HOUSE RIGHT FOR THIS MARKET!

4. Speaking of the market, about 1 in 3 houses are selling. Guess what - that puts buyers in the driver's seat, not sellers. Do everything you can to attract buyers, because IT'S A BUYER'S MARKET! You can be part of the 70% of listings which are for sale or you can be part of the 30% that are sold. Which appeals to you?

5. There is a lot of information about everything on the internet. There are a lot of people you know who think they know everything about real estate. Knowledge is a great thing, but a LITTLE knowledge is a DANGEROUS thing. Even though your aunt's second cousin's sister is a mortgage broker in Calgary and she thinks you should be listing your Blue Mountain chalet for $600,000 when your home is probably more realistically worth $350,000, this might not be good advice for you to follow. Your local REALTORS® have experience in the local market and can provide you with some appropriate guidance. This is one of those cases when it may make more sense to LISTEN TO YOUR REALTOR® instead of your mother, brother, neighbour, uncle, bar tender, dentist...

6. There is an old adage, "cleanliness is next to godliness." Well, you may think that toast bits on the carpet, greasy finger prints on the wallpaper, beads circa 1970 hanging in front of a cupboard where a door should be and dog poop on the walkway are not a big deal, but to most buyers, they are. TIDY up, CLEAN up, and TOUCH up. Modernize where you can.

7. Lenders of mortgage money are tightening up their criteria for approving people for financing. If you're lucky enough to receive an offer on your listed home, work with it seriously. Don't let your ego get in the way. PREAPPROVED BUYERS - we like them... we like them very, very much!

8. Smoking. If you're a smoker, you are most likely in denial about the smell of smoke. It's on the walls and in the air. Many people have an allergy to smoke and won't even go into a house with a strong smoke smell. Combat the effects of smoking on a listed property by not smoking in the house. Wash down all the walls with TSP or put on a fresh coat of paint. Febreze® is a good air freshener to help mask the smell of smoke. A fresh dish of pot-pourri can help as well. Clean your ashtrays out, too, before a showing - they smell and are unsightly.

You Get The Keys To Your Home As Soon as the Deal Is Closed

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Thu, 19 Feb 2009 22:18:21 -0600

I could write a book about closing day stories. Some that were perfect, some that were funny and some that were nightmares.

I remember one situation where my buyer clients called me up at about 6:00 pm on the closing day saying, "Marg, we're in the driveway with our moving truck and it would appear someone is in the house watching TV." I went over right away and sure enough, the elderly couple who sold the house were relaxing in front of their TV set after having just enjoyed a nice dinner. It would appear that they got the closing date mixed up by a full week and obviously, their own agent was not keeping in touch with them very well.

Of course every home buyer wants to know when they will get the keys and, our home sellers always ask by what time they should be out of the house. I let people know that as soon as the deal closes, meaning that the lawyers have exchanged funds and registered the deed, then the buyer is entitled to vacant possession of the property.

Last year, Toronto real estate lawyer Bob Aaron wrote a good column on this very topic in the Toronto Star in which he reinforces the point that the sellers belongings must be gone at the point the keys are handed over. He cites case law to support that position and describes a case where the sellers had to pay costs to a buyer who was delayed in getting into their home because the sellers had not vacated on time.

I've had this very scenario happen a handful of times and most often, it is reasonably pleasant as everyone tries to accommodate each others plans. Sometimes, and even often, time IS of the essence to the buyer. I suggest that sellers pack up the night before except for a last minute kit and then book their movers for first thing in the morning at perhaps 7 or 7:30 am. If they are moving themselves, get the truck loaded the night before. For buyers, be careful about booking a mover who charges by the hour because you cannot control what time you'll get into the new house.

The most important point is that the REALTORS® should be communicating with their clients and with each other before the closing date to make sure everyone has a plan and that there will be no surprises on the closing date.

It's much nicer to get flowers or a bottle of champagne instead of a call from an angry lawyer.

Why Waiting To Buy A Home Could Cost You Thousands

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Tue, 10 Feb 2009 14:16:54 -0600

Back about 18 months ago, I can clearly remember thinking that things would change in the real estate market. Fast sales, multiple offers, interest rates, home prices... they'd all change. After twenty years in the business, I've seen enough changing cycles of the market to know that nothing ever lasts.

18 months ago, buyers here in the Collingwood - Blue Mountain area were often frustrated because they had little time to think. When a suitable home came on the market, it would often sell before they could arrange to see it or before they could make an offer. They were often in competition with other eager home buyers and, they were anxious about getting into the market during a time of rising prices. If I had said, "Don't worry. Soon prices will soften, you'll be in a buyers market and you'll get a better interest rate," they would have called me crazy.

Well that day has arrived and buyers are in the drivers seat.
And...
... they've disappeared onto the sidelines. Waiting. The question is, waiting for what?

The most common reason I hear for buyers delaying a buying decision is fear. They are afraid that prices will depress further and that whatever they buy today may be worth less tomorrow. This is a valid concern but only to a point. There are many factors buyers should consider and one of the most important ones is interest rates.

Right now, interest rates are at an almost historic low. Here is a chart setting out the Bank of Canada overnight lending rate for the last decade:

The reason interest rates are so important is that they determine the bottom line of what is actually going out of your pocket each month in hard earned dollars. An increase of just 1 or 2 percentage points in the interest rate can wipe out thousands of dollars in equity over a mortgage term. Here's an idea. Go and visit a mortgage calculator site such as this one and play around with various purchase prices and interest rates. Take a look at the interest based over the mortgage term and see what just 1 or 2% will do to your bottom line.

In addition, the federal and provincial governments are currently offering all kinds of incentives for home buyers ranging from closing cost rebates for first time buyers to renovation and ecoEnergy grants for homeowners.

For many people, now really is a good time to buy and for others, it may be better to wait and see. A REALTOR® can help you determine the right options for you and you alone.

When it’s time to buy or sell real estate in the Collingwood, Blue Mountain or Georgian Triangle area, contact Marg, an experienced and competent Broker who’s ready whenever you are!

Georgian Triangle Real Estate Market Report: January 2009

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Thu, 05 Feb 2009 16:26:05 -0600

The local real estate market followed national trends by posting the lowest number of monthly sales in over a decade. The 46 sales reported in the Georgian Triangle last month represents a drop of 59% over January, 2008 and is lower than December 2008's 53 sales.

One interesting and slightly surprising trend is that, for the first time since March, 2008, the number of new listings for the month was lower than in the previous year. For the fourth month in a row, there was a tiny uptick in consumer confidence being reported and, the North American governments have both passed stimulus budgets this month. Could it be that potential sellers are hanging on expecting some improvements this spring?

The following information was obtained from the MLS® statistics provided by the Georgian Triangle Real Estate Board. The first number is for January 2009 with January 2008 results in brackets:

Total Number of Sales in all areas reported: 46 (111)
Total # of Listings in all areas reported: 437 (454 )
# Active Listings as of January 31: 1714

Single Family Residential Only
(Data is limited to Collingwood, Clearview, Grey Highlands, Meaford, Blue Mountains and Wasaga Beach areas only):

# of Sales: 25 (69 )
Average Sale Price: $290,483 ($312,779 )
Sales-to-Listings Ratio: 12% (33% )
# Condo Sales: 8 (19 )
# Farms Sold: 1
# Vacant Land Sold: 0
# Commercial Sold: 0

In a nutshell: It's a tough time to sell but it's a great time to buy. Limited competition, lots of choice, a buyers market and most of all - low interest rates!

What's The Difference Between a Cottage And a Chalet?

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Tue, 03 Feb 2009 12:10:54 -0600

A few weeks ago, I learned a lesson in the obvious. It was a lesson about how easily we can sometimes take things forgranted.

While showing properties in Blue Mountain to some buyers who were here from Asia, one of them asked me what the difference was between a cottage and a chalet. It seems that in our discussions and in her research about Ontario real estate, the two terms came up at different times and she was curious.

It got me thinking about how I intrinsically just know the difference but it was challenging to explain in a way that made sense when I said it out loud. So, since then I did a little homework on Google and interestingly, the terms have different usages in different parts of the world.

Generally speaking, Webster's Dictionary defines a chalet as "A wooden dwelling with a sloping roof and widely overhanging eaves, common in Switzerland and other Alpine regions." In our part of Ontario, we typically refer to any mountain-oriented, recreational homes as chalets. For example, a stucco dwelling used for vacations and week-ends would typically be called a chalet around here. I've even heard many people refer to their condominium as their chalet.

In Canada, the term "cottage" usually refers to a vacation or summer home, often located near a body of water. However, according to a reference on Wiki, this type of property is more commonly called a "cabin" in Western Canada, Newfoundland and Labrador, a "chalet" in Quebec, and a camp in Northern Ontario, New Brunswick and in some northern US states. Here in the Collingwood area, people tend to call a waterfront, vacation home a cottage. A small and humble rural property might be referred to as a cabin.

"I'm going to the chalet this week-end to do some skiing" or, "We're going to the cottage this summer" are phrases you'll hear often. Very generally, the location and seasonal use will dictate the default term used.

When you think about it, it's not a wonder that someone who grew up outside of Ontario may become confused about these terms. Either way, they are very nice to have!

Wasaga Beach and Collingwood Posted Real Estate Price Gains in 2008

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Sun, 01 Feb 2009 19:23:40 -0600

Although it's now February, people are still asking about prices in our various neighbourhoods in the Georgian Triangle. So, in the spirit of wrapping up the 2008 statistics, here is a chart showing the change in the average sale prices between 2007 and 2008 by area:

Please do remember that average sale prices can be skewed significantly by a few really high or low sales so they are not necessarily a fair representation of prices however, they do show the general trends by area.

Interestingly but not surprisingly, both Collingwood and Wasaga Beach registered an increase in values; even when I tried eliminating sales under $100,000 and over $1 million. More rural areas such as Grey Highlands and Clearview showed the greatest declines.

Right now, we sure are seeing buyers being very reluctant to jump in despite great prices and mortgage rates. Consumer confidence is not high but I have noticed a real uptick in showing activity of late.

Looking For a Real Estate Agent in Collingwood – Blue Mountain? (Hopefully Not As Dull As It Sounds)

Marg Scheben-Edey - Collingwood, Ontario (RE/MAX four seasons realty limited) — Sat, 31 Jan 2009 12:01:23 -0600

We interrupt his blog to bring you a little shameless self-promotion.

First, let us say that we love most of our fellow REALTORS® around here. They are a good bunch. But this is not about them (sorry guys and gals).

For a few years now, we've been working hard to keep you in-the-know about everything to do with Collingwood and Blue Mountain real estate or otherwise. We've gone on ad nauseam about why you should use a REALTOR®.

Now, we present to you more reasons why you should use us, Marg and Chris, as your REALTORS® of choice in the Collingwood and Blue Mountain area.

1. Professionally speaking, we have more than 35 years of real estate business experience under our stylish, but tasteful belts.

2. We're not one-trick ponies: we've both enjoyed other careers in social work, banking, exporting, manufacturing, investments, administration and health.

3. We do our homework: we read, we listen, we absorb, we go to class, we research and we share. Oh, and we save everything!

4. We've been through recessions, downturns, being laid off or having quit; been turned down, and we've been approved; we've seen success, and worried about failure, invested and lost, and invested and won!

5. We google, oodle, twitter, blog, text, feed and kijiji. Can you digg it?

6. We're chatty in many languages: English, German, a little French, a little Spanish, pig-Latin and lots of Real-Estate-Lingo are spoken in our office.

7. We've lived to tell the tale... between us, we've lived through marriage, separation, divorce, being single; being a Mom, a Dad, a sister, an aunt and a cousin, being gifted, acting stupid; being jilted, being broke, sending kids to college and university; losing parents and close family members, losing on the stock market, having accidents in cars and in our pants, being embarrassed and being proud, yelled too much, yelled too little, praised when we shouldn't have, gained weight, lost weight, survived heart attacks and breast surgery and loved with all of our hearts (which are located deep inside our bodies.)

What we're trying to say is, we've been through a lot between the two of us, so we can commiserate, empathize, sympathize and help, whenever you need our advice or expertise. No matter what the event, it's very likely that we've been there too, so you don't have to feel alone when you're dealing with life's ups and downs.

Nuff said.

When it’s time to buy or sell real estate in the Collingwood, Blue Mountain or Georgian Triangle area, contact Marg, an experienced and competent Broker who’s ready whenever you are!