Below are some helpful articles, links and media releases we have found.
If you have something you'd like to see added to this page including a useful link or website, send us an email.

Useful Web Links

GET A BETTER MORTGAGE INC. Offering personalized service that is professional, ethical, and knowledgeable. Robert DiStefano and Mark Tamburro combine over 25 years of accumulated experience and knowledge in the Mortgage and Financial Services fields.

MLS.CA Search available properties and open houses in Ontario

REMAX  PREMIER INC. Neighbourhood experts with a world of experience. REMAX PREMIER Inc., Canada's leading real estate organization located in Vaughan, Ontario

Links and .pdf Articles and Reports

Home Buyer and Property Owner Government Programs
Government Programs for Home Buyers and Property Owners
A home is usually the single largest investment that most people make in their lives. Achieving your dream can be made easier by taking advantage of various Government Programs for home buyers and property owners. Some of the programs are targeted to first-time buyers, while others apply more generally. Other programs benefit those in the industrial, commercial and multi-unit property market. Your REALTOR can provide information on these programs and help you to determine your eligibility.

Government Programs for Home Buyers
CMHC Purchase Plus Improvements Program
RRSP Home Buyers' Plan
5 per cent Down Payment Program
GST New Housing Rebate
Land Transfer Tax Rebate Program

Government Programs for Property Owners
Residential Rehabilitation Assistance Program
Rent Increase Guidelines
Second Suites in Toronto: Q & A
Government of Ontario - Air Conditioner Rebate Program(.pdf)
Residential Washer Program(.pdf)
Residential Toilet Replacement Programs(.pdf)
WaterSaver Programs for Commercial, Industrial and Multi-Unit Properties(.pdf)
Energuide for Houses Retrofit Grant(.pdf)

Step by Step Buyers Guide(.pdf)
Home buying step by step. A consumer guide and workbook

"1 Bloor Street East" November 17, 2007
Large Toronto Condos High in Demand, article in The Toronto Star

"City of Vaughan Subway Map"(.pdf)
6 new stops being added to existing TTC subway route coming in late 2016/ early 2017.

"REMAX Ontario Market Trends Report 2007"(.pdf) June 21, 2007
Despite concerns over a higher Canadian dollar and its impact on the province's manufacturing sector, housing markets across Ontario continue to perform above and beyond industry expectations, according to a report released by RE/MAX Ontario-Atlantic Canada.

"Luxury-Home Floor Plans That Are Popular With Buyers" June 19, 2007
By June Fletcher, The Wall Street Journal Online

"Tax Idea Seen as Threat to First- time Buyers"(.pdf) May 12, 2006
by Gail Swainson, Real Estate Reporter, The Star

"Remax Affordability Report 2007"(.pdf) March 20, 2007
Higher housing values, tight inventory levels, and all-out bidding wars have yet to deter first-time buyers in their quest to realize homeownership in major Canadian centre's this year, according to a report released by RE/MAX.

"Home Prices Outlook"(.pdf) September 14, 2006
Interesting article by Craig Alexander, VP Chief Economist, TD Bank

Articles and Reports

Here are some articles and reports that may be of interest to your or your friends/family. Referrals are always greatly appreciated. Please contact me to chat or if you have any questions.

Landlord can keep property smoke-free
SOURCE: Toronto Star
AUTHOR: Bob Aaron
Tuesday, March 11, 2008

A decision of the Ontario Landlord and Tenant Board last month underscores the right of a landlord to insert a non-smoking clause in a residential lease, and shows that the clauses are enforceable in the event of breach by a tenant.

The decision is relevant to non-smoking tenants who live within breathing distance of smokers in condominiums, apartment buildings, multiplexes or even homes with basement apartments. It will also resonate with the landlords of those units.

Christine Cebula owns a unit in a highrise condo building in Yorkville. She rents it out as a luxury, furnished apartment to executives and others who need short-term, upscale accommodation for periods of three months to one year. Some time ago, the unit was leased to a tenant named John Davidson. The lease clearly stated that no smoking was allowed in the unit.

Despite the prohibition, it became apparent that some smoking occurred. The landlord delivered a termination notice to the tenant, and when he failed to move out, she brought an application before the Landlord and Tenant Board to terminate the tenancy. In the wake of the difficulties with the tenant, she also listed the rental unit for sale.

