John Lavin's (jlavin) Blog

Mississauga Townhouses at 3150 Erin Centre Blvd Mississauga Ontario

Mon, 02 Jan 2012 08:42:12 -0800

These Daniels built Mississauga Townhouses at 3150 Erin Centre Blvd are located between Winston Churchill Blvd and Tenth Line just north of Eglinton Avenue and consists of 3 & 4 bedroom 2 -storey units with single car garages. Walk-out basements and gas fireplaces are also featured. Guest parking is also available on site. This Churchill Meadows neighborhood has exploded with a variety of new home choices in the past 6 years. Erin Town Centre shopping mall is very close as well as a choice of big box stores and smaller neighborhood centres. The Erin Mills Community Centre and Library are a short walk away. Transportation choices include Hwy 403 and Hwy 407 and Mississauga Transit 12 units in the complex have sold as of December 2011 ranging in price from $332,500 to $369,900. Monthly Maintenance fees include Building Insurance, Parking and Common Elements and range from $174.00 to $181.00 per month. 3150 Erin Centre Blvd falls into the public school boundry zone for Oscar Peterson Public School Erin Centre Middle School Stephen Lewis Secondary School For other Mississauga schools check the Peel District Public School Board. Check Mississauga School Rankings here. For Catholic schools 3150 Erin Centre Blvd is located in the boundry zone for St. Bernard of Clairvaux Catholic Elementary School St. Joan of Arc Catholic Secondary School St. Sebastian Catholic Elementary School For other Catholic schools information the link for the Dufferin-Peel Catholic District School Board can be accessed here. Check Mississauga School Rankings here. Visit this link to find Mississauga Townhouses for sale. John Lavin is a full time realtor with 26 years experience helping buyers and sellers of Toronto and Mississauga real estate. For more information on Mississauga Townhouses visit www.mississaugatownhouses.co

Mississauga Townhouses at 7190 Atwood Lane

Thu, 22 Dec 2011 06:06:50 -0800

The Mississauga townhouses of 7190 Atwood Lane are very conveniently situated at Derry Road & Erin Mills Parkway and consist of 100 - 2 & 3 storey units. These Daniels built townhouses do back onto a rail track however this track is owned by Orangeville Rail and is only used for scenic tours and is not a mass transit line with constant train traffic. Access to Highway 401 is close by, along with Go Transit, Meadowvale Shopping Centre and for pleasant afternoon walks a conservation area is minutes away. Within walking distance of this complex is a small neighbourhood mall with a large drug store and a variety of other specailty type stores. A short distance to the west sits a larger mall with a variety of restaurants and coffee shops. Mississauga's Square One shopping mall with over 350 stores lies to the south about 15 minutes by car. Highway 401 provides access to other parts of Mississauga as well as Oakville to the West and Toronto to the East. 9 units in the complex have sold as of December 2011 ranging in price from $301,786 to $327,000. Maintenance fees include Building Insurance, Parking and Commom Elements and range from $195.00 to $213.00 per month. 7190 Atwood Lane falls into the public school boundry of Levi Creek Public School Check for other Mississauga Schools at the Peel District Public School Board. For Catholic schools 7190 Atwood Lane is located in the school boundry zones forSt. Barbara Elementary School and St. Marcellinus Secondary School. For other Catholic schools information the link for the Dufferin-Peel Catholic District School Board can be eccessed here. Visit this link to find Mississauga Townhouses for sale. John Lavin is a full time realtor with 26 years experience helping buyers and sellers of Toronto and Mississauga real estate. For more information on Mississauga Townhouses visit www.mississaugatownhouses.co

Mississauga Townhouses at 80 Acorn Place

Tue, 20 Dec 2011 08:36:24 -0800

These Mississauga townhouses are located at Hurontario & Hwy 403 consisting of 235 - 3 storey 2 & 3 bedroom townhouse units, a few with rare double car garages. Within walking distance of this complex is a mall with a large grocery store surrounded by a variety of other specailty type stores, restaurants, coffee shops and services. Mississauga's Square One shopping mall with over 350 stores lies just minutes away south of Highway 403. The Living Arts Centre, City Hall, the new YMCA, the central bus station and GO transit can all be accessed from the Square One area. Highway 403 provides access to other parts of Mississauga as well as Oakville to the West and Toronto to the East. As of December 2011 15 units in the complex have sold ranging in price from $318,000 to $385,000. Several of them were able to achieve higher selling prices than their asking price. 80 Acorn Place falls into the school disticts of Bristol Road Middle School and Cooksville Creek Public School for the Peel District Public School Board. For Catholic schools 80 Acorn Place is located in Ward 4 for the Dufferin-Peel Caholic District School Board and you will find a link to your choice of schools here. Visit this link to find Mississauga Townhouses for sale. John Lavin is a full time realtor with 26 years experience helping buyers and sellers of Toronto and Mississauga real estate. For more information on Mississauga Townhouses visit www.mississaugatownhouses.co

Need Help Finding the Right Type of Home for You?

Mon, 09 May 2011 10:13:58 -0700

As a first time buyer you may be having some difficulty deciding on the type of home you should buy. Will it be one of the many detached or semi-detached homes for sale in Toronto. Maybe you should be looking at Mississauga Condos for sale or perhaps Mississauga Townhouses are best suited to your lifestyle. Take a few minutes here to think about your particular lifestyle and preferences in home ownership. Take the survey below and see what type of home suits you What kind of lifestyle do you have? a) Demanding job with long hours, entertain friends in free time b) Homebody - Like to do things around the house c) Have a job but expecting first child. What kind of neighbourhood do you prefer?a) Hustle and bustle, close to restaurants bars and gymsb) Don't want to be far from the city but would like access to parksc) Quiet neighbourhood away from traffic and noiseHow do you travel to worka) Walk or take public transitb) Bike in good weather, drive in bad weatherc) By carIs parking important to you?a) Not at all, do not own a carb) Thinking about buying a carc) Parking space is a must haveDo you want a garden or yard?a) Not important to meb) A small one would be nicec) Backyard is must haveHow many bedrooms do you need?a) Twob) Three - one for an officec) Need more than threeHow many bathrooms do you require?a) Twob) one on each floorc) An ensuite would be niceAre you handy?a) Definitely notb) They call me Mr/Ms Handyc) Somewhat but don't want fixer upper To find out which type of home suits your needs from the results of the survey visit this page. After 26 years of helping buyers with their real estate needs it never fails to amaze me how first time buyers start out knowing exactly what they want and end up buying something completely different.The above survey while not completely definitive will help point you in the right direction. John Lavin is a full time realtor with 26 years experience helping buyers and sellers of homes, condominiums and investment properties in Mississauga and Toronto. If you are looking for homes for sale in Toronto or Mississauga Condos for Sale why not put my 26 years of experience to work for you.

Mississauga Neighborhoods – How to Choose the Right One for You

Mon, 07 Feb 2011 17:54:07 -0800

The first step in search for a new home is choosing the which neighborhood to live in. So how do you choose the right Mississauga Neighbourhood for you? The type and size of home you are looking for, as well as your budget will, to a certain degree determine which Mississauga Neighborhoods will be candidates for your attention. However some other factors you may wish to consider are as follows: Transit Mississauga was to begin with primarily a bedroom community for the City of Toronto and while it has grown beyond that role to a large degree, a great many people commute to Toronto on a daily basis. If you find yourself in this category easy access to highways may be important to you. The GO transit system is a convenient and popular mode of transportation for people travelling to Toronto daily. There are several GO stations located throughout Mississauga and perhaps a Mississauga Neighbourhood close to one these would be ideal for you. Mississauga Transit system also has scheduled buses, some of them express service that will take you to the Toronto subway system. Schools If you have school age children Mississauga Public Schools or Mississauga Catholic Schools along with their ratings will be important information for you to research in a Mississauga Neighborhood. Crime Rates Unfortunately criminal elements in society need to live somewhere also. Statistical information from your local police station will let you know if any of these elements are at work in the Mississauga Neighborhoods you are considering. A drive around the neighborhoods in Mississauga should reveal signs such as vandalism, graffiti and an overly abundant number of alarm systems suggesting that neighborhood may be one you would rather avoid. Amenities Decide what amenities you would like to have close by. Would you like to walk to the grocery store instead of driving? Would you like your children to be able to walk to school safely unaccompanied when they are old enough? Is proximity to parks and walking trails important to you? Would you like a quiet neighborhood or one full of hustle and bustle? Would you like to live in an established neighborhood or a new development? Future Developments A quick trip to City Hall will let you know if there are any future developments planned for your chosen Mississauga Neighborhood. Development can and very often will bring changes to a neighborhood, a good example of which is increased traffic. If you discover that future development is in store for your chosen neighborhood you will need to decide if you can live with any changes that may happen as a result. Property Values Have the values of property in the neighborhoods you are considering been increasing and at what rate? What are the expectations of future property values? Your buyers agent should be able to help you with these questions Property Taxes Unfortunately with home ownership come property taxes. What are the property taxes and how much have they increased over the last 5 years? How much are they expected to increase over the next 5 years? You will need to determine if the rate of property taxes fit your budget. Maintenance Fees If your decision is to buy a Mississauga Condominium or one of the many Mississauga Townhouses for sale you will want to check the level of increases in the monthly maintenance fees and any possible future increases. This may sound like a daunting task however when all your research is done and you have settled into your new home you can enjoy your Mississauga Neighborhood. John Lavin is a full time realtor with 25 years experience helping buyers and sellers of homes, condominiums and investment properties in Mississauga and Toronto, Oakville on & Brampton. If you are planning on buying or selling real estate please visit www.john-lavin.com

How to Choose a Mississauga Townhouse that is right for you

Tue, 04 Jan 2011 09:30:59 -0800

If you are a first time buyer with a family chances are you are leaning towards buying one of the many Mississauga Townhouses available for sale. With a wide selection of Mississauga Townhouses how do you choose one that is right for you? Before you rush out and buy the first Mississauga Townhouse that you see there are some steps you want to consider. Affordability As a first time buyer affordability is something that is probably uppermost in your mind. Make sure you get pre-approved for a mortgage before you look at any Mississauga Townhouses. Buyers Agent An experienced full time buyers real estate agent is someone you should hire from the outset. Besides being able to help you with the above mortgage pre-approval they will or should have a host of valuable information that would take you endless hours of research. The best part of using your own experienced full time buyers agent is that it does not cost you one penny. That's right, not one penny. The agents fee is paid by the seller. Although the agents fee is paid by the seller they owe all fiduciary duty to you and must work with your best interests in mind. Costs of Buying a Mississauga Townhouse As a first time buyer of Mississauga Townhouses you will need a minimum of 5% down payment which will allow to get an insured mortgage. With 20% down payment you will not need an insured mortgage. There are however other costs you will need to budget for on the closing date of your new town home. There is an Ontario Provincial Land Transfer Tax, a portion of which is rebated to you as a first time buyer, up to a purchase price of $250,000. As well there are legal fees, home inspection fees, appraisal costs, home insurance and title insurance. A general overview of these costs with your buyers agent will prevent any nasty surprises on the closing date of your Mississauga Townhouse. Location, Location, Location You have more than likely heard it many times before, location, location, location is the most important part of a real estate purchase. But what does that mean to you? If proximity to your place of work or access to transit in order to get to work is important you will need to look at Mississauga Townhouses within a reasonable distance of those. The same consideration for schools should also be taken into account as well as shopping facilities, entertainment and alternative transit choices. Home Inspection Once you have seen a good selection of Mississauga Townhouses and have decided on one that best suits your needs, be sure to insert a conditional home inspection clause in your offer. If your buyers agent is experienced and is really looking out for your best interests they will automatically include a home inspection clause. In all likelihood the one you choose will be a Mississauga Condominium Townhouse. Do not let yourself be persuaded to forgo the home inspection simply because the condominium corporation will be responsible for all the major items of repair. There could be interior issues which are the responsibility of the owner and could end up in your lap without a home inspection to give you the ability to renegotiate any such deficient item. In place of a regular visual home inspection I would recommend a thermal imaging home inspection which through the use of an infra red camera reveal hidden issues you may want to renegotiate with the seller. Buying your first Mississauga Townhouse may seem like a daunting task but if you approach it methodically and with the above points in mind you will enjoy your new townhouse for years to come. John Lavin is a full time realtor with 25 years experience helping buyers and sellers of homes, condominiums and investment properties in Mississauga and Toronto.If you are looking for Mississauga Townhouses why not put my 25 years of experience to work for you.

Ugly Real Estate Story Demonstrates the Importance of a Home Inspection

Mon, 03 Jan 2011 03:11:22 -0800

Recently a very ugly real estate story demonstrated the importance of a home inspection when buying houses for sale in Toronto or Mississauga real estate for sale. After several months of searching for a home and a few disappointments along the way a young couple found what they thought was their dream home. An offer conditional upon a home inspection was arrived at after some negotiation. Since the house was only 6 years old everyone including the sellers expected the home inspection to be merely a formality revealing no major deficiencies. Big surprises for all were to follow! The inspection started on the exterior with no major problems found. Moving to the interior things started to unravel slowly but steadily. Meter readings in the house revealed higher than normal humidity levels in the house. It was discovered that a part had been removed from the humidifier attached to the furnace resulting in it running constantly. Further inspection in the basement led to the discovery of hooks screwed into the ceiling beams. This looked innocent enough but the quantity of hooks led to some head shaking as to what may have hung on them. A hole punched in the wall under the circuit breaker box along with a water hook up in an unusual place led to suspicions that the house may have been used for the growth of illegal drugs. A fertilizer stain was uncovered by a weak attempt to try to hide it by partially painting the floor with grey paint. Further evidence was found where a metal flange had been removed and a secondary exhaust created and run up through a main floor closet to a second floor bedroom closet and up to the attic. Inspection of the attic found mould above the spot where the secondary exhaust had been. Although the house did not appear on any law enforcement list as being a grow-op house it was the strong opinion of the home inspector that illegal drugs had been manufactured in the house at some point. While there was definitely mould in the attic there were no visible signs of it in the basement. This is where a thermal imaging home inspection would have been invaluable. Using an infra red camera a thermal imaging inspection would have revealed the presence of mould or spores if they were in fact there. The buyers naturally decided to walk away from the home. The sellers, a nice couple with 3 young children who did not fit the stereotype of drug dealers were shocked and dismayed. Dismayed because they were the original owners of the house and of course swore no knowledge of these events. Looking back to when they purchased the house from the builder, they had been unable to close on time because they had not yet sold the previous house they lived in. The builder offered to delay the closing if they agreed to allow renting the house for a 6-9 month period giving them time to sell their previous home. The speculation is that during this rental period the house was used for illegal drug growth. The buyers are happy that their investment in a home inspection likely saved saved them thousands of future dollars and certainly a great deal of headache. So the next time you are being pressured to delete the home inspection clause or are tempted to not include one for fear of losing the house......think again. If you feel disappointed remember this ugly real estate story. You'll soon get over it. John Lavin is a full time realtor with 25 years experience helping buyers and sellers of homes, condominiums and investment properties in Mississauga and Toronto.If you are looking for Toronto Condominium Listings or Mississauga Condos For Sale why not put my 25 years of experience to work for you.

A Different Outlook for Real Estate in 2011

Sat, 01 Jan 2011 09:08:52 -0800

Today is the first day that the first of the Baby Boomers in the U S will turn 65. Every day for the next 19 years 10,000 more will join them. The Baby Boomers are of course that great bulge in the population that were born between 1946 and 1965. In Canada the bulge started a year later in 1947. Some say this is due to Canadians being less frisky than their American counterparts, however the official reason is slower repatriation of troops after World War 2.There has been much comment and speculation on what this will mean to a great many things such as pensions and health care but not much that I am aware of on what effect this will have on the real estate market.The exception to that is David Foot, the author of "Boom, Bust & Echo". In his best selling book he predicts that as Baby Boomers reach the age of 65 more of them will be placing their big homes on the market and downsizing.What does this mean for the real estate market? The birth rate in Canada dropped significantly after 1966, the last year of the Baby Boomers. So today and in the foreseeable future there will be fewer workers than retirees.In the 1980's there were 5 workers for every retiree. That number is expected to fall to 2 workers for every retiree by 2031. That means for the next 19 years or so the number of potential buyers for those big homes is going to be less and less as the waves of Baby Boomers reach 65 and beyond. Not all Baby Boomers will of course place their big houses on the market, some will choose to stay. But it is reasonable to assume that enough of them will to increase the supply dramatically.And we also know that the number of buyers for those big houses will be fewer.According to the law of supply and demand if you have an increase in supply and a decrease in the demand prices inevitably have to fall.Food for thought if you are reaching this stage in your life and are thinking it may be time to join other Toronto MLS Listings or Homes for Sale in Mississauga What do you think? John Lavin is a full time realtor with 25 years experience helping buyers and sellers of homes, condominiums and investment properties in Mississauga and Toronto.If you are looking for Toronto Condominium Listings or Mississauga Condos For Sale why not put my 25 years of experience to work for you.

RBC predicts period of stability in Canada's housing market next year

Wed, 01 Dec 2010 02:33:46 -0800

The Royal Bank of Canada seems to be taking the opposite view of high profile financial commentator Garth Turner who predicts nothing but doom, gloom and disaster for the Canadian Real Estate market. Who do you think is right? Canada's largest bank is predicting a period of stability in the housing market next year as rising mortgage rates are offset by improvements in the job market and household income.Read More

Mississauga Catholic Schools Information and Rankings

Mon, 29 Nov 2010 15:36:40 -0800

As you search for the perfect Mississauga Homes for Sale or Mississauga Townhouses and if you have school age children the question of what Catholic schools are available and their rankings will be uppermost in your mind. Mississauga Catholic schools are part of the Peel Dufferin Catholic District School Board and below you will find a link to Catholic schools in Missisauga along with a link to their Ratings if one exists. Here you will find Mississauga Catholic schools Information and Rankings John Lavin is a full time realtor with 25 years experience helping buyers and sellers of homes, condominiums and investment properties in Mississauga and Toronto. If you are looking for Toronto Condominium Listings or Mississauga Condos for Sale why not put my 25 years of experience to work for you.

Mississauga Public Schools Information and Rankings

Thu, 18 Nov 2010 09:28:56 -0800

When searching for Mississauga Townhouses or Mississauga Condos for Sale if you have children or planning a family in the future the question of schools in Mississauga will inevitably come to mind. Mississauga public schools are part of the Peel District School Board and you must live within the board designated boundaries in order for your child to attend a particular school. Below you will find a link to schools in Missisauga along with a link to their Ranking if one exists. For Mississauga Schools Information and Rankings Click Here John Lavin is a full time realtor with 25 years experience helping buyers and sellers of homes, condominiums and investment properties in Mississauga and Toronto. If you are looking for Toronto Condominium Listings or Mississauga Condos for Sale why not put my 25 years of experience to work for you.

Stark Contrasts in old and new Bangkok

Mon, 15 Nov 2010 12:55:50 -0800

Bangkok - A beautiful city of stark contrasts These structures are opposite each other on the Chao Phraya River that runs through Bangkok and empties into the Gulf of Thailand. The Old The New These photos were taken by John Lavin and cannot be copied or reproduced without permission. John Lavin is a full time realtor with 25 years experience helping buyers and sellers of homes, condominiums and investment properties in Mississauga and Toronto.If you are looking for Toronto Condominium Listings or Mississauga Townhouses why not put my 25 years of experience to work for you.

New Toronto Condominium VIP Night NXT2

Mon, 15 Nov 2010 06:41:00 -0800

Only 3 more days to register You won't want to miss this once in a life time opportunity We are looking forward to seeing you this Thursday evening! It is important that you arrive early as we will begin priority registration at 7pm sharp. This is your chance to get in early and invest in Toronto's New Waterfront Community at VIP prices 10% Down & Live Free for 1 Year* Perfect for first time buyers! Positive cash flows! Do not delay. Register today as this event is guaranteed to fill to capacity. Triple "A" Real Estate in Toronto's New Waterfront neighborhood Glittering panoramic views of the lake and the city Just steps from the streetcars, busses, Gardiner Expressway, Lake Shore Blvd, and famous Sunny Side Beach. This maybe Toronto best investment secret. Toronto's Hottest New Waterfront Address at VIP Prices The Penthouses at Sunnyside Beach in Toronto with One Bedroom suites starting at $199,900 A Striking 35-Storey Showcase Of Steel And Glass With Wrap Around Balconies, Featuring A Two-Storey Lobby With A 24-Hour Concierge, Organically Landscaped, With A Spectacular Glass Walkway, Exquisite Water Garden And Courtyard, Indoor and Outdoor Pools. All Common Areas Furnished by Fendi CasaOnly 1 out of 2 Buildings in North America It's a 6 Star Condo with Million Dollar Views! 7PM Sharp Thursday November 18th, 2010 One Night Only Priority Registration NXT Sales Centre Valet Parking To Register, Reply to the email above or contact me directly. Register Here John LavinSales RepresentativeRe/Max Ultimate Realty Inc. Brokerage1739 Bayview Ave Direct 416-712-2895 I look forward to seeing you all at the seminar. *Details Available from your sales person or broker If you are looking for Toronto Condominium Listings or Mississauga Townhouses why not put my 25 years of experience to work for you. Stop by my site at http://www.john-lavin.com/ and get to know me.

Townhouses – Where did they Originate?

Sun, 14 Nov 2010 08:27:39 -0800

Ever wonder where townhouses originated? We have all more than likely seen images such as the one above of the Royal Circle of Townhouse located in Bath, England. They were essentially row houses built primarily in London, United Kingdom as the "in town" residence of the wealthy and aristocratic.Most of the wealthy of that day lived in country estates but needed a city home when visiting for business or the social season. Unlike Mississauga Townhouses the row townhouses of London were opulent, grand and massive in size built to house large families along with their entourage of servants. They were usually built on smaller lots with square footage divided between 3-4 floors. Grand staircases ascended to rooms with high ceilings and decorative mouldings. Today many of these townhouses have been converted into multiple apartments or "flats" as they known in the United Kingdom. Mississauga Townhouses of recent have normally been marketed to first time home buyers although some luxury townhouses have found a demand from empty nesters not wanting the hi rise condominium lifestyle. Several categories of Mississauga townhouses are available, the most sought after being: a) Mississauga Condominium townhouses b) Freehold Mississauga townhouses Mississauga Condominium townhouses This type of townhouse is very popular with first time home buyers as they are usually affordable and provide a stepping stone into home ownership. Condominium owners have title to their own unit while sharing the ownership, upkeep and responsibility for the rest of the property such as the gardens, recreational facilities and parking areas which make up the condo corporation. The attraction to this type of townhouse is that all outside maintenance as well snow removal and landscaping chores are performed by a condominium corporation, however there is a monthly maintenance fee to cover these services.Freehold Mississauga townhouses These types of townhouses look and feel like condominium townhouses but differ in that each unit is individually owned along with the land it sits on.There are no monthly maintenance fees with this type of ownership although in recent years some freehold townhouses have a condo aspect attached to them in the form of shared roads in and out of the complex. Search for Mississauga Townhouses Here John Lavin is a full time realtor with 25 years experience helping buyers and sellers of homes, condominiums and investment properties in Mississauga and Toronto.If you are looking for Mississauga Townhouses why not put my 25 years of experience to work for you.

New Toronto Condominium Listings VIP Night

Sat, 13 Nov 2010 11:19:12 -0800

New Toronto Condominium VIP Pricing One Night Only Triple "A" Real Estate in Toronto's New Waterfront neighborhoodGlittering panoramic views of the lake and the city Just steps from the streetcars, busses, Gardiner Expressway, Lake Shore Blvd, and famous Sunny Side Beach. This maybe Toronto best investment secret.Toronto's Hottest New Waterfront Address at VIP PricesThe Penthouses at Sunnyside Beach in Toronto withOne Bedroom suites starting at $199,900A Striking 35-Storey Showcase Of Steel And Glass With Wrap Around Balconies, Featuring A Two-Storey Lobby With A 24-Hour Concierge, Organically Landscaped, With A Spectacular Glass Walkway, Exquisite Water Garden And Courtyard, Indoor and Outdoor Pools.All Common Areas Furnished by Fendi Casa Only 1 out of 2 Buildings in North AmericaIt's a 6 Star Condo with Million Dollar Views!This is your chance to get in early and invest in Toronto's New Waterfront Community at VIP prices10% Down & Live Free for 1 Year*Perfect for first time buyers! Positive cash flows! Do not delay. Register today as this event is guaranteed to fill to capacity. 7PM Sharp Thursday November 18th, 2010 One Night Only Priority Registration Valet Parking To Reserve a seat Register Here *Details Available from your sales person or broker John Lavin is a full time realtor with 25 years experience helping buyers and sellers of homes, condominiums and investment properties in Mississauga and Toronto. If you are looking for Toronto Condominium Listings or Mississauga Condos for Sale why not put my 25 years of experience to work for you.

Homes for Sale in Mississauga Sell Faster When De-cluttered

Mon, 30 Aug 2010 23:40:52 -0700

Homes for Sale in Mississauga Sell Faster When De-clutteredYou have decided that your house in Mississauga has come to its useful end and now it is time to sell.Wondering if you need to make any improvements in order to get top dollar, you call in 3 Mississauga real estate agents for their opinion. Aside from telling you the same story about placing your home on the MLS system and advertising in the local newspaper, 2 of them don't have much else to suggest.The third one however tells you he will not start marketing the property until you have de-cluttered the whole house.You are caught off guard at this response and become a little defensive. You promise the agent that your Mississauga home will be neat, tidy and clean for buyers to come through.But that is not what the agent is talking about.You and your family have spent many happy years in this Mississauga house evidenced by the many family photos, kids sporting trophies, awards and general nick knacks around the house.It is perfectly normal for you to feel attached to the home you have lived in for many years but if you have decided to move on then you will need to let go of those emotions, for a short time at least.If you are going to have difficulty letting go, ask the agent to go around the house with you and make suggestions.Take notes as you along and don't be upset when the agent tells you to remove all those magnets and post-it notes from the fridge.Potential buyers of Mississauga homes are not interested in your family's dental appointments.And don't be offended when your Mississauga real estate agent suggests removing all family photos.In fact your house should display none of the trappings of your family's life there.After you have de-cluttered your real estate agent may suggest removing some items of furniture in order to make the place appear larger.Buyers want to see that your house has the space that they need to clutter it up with their own belongings.Some are unable to look beyond your stuff and see theirs in its place.It's hard, I know to let go of these attachments to your Mississauga home but you can take comfort in the knowledge that you will be rewarded after the sale, when receiving your cheque on the closing day.When you have de-cluttered you house and possibly removed some furniture do not store these in the basement or garage if they are going to take up most of that space.Consider off-site storage facilities or a friend's garage.Follow this advice when listing your Mississauga Homes for Sale and you will not only reap a larger financial reward but will also sell it faster. John Lavin is a Toronto Realtor with 25 years of experience in Toronto and Mississauga real estate market. If you are looking for Mississauga Homes for Sale or Mississauga Condos For Sale why not put my 25 years of experience to work for you. Stop by my site at www.john-lavin.com and get to know me

How Does a Condominium Building Enforce Its No-Smoking Restrictions?

Thu, 19 Aug 2010 02:34:59 -0700

How Does a Condominium Building Enforce Its No-Smoking Restrictions? A Toronto Condo building or a Mississauga Condo building that has successfully adopted a no-smoking restriction in individual units needs to be able to enforce this policy. If there are no complaints does Condo Corporation have to enforce no-smoking Policy? If no one is complaining of exposure to second hand smoke, does the Condo corporation need or have to enforce its no-smoking policy? Yes, a Toronto Condo or Mississauga Condo has a duty to enforce the condo declaration, by-laws and rules regardless of a lack of complaints from owners. They cannot however treat smoking as a nuisance under any nuisance rule in the absence of any owner complaints and use that rule to enforce the no-smoking policy. How does a Condo Corporation Enforce a No-Smoking Policy? The Ontario Condominium act 1998 states that every declaration shall be deemed to contain a provision that the corporation and the owners agree to submit any disagreement with respect to the declaration, by-laws or rules to mediation and arbitration. The mediator will attempt to settle the matter between the parties but failure to do so will result in the disagreement being sent to binding arbitration under the Arbitration Act 1991. Any decision reached by the arbitrator and not complied with by the parties can be enforced by the courts. If the mediation and arbitration process fails, an owner or a corporation may apply to the Superior Court of Justice for an order to enforce any provision of the declaration, by-laws, rules or the Condominium Act. Can an Owner be Forced to Sell for Non-Compliance? Could a unit owner be forced to sell their unit for not complying with a no-smoking restriction in individual units? Yes, precedents do exist in Ontario law that requires a unit owner to sell their unit for non- compliance of a court order or ignoring condo rules. John Lavin is a full time realtor with 25 years experience helping buyers and sellers of homes, condominiums and investment properties in Mississauga and Toronto. If you are looking for Toronto Condominium Listings or Mississauga Condos for Sale why not put my 25 years of experience to work for you.

Is it Possible for a Toronto Condo Building to be Smoke Free?

Tue, 17 Aug 2010 03:40:51 -0700

Is it possible for a condominium building to be smoke free in Ontario, Canada? Yes it is, however I personally do not know of any Toronto Condo buildings or Mississauga Condo buildings that are smoke free. Smoking is and continues to be a contentious issue. The issue of second hand smoke infiltrating other units in a Toronto Condo building or a Mississauga Condo building is of concern to many condo buyers in the marketplace. How Can a Condo Building Become Smoke Free? For a Toronto Condo building or a Mississauga Condo building to establish no-smoking restrictions in private units they could so in any of the following ways: •a) The Declaration of the Condo Corporation •b) The By-Laws of the Condo Corporation •c) The Rules of the Condo Corporation Let's examine each one for the possibilities: •a) The Declaration This is equivalent to a Condo Corporations constitution and specifies restrictions and or conditions regarding the occupancy and use of the units and common elements as set out in the Ontario Condominium Act 1998. A change or amendment to the declaration requires that 80% of individual owners vote in favour. This is probably the most permanent as it would require the same 80% vote to reverse it. •b) The By-Laws The Board of Directors of a Condo Corporation establishes a set of by-laws to deal with management and corporate governance issues. To be included in the by-laws a no-smoking restriction in individual units would require approval by a majority of condo owners. c) The Rules The board of Directors is also allowed through the Ontario Condominium Act 1998 to make rules regarding the use of individual units as well as the common elements. These rules usually cover the safety and security of the owners and the property of the corporation. They also prevent unreasonable interference with the use and enjoyment of individual units as well as the assets of the Condo Corporation. Rules made by a Board of Directors become effective 30 days after notifying the unit owners unless owners require a meeting of owners at which they can amend or repeal the new rule.This is the least likely route to be permanent in the case of no smoking restrictions in individual units. How do you find out if a Condo Building is Smoke Free? How do you as a Toronto or Mississauga Condo buyer find out if a building is smoke free? In Ontario every offer to purchase a condominium requires a clause conditional upon delivery to the buyer of a Status Certificate. The status Certificate contains the Declaration, the By-Laws and the Rules of the Condo Corporation as well as up-to-date financial documents. Close examination of these documents by you and your real estate lawyer will reveal whether there are any no-smoking restrictions in place. John Lavin is a full time realtor with 25 years experience helping buyers and sellers of homes, condominiums and investment properties in Mississauga and Toronto. If you are looking for Toronto Condominium Listings or Mississauga Condos for Sale why not put my 25 years of experience to work for you.

First Time Home and Condo buyers Costs in Mississauga ON

Fri, 13 Aug 2010 10:18:41 -0700

Buying your first house or condominium can be a confusing as well as exciting experience. As a first time Mississauga home or condo buyer there are costs which you should be aware of before you sign on the dotted line of the agreement of purchase and sale. However there are also government incentives available to you as a first time home buyer. It is my hope to familiarize you with these costs and incentives on this page. To begin let's talk about costs of buying. Do I Have To Pay My Agent A Commission When you hire your own Buyers Agent this will not cost you one cent. The seller of the home you eventually purchase will pay the agents commission. In fact your Buyers Agent will not only not cost you any money but will more than likely save you some money if he/she is doing their job properly. Land Transfer Tax Unlike Toronto Condo and home buyers, Mississauga Condo and home buyers pay only the Provincial Government Land Transfer Tax. There is no City of Mississauga land transfer tax to be paid. Land Transfer Tax is a tax set up by the Provincial Government of Ontario and is paid by the buyer in every real estate transaction in Ontario. This would ordinarily be your largest expense in a home purchase, however as a first time Mississauga home or condo buyer you will be eligible for a rebate of up to $2000.00, an amount payable on a purchase price of $227,500.00. Any amount above this would be subject to the tax according to the rates as follows: up to $55,000 X 0.5% $55,000 to $250,000 X 1% $250,000 to $400,000 X 1.5% $400,000 and up 2% Home Inspection Whether you are buying new or resale you should budget for a home inspector to inspect the property and give you a full written report so that you don't have any big surprise expenses in the first couple of years. A home inspection will cost you between $300 and $350. Legal Fees You will need a lawyer to close the sale and register the deed and mortgage on the closing day. There are many real estate lawyers to choose from and their fees range from $1000 to $1500. If you do not know any real estate lawyers let me know and I will give you a couple of names to choose from. Adjustments on Closing Day The seller of the home you buy may have prepaid the property taxes or in the case of a condo the monthly maintenance fees beyond the date set for closing the sale. If so you will have to reimburse them on a pro rated basis. Home Insurance You will need to arrange home insurance on your new home before the closing date and provide proof to your lawyer which he/she will pass along to the Bank or Trust Company providing your mortgage. They will not advance funds necessary to pay off the seller without home insurance.This should be approximately $400 to $500. Title Insurance Sometimes problems or defects with the title to a property can happen and they are forgotten or neglected. Title Insurance insures you against the expense of having to fix these problems after the sale has closed. It will also safeguard against mortgage fraud. It does not cover every situation and your lawyer is the best person to explain these potential circumstances to you. Title Insurance for a typical home is in the area of $200 plus taxes. Survey This is important when you buying a house rather than a condominium. Most agents these days tend to dismiss the absence of a survey by telling you Title Insurance will cover any problems.........NOT TRUE. Title Insurance does not cover all potential problems. If the seller does not have an existing survey a new one will cost in the region of $1000. Sometimes this can be negotiated to be split between the buyer and the seller. If your Buyers Agent is really good he may be able to have the seller absorb the full cost. I have done this in the past. Moving Expenses This one is a personal decision as to whether you hire professional movers or rent a truck, get your friends and buy a case of beer and a couple of pizzas. John Lavin is a Toronto Realtor with 25 years of experience in Toronto and Mississauga real estate market. If you are looking for Mississauga Homes for Sale or Mississauga Condos For Sale why not put my 25 years of experience to work for you. Stop by my site at www.john-lavin.com and get to know me.

Toronto Schools Admission and Registration

Wed, 11 Aug 2010 09:28:21 -0700

To Quote a popular TV ad " It's the most wonderful Time of the Year" for most parents. Toronto Schools Admission and Registration Every child living in Toronto can attend a Toronto District School Board school. You can register anytime during the school year. You can register directly at your neighbourhood school by bringing the following: ·Proof of age of the child (such as a birth certificate or passport) ·Proof of home address (such as a utility bill showing name and address) •Proof of custody (where applicable) Children not born in Canada who are living in Toronto without Canadian immigration status can also attend TDSB schools without payment of admission fees. Any document which verifies the student's legal name, date of birth, home address, custody papers where applicable, and date of entry to Canada ( required for ESL funding purposes), is acceptable for TDSB school registration. A passport ( travel document) may be used to verify the student's name, date of birth and date of entry to Canada, in the absence of an immigration document or birth certificate. Where there is no official document to verify the required information, the TDSB accepts written signed letters of confirmation of the student's information from lawyers, notary publics, medical doctors, or other persons of recognized standing in the Toronto community. Some schools may require that you schedule an appointment to register. Find your Toronto Elementary School Find Your Toronto Intermediate School Find Your Toronto Secondary school For junior and senior kindergarten programs John Lavin is a full time realtor with 25 years' experience helping buyers and sellers of homes, condominiums and investment properties in Mississauga and Toronto. If you are in the market for a Toronto Home or Condo please visit www.john-lavin.com

5 Deadly Mistakes First Time Buyers of Toronto Condominium Listings Make

Mon, 09 Aug 2010 08:19:00 -0700

The day comes when you get tired of paying rent to someone else and you decide it's time you owned your own place. Being a first time buyer you have decided that a Toronto Condominium Listing is the affordable route at this time. Before you run off excitedly looking at every Toronto Condo on the market keep in mind these 5 deadly mistakes people make in their quest for independence and home ownership. •1. Not Getting Pre-Approved for a Mortgage Perhaps you have had some credit problems in the not too distant past, credit card debt you have fallen behind on or a student loan you have been slow in repaying. These can all affect your credit rating and the bank's decision to lend you money as well as the amount and the price (interest rate) they will charge you. Even with a perfect credit score how are you going to know what kind of mortgage a bank will extend to you without asking them. If you do not get pre-approval you will need to make any offer on Toronto Condominium Listings conditional upon financing. In the eyes of a seller this can make your offer unattractive. You will also waste a lot of time not to mention getting frustrated if you find out after making an offer that the bank will not give you a mortgage. When you do go for pre-approval do not make the mistake of submitting multiple applications with several different institutions. This can adversely affect your credit rating also. •2. Miscalculating Affordability It is not unusual for the financial institution pre-approving you to give you a spending limit that is higher than you anticipated. A lot of first time Toronto Condo buyers make the mistake of thinking that what the bank thinks you can afford and what you can easily manage are sometimes far enough apart to create financial havoc for you in the future. To find out what you can comfortably manage sit down and make a list of all your monthly expenses excluding rent. Don't forget to add items such as pre-arranged RRSP payments. When you are finished deduct your total monthly expenses from your after tax take home pay and that is the amount you can easily manage for your new Toronto Condo. •3. Not Hiring A Buyers Agent Many first time buyers of Toronto Condominium Listings make the mistake of not hiring their own Buyers Agent to represent their interests before they start looking at new and resale condos. If you are looking for a resale condo and end up buying from the listing agent he or she has a legal responsibility to look after the sellers' interests, NOT yours. If you are considering a new preconstruction condo the sales people you meet in the sales office will work for the builder, NOT you.You especially need your own Buyers Agent to help navigate through the potentially hazardous contractual legal obligations involved in this type of Toronto Condo purchase. •4. Failing to do a Home Inspection Many first time condo buyers and some seasoned ones think that a home inspection on a Toronto Condominium Listings is a waste of money. In fact I have heard of some newer agents advising against a condo inspection citing that the condo corporation is responsible for major repairs. Nothing could be further from the truth! All repairs inside the unit are the responsibility of the individual unit owner unless the problem occurred outside of the unit, a leak starting from a unit above for example. A thermal imaging inspection is recommended for a Toronto Condo these days. Unlike a conventional home inspection which is visual, a thermal imaging inspection will uncover problems that are hidden to the naked eye. Using infra-red cameras thermal imaging will provide invaluable information with issues such as water leaks behind walls in kitchens and bathrooms, energy loss, electrical faults and mould. A home inspection will allow you to renegotiate the price if any such problems are uncovered. •5. Failure to make sure the Building Fits Once you have seen a condo unit that you like the immediate response is to rush into preparing an offer. This is understandable as the excitement and anticipation of a new home takes over the emotions. This could be a mistake. Take a moment to stand back and ask yourself if this building is a good fit and meets all of your requirements. Spend an hour sitting in the lobby, preferably at rush hour and see who your potential future neighbours' are. Make sure the neighbourhood has the facilities that you need and can you live without the ones that are missing. Buying your first Toronto Condominium Listing can be stressful but it doesn't need to be if you keep these costly mistakes in mind. John Lavin is a full time realtor with 25 years' experience helping buyers and sellers of homes, condominiums and investment properties in Mississauga and Toronto. If you are in the market for a Toronto Condominium please visit www.john-lavin.com

Is the Harmonized Sales Tax responsible for Plunging Toronto Real Estate Sales?

Mon, 09 Aug 2010 01:48:17 -0700

Up until a couple of months ago there was frenzied activity in the Toronto and Mississauga Real Estate market. Listings of homes for sale were few and multiple offer situations were the normal order of the day. How quickly things change! The Toronto Real Estate Board recently reported a 34% drop in sales for the month of July, the third straight month of declines. What has changed? New Federal Government mortgage rules came into effect April 19 of this year making it harder for some people to qualify for a mortgage. This would have locked some people out of the market for sure. Is that a bad thing? In my opinion no, some of those people could have taken on too much debt and find themselves in trouble eventually. Enough of them defaulting in the future would spell trouble for all of us, the kind of trouble our neighbours to the South of us have been experiencing over the last few years. The biggest culprit responsible for the huge drop in sales is the new Harmonized Sales Tax introduced by the Provincial Government of Ontario and becoming effective July 1st of this year. This tax blended the 5% Federal Goods and Services Tax with the 8% Provincial Sales Tax. However where some goods and services were previously exempt from the Provincial Sales Tax, they now became taxable. The following services on a real estate transaction now become subject to an additional 8% in new Harmonized Sales Taxes: •· Home inspections •· Mortgage Appraisals •· Mortgage Insurance Premiums •· Title Insurance •· Lawyers' Fees •· Real Estate Agents Fees That pushed up the cost of buying a home for everyone wanting to do so, but it was particularly hard on first time buyers. The Ontario Real Estate Association estimated the additional tax on a transaction of $326,800 will be in excess of $1500.00. When you increase the cost of something and give nothing tangible in return the result will be a drop in demand. There does seem to be some confusion however in the minds of the public as to whether there is any H.S.T. payable on the price of a resale home. We in the industry need to clarify this question. There is NO H.S.T payable on the price of a resale home, only the services involved in the transaction. The lead up to implementation of the new H.S.T. was in part responsible for the frenzied activity in the first five months of the year but once home buyers get used to the new tax the market should get back on its feet and be more balanced. That's how it looks from my point of view. What do you think? John Lavin is a full time realtor with 25 years experience helping buyers and sellers of homes, condominiums and investment properties in Toronto and Mississauga. If you are in the market for Toronto or Mississauga Real Estate please visit www.john-lavin.com

Is Toronto Condo Living Suitable for You?

Sat, 07 Aug 2010 07:50:10 -0700

Before you rush out and buy one of those Toronto Condominium Listings you have admired for so long, you should know that not everyone is suited to condominium living. In order to take part in a condominium lifestyle you agree from the beginning to live by certain rules and regulations stipulated by the condo corporation. When you make an offer on a Toronto Condo your real estate agent will insert a conditional clause asking for a Status Certificate. The Status Certificate gives you not only a financial picture of the condo corporation but also the rules and regulations. Delivery of a Status Certificate is a legal requirement in Ontario and you should upon receipt take it to your real estate lawyer for examination. These rules and regulations will more than likely differ from one Condo Corporation to another but will contain some or all of the following:1. No changes to interior of the unit without written consent from the management. 2. No satellite dishes or antennae. 3. No BBQs on balconies 4. Enclosure of balconies not allowed. 5. Restriction on colour of window coverings. 6. Restriction on installation of hardwood flooring, particularly in older buildings, newer ones will have sound proofing. 7. Restrictions on parking of recreational and commercial vehicles. 8. Restrictions on commercial uses of individual units. 9. Restrictions on pets or types of pets. 10. Restrictions on plantings or patio usage, particularly townhouses 11. Noise restrictions from musical instruments. 12. Rental restrictions of the unit. 13. Restrictions on usage of elevators for moving and deliveries etc. 14. Restrictions on drying clothes on balconies. These rules and regulations are not to taken lightly. Ignoring any or all of them repeatedly will probably result in a court order to comply and substantial legal costs which you will be responsible for. If you are purchasing Toronto Condominium Listings as an investment with the intention of renting out, make sure you insert a clause in the tenants' lease that states they agree to comply with all the rules and regulations of the Condo Corporation. If after checking the rules and regulations of the Condo Corporation you are satisfied you can live with all of them, you can settle into your new Toronto Condo and enjoy. John Lavin is a full time realtor with 25 years experience helping buyers and sellers of homes, condominiums and investment properties in Mississauga and Toronto. If you are in the market for a Toronto Condominium please visit www.john-lavin.com

Weaker Home Sales Predicted

Mon, 02 Aug 2010 08:26:10 -0700

Weaker Home Sales Predicted The Canadian Real Estate Association has reduced its sales forecast again for this year. 459,600 units are estimated to change hands in 2010, a decline of 1.2 per cent. This is the second time the Canadian Real Estate Association has reduced estimates from an optimistic 13.3% increase over 2009 sales figures. Weaker sales activity in the Spring home buying season is the reason given for the adjustment to sales forecasts. Frenzied earlier activity by buyers in the first 5 months of the year in advance of new mortgage regulations and the introduction of Harmonized Sales Tax in two of the major housing markets has led to a significant softening in those markets in recent months.According to one housing economist resale markets are heading from a sellers' market to a buyers' market very quickly.The Canadian Real Estate Association expects average prices for 2010 to increase 3.5% to $331,600 but to fall by 0.9% to $328,600 in 2011. The increase in prices this year is attributed to more move-up buyer activity rather than first time buyer activity which means that more expensive homes are being sold this year. Search thousands of Toronto Condominium Listings Search thousands of Homes for Sale in Toronto Search thousands of Mississauga Condos for Sale Search thousands of Mississauga Real Estate for Sale John Lavin is a full time realtor with 25 years experience helping buyers and sellers of homes, condominiums and investment properties in Mississauga and Toronto. Feel free to visit www.john-lavin.com

Mississauga Condo Townhouse

Thu, 08 Jul 2010 07:51:07 -0700

Mississauga Condo Townhouse This Mississauga townhouse is nestled in a park like setting in family friendly Meadowvale. End unit with 3 bedrooms, updated kitchen with an eat-in area new bathrooms in 2007, fireplace in living room, walk-out to a sunfilled patio off the living room, private drive with built-in single car garage. Close to shopping at Meadowvale Town centre, Go station, highways 401,403 and 407 as well as good schools are close by. John Lavin is a Toronto Realtor with 25 years of experience in Toronto and Mississauga real estate market. If you are looking for Toronto Condos or Mississauga Condos For Sale why not put my 25 years of experience to work for you. Stop by my site at www.john-lavin.com and get to know me.