Among the grounds for evicting the tenant, Cebula claimed that the smoking in the unit created undue damage, causing it to smell of cigarette smoke. Her application to the board also argued that the smoking in the unit substantially interfered with her lawful right, privilege or interest as the landlord.

Cebula's agent, Allistair Trent, asked the board for damages exceeding $10,000 to repair the unit and replace the smoke-damaged furniture. The hearing before board member Egya Sangmuah took place over the course of four days last June, October and November.

One of the issues argued before the board was whether the smell of smoke constitutes damage within the meaning of the Residential Tenancies Act. The board found that cigarette smoke contains contaminants that are absorbed by the furnishings and broadloom, and are difficult to remove.

The tenant argued -unsuccessfully- that the breach of a non-smoking clause could not result in termination of the tenancy unless it interfered with the enjoyment of the unit by the landlord- which did not apply in this case. But Sangmuah found that the tenant or his guests permitted smoking in the unit, and that the landlord had incurred or will incur costs of $10,958.85 to repair the damage or replace property that was damaged and cannot reasonably be repaired.

The tenancy was terminated and the tenant was ordered to pay damages of $10,000 (the monetary limit of the board's jurisdiction), plus costs, interest and compensation for rent after the termination date.

The board ruled that the tenant's smoking did, in fact, interfere with the landlord's business of renting furnished luxury accommodation to a clientele of non-smokers. The landlord's target market was individuals seeking short-term, smoke-free accommodation, and the board found that smoking in the unit reduced its marketability until the "remnants of smoke" could be permanently eradicated.

The lesson is that it is lawful to include a non-smoking clause in a residential lease. If the smoking causes damage to the unit or interferes with the rights of the landlord or another tenant, the tenancy agreement will be terminated and the tenant may be held liable in damages.

Regular readers of this column may recall that I am on the boards of a landlord association and the Non-Smokers' Rights Association. In my view, the marketplace has room for rental accommodations that appeal exclusively to either smokers or non-smokers, or those with no preference.

Canadian Luxury Market Goes from Hot to Hotter
Published by The Institute of Luxury Home Marketing
October 04, 2007

Canadian luxury home activity gives new meaning to global warming ? this part of the world is enjoying a hot upper tier market.

The first seven months of this year have seen Canadian luxury home market sales jump in major markets from Victoria to Toronto. "The consumer appetite for luxury property has been insatiable," says Michael Polzler, Executive Vice President and Regional Director, RE/MAX Ontario-Atlantic Canada. "Unabated demand throughout the year has created tight market conditions in a number of blue chip neighborhoods. Limited availability of product has, in turn, placed mounting pressure on housing values. As a result, the million dollar home no longer holds the same cachet it once did and in larger markets such as Vancouver, Calgary, and Toronto, it's simply a starting price."

The table in the link below reflects the strength of the upper tier housing market in six major Canadian cities.
RE/MAX Canadian Upper-End Market Trends Report, January to July 2007 compared to 2006

Slow and steady growth forecast for residential real estate in major Canadian markets in 2008, says RE/MAX
Canadian home sales to top 500,000 in 2007

After posting extraordinary gains in 2007, housing market performance will moderate in most major Canadian centres in 2008, according to a report released today by RE/MAX.

The RE/MAX Housing Market Outlook 2008 examined residential real estate trends in 18 markets across the country. The report found that while economic prospects will continue to improve next year, few major markets are expected to exceed record sales levels set in 2007. Winnipeg, Hamilton-Burlington, Kitchener-Waterloo, London-St. Thomas, Ottawa, Sudbury, Saint John, Halifax-Dartmouth, and St. John's are all predicted to buck the trend in 2008, with appreciation ranging from one to seven per cent. Average price is forecast to increase in 78 per cent of markets surveyed next year, with the lowest price increase expected in Edmonton and the highest in St. John's.

Nationally, the number of homes sold is expected to break through the half-million threshold in 2007, climbing 13 per cent to an estimated 545,400 units, up from 483,770 units one year ago. Average price is projected to appreciate nine per cent to $303,000, up about $25,000 over 2006 levels. In 2008, home sales are expected to retreat to 500,000 units while Canadian housing values are forecast to continue their ascent, rising six per cent to $321,000.

Major market frontrunners for price appreciation in 2008 include St. John's (12 per cent), Regina and Kelowna - Central Okanagan (nine per cent), Hamilton-Burlington and Saint John (eight per cent) and Greater Vancouver (seven per cent). Leading the country in sales growth next year will be Kitchener-Waterloo (seven per cent), followed by Hamilton-Burlington, London-St. Thomas, Sudbury and Halifax-Dartmouth, each forecasting a five per cent gain.

Higher mortgage rates and increased inventory levels failed to materialize in most major centres, making 2007 a record year for real estate activity in Canada. By year-end, housing values across the country are expected to shatter existing records. Serious double-digit increases in average price are forecasted for Saskatoon (49), Edmonton (31.5), Regina (21), Calgary (20), Sudbury (20), Kelowna (19.5) Saint John (17), St. John's (12), and Greater Vancouver (10).

Saskatchewan dominated real estate news in 2007, reporting some of the highest percentage increases in unit sales. The number of homes sold in Regina by year-end is expected to top 35 per cent, bringing sales to an estimated 4,000 units. Neighbouring Saskatoon is forecast to climb 28 per cent to 4,400 units in 2007. Other centres expected to post double-digit gains in activity include Saint John (19 per cent) Kitchener-Waterloo (13 per cent), Halifax-Dartmouth (12 per cent), St. John's (11 per cent), and Toronto (10 per cent).

Clearly, economic prosperity has translated into increased housing sales and upward pressure on prices across the board. The country's economic engine fired on all cylinders throughout the year, despite dire conditions south of the border. As in 2007, inventory will be the major wildcard next year-the ultimate variable most expected to influence housing market conditions and performance. A return to tight market conditions could mean all bets are off as buyers are forced to compete, creating increased market pressure.

VAUGHAN SUPPORTS PROVINCE'S RAPID TRANSIT INITIATIVE
Media Contact: Madeline Zito, Director of Corporate Communications
June 15, 2007

(VAUGHAN, ON) Mayor Linda Jackson, on behalf of Vaughan Council, has expressed support for the Ontario government's announcement today to expand rapid transit service across the Greater Toronto Area. The MoveOntario 2020 plan calls for $17.5 billion in funding to complete 52 rapid transit initiatives over the next 12 years.

"We are very pleased with this announcement that recognizes the urgent need to address traffic congestion in the GTA and expand public transit," said Mayor Jackson. "A more efficient transportation network, and the positive impact this will have on the environment and the local economy, is absolutely critical to the growth of Vaughan as a major urban centre."

Several projects included in the MoveOntario 2020 plan will provide improved public transit services in Vaughan. A new rapid transit project highlighted in today's announcement is the extension of the Yonge subway line north from Finch station along Vaughan's eastern boundary to Highway 7. The extension of the Spadina subway north from Downsview station to the Vaughan Corporate Centre at Highway 7 is included on the project list, although federal and provincial support for this project was announced previously.

In terms of train and bus service, capacity will be increased on the GO Transit commuter rail line from Bradford through Vaughan to downtown Toronto. GO Bus Rapid Transit (BRT) routes will be expanded, including service along Highway 407 from Highway 427 to Yonge Street. In addition, the Viva bus rapid transit system operated by York Region will be expanded on Yonge Street and City-wide along Highway 7.

"This new initiative to tackle the problem of traffic congestion will be a real boast to York Region's Viva bus system," said Regional Councillor Joyce Frustaglio, Vice-chair of the York Region Transit Committee. "It means Viva Phase 2 will be completed as soon as possible, adding dedicated transit-only lanes to greatly improve the efficiency of this needed service."

The recently-created Greater Toronto Transportation Authority (GTTA) will oversee the MoveOntario 2020 plan, expected to be finalized in early 2008. "Integration of our public transit system is very important, and certainly the benefits of the approved Spadina subway extension will be shared across the entire GTA," said Ward 4 Councillor Sandra Yeung Racco, Chair of the Spadina-York Subway Extension Committee. "The province has recognized this with its announcement of the additional extension of the Yonge subway line."

Added Ward 5 Councillor Alan Shefman: "Subway service in Thornhill will generate economic and quality of life benefits for our residents by providing increased access to our businesses and better transit choices."

"City of Vaughan Subway Map" - Click here to check out the 6 new stops being added

Strong Demand for High-End Real Estate in the Hamptons
Source Engel & Volkers- Real Estate Pro May 31, 2007

/PRNewswire/ -- The demand for high-end residential real estate in the Hamptons - New Yorkers' preferred second-home location in the eastern section of Long Island - is traditionally very strong. While the extreme price increases of the past few years appear to have leveled off somewhat in Southampton, East Hampton, Westhampton, Bridgehampton, Sag Harbor and Hampton Bays, there is a constant demand for luxury properties in the most popular locations, which translates into high prices for this category of real estate. The Engel & Volkers Group, Germany, has set up an office in Southampton in 2005, with its motto of service "Made in Germany".

"In addition to New Yorkers, our office is also a starting point for numerous potential buyers from Europe and Asia who are looking for luxury properties in the Hamptons," says the Managing Director of the Southampton Office, Laura Bennett. With its headquarters in Hamburg, Germany, Engel & Volkers is one of the world's leading high-end real estate companies. Licensed partners currently operate in more than 200 residential real estate shops in 25 countries and on every continent. "Through this successful global network, we receive inquiries from all over the world," adds Laura Bennett.

Increasing international demand is linked to successful economic performances in recent years in Asia, Eastern Europe and - once again - in Western Europe. Potential customers now have more and bigger real estate assets and are increasingly mobile. "Along with a higher international demand for luxury properties in all the well known, desirable locations worldwide, there is continuing strong interest in New York, especially Manhattan, and also in the Hamptons. Above all, it's the global economy and high-performance of investment bankers and Wall Street traders, coupled with a strong Euro and British Pound Sterling, that are providing attractive opportunities for people looking for sound real estate investments", says Laura Bennett.

There is insufficient supply to meet potential demand in prime locations. Real estate is in some instances registering enormous price increases, according to research from Engel & Volkers. In the village of East Hampton, for example, house prices increased last year by one third, on average, to $3.4 million. Ron Baron, founder of the investment company bearing his name, paid $103 million for a 40-acre parcel in East Hampton. Baron's purchase price was more than double the former Hampton's record of 45 million for Burnt Point, the mansion on Georgia Pond purchased in 2005 by Stewart Rahr. In Sagaponack the average price of a home increased by more than 40% to $5.5 million last year. "We assume that we will see a significant number of sales above the $10 million mark this summer in the best locations in the Hamptons," says Laura Bennett.

In the past ten years there have been huge increases in the price of real estate in this area. Homeowners have thus seen the value of their assets rise considerably. Even in the less sought-after locations, values have doubled or even tripled. In Westhampton, the average price of a single family home increased from $274,000 in 1997 to more than $600,000 today. In Hampton Bays, over the same period average house prices increased from $129,000 to over $500,000.

Leaving aside waterfront or Estate properties, however, the price increase is slowing down. "We take the view that this is a re-adjustment of the real estate market caused by a generally cooler US economy.", says Laura Bennett. "This is a healthy development if you take into account the sharp increases over the past few years."

Sanctuaries in the city- Lofts and condos in old churches offer rare features, community and a certain cachet
By Jennifer Morrison, The Toronto Star October 26, 2002

High ceilings, oversized windows, exposed brick walls and vaulted arches - these are just a few of the striking visual features echoing through a handful of former churches that have been converted into unique residential lofts and condominiums.

"Churches have this mystique about them. They can't be duplicated and they can't be built again," explains Edwin Brdlik, loft specialist and broker-owner of Toronto Lofts Realty. "I think that makes them all the more desirable. For a city of our size it's surprising there aren't too many of them."

Hepbourne Hall at Bloor St. and Dovercourt Rd., developer Bob Mitchell turned church meeting rooms and a manse into 20 one-of-a-kind units. The adjacent structure still operates as a place of worship with an active congregation.

The storied background of these buildings, so much a part of their communities, adds to the allure of these condos. Because there are so few of these conversions around, it didn't take long for the Glebe's 32 multi-level units in the former Riverdale Presbyterian Church south of Danforth Ave. to be snapped up.

Mitchell said all units were sold within a month of going up for sale in the spring of 2000 without any advertising. In fact, almost half were sold before the building was officially on the market. This was no fluke. Mitchell and his firm Mitchell & Associates are known for a number of successful conversions, including Toronto's first legal loft - a 10-unit project in an obsolete felt factory at 41 Shanly St. in the Bloor-Dovercourt area in the early 1980's.

Because of Mitchell's impressive resume, several of The Glebe's units went to former clients or their friends. Designer, real estate agents and developers familiar with his work were also among the first to jump on board. "It's important to me to give each of these units outdoor space, so it gives them all a sense of having a home," Mitchell says. The idea of being able to walk out of his loft and on to the street was an important selling feature for Monte Compton, who purchased a main-floor 1,325-square foot unit.

A realtor with Remax Unique, Compton specializes in condominium and loft sales. He's seen hundreds of units across the city and chose The Glebe. "It's stunning. I think the building is stunning. It's a far more exciting space than most of the developments I see," he says. "For me this is the perfect loft, the perfect location and the perfect design. It's just the best."

Compton plans to use his unit, which covers four levels, including a 240-square-foot basement, as a work and living space. He'll share the unit with his dog, Roscoe. Aside from the convenience of having underground parking, Compton likes having his own little backyard with a private exit.

Although Mitchell has not been able to retain many of the original fixtures in the 1908 structure, such as the stained-glass windows, he's doing his best to keep the integrity of the church inside and outside where possible. "It's what people want. They want to have the vaulted ceilings and some parts of the church inside. That's what makes it a church," said Brdlik, who also purchased one of The Glebe's units.

"I've never lived in a church before, so there's this whole romantic notion of being in one. Also, because there are very few of them in the city, it makes for a good investment." he says. A great selling feature for Brdlik was The Glebe's location in the midst of a residential neighbourhood in prime Riverdale.

While most lofts are located in secondary, more industrial-type neighbourhoods, Brdlik says churches defy this pattern. "Typically churches are within communities. You find them in much more of a built-up, residential setting, which a bit of an appeal". The Riverdale church first caught Mitchell's eye in the mid-1990's. He tried to purchase it then, but the congregation wasn't too keen on selling it to be developed.

Although a church is deconsecrated once the congregation leaves, meaning it is no longer considered a holy place, trying to win a church community's approval can still be difficult. Five years ago Mitchell's first attempt to purchase the building, and with several successful loft conversions behind him, the congregation was more open to the idea and Mitchell was able to acquire the church. "It's always difficult dealing with churches. They're usually very democratic and you're dealing with a congregation that has been there for years," he explains.

Riverdale Presbyterian was erected in 1908 and expanded in 1920 to accommodate a growing congregation. Its conversion to lofts doesn't mean its congregation is scattered. As the membership dwindled over the years, members eventually opted to use the original structure, located on the north part of the property. This will continue to be used as a church, connected to the development via a firewall once construction is complete. "One of the church elders was baptized in this church in 1922. He knows all the history, so for him to see the building maintained is a real plus," Mitchell says.

It's also a real plus for Mitchell, who has a background in town planning. "It deserves every effort you can to maintain it. It's part of the streetscape and the community," he says. "Conversions are more difficult for builders to do than starting from scratch, but they're worth it."

Kitchen Remodeling Among Top ROI for Home Improvements
By RenovatorsPlace.com

(PRWEB) According to a study of return on investment conducted by Remodeling Magazine, two of the top five home improvement projects for maximizing return on investment (ROI) are kitchen remodeling and new house siding. RenovatorsPlace.com, an online, interactive home repair resource, can help homeowners make the best decisions on which top ROI remodeling projects to complete. Homeowners interested in making smart choices on these remodeling projects can turn to RenovatorsPlace.com for articles and advice on kitchen remodeling and siding, as well as a directory of qualified contractors.

With changes in the housing market, it is important for homeowners to consider the market and their home value before making improvement decisions. Kitchen remodeling and new siding are smart investment choices. According to Remodeling Magazine, even a simple kitchen remodeling project can yield a 92.9 percent return, and siding comes in at 92.8 percent. The kitchen remodeling and siding information available on RenovatorsPlace.com is geared towards homeowners interested in making smart home improvements to boost their home's value.

Due in part to changes in the subprime mortgage business as well as bad weather in February, sales of existing homes made a sharp downturn -- down 8.4 percent from sales in February and down 11.3 percent from sales the same time last year. The National Association of Realtors(r) (NAR) is expecting the median home price to drop 1.1 percent for 2007, which would be the first year of declining prices since the group started keeping track. Says David Lereah of the NAR, "I expect a couple of more sluggish months coming." Homeowners may not see the housing market improve until 2008.

RenovatorsPlace.com is an online home improvement resource that provides tips, articles and local contractor directories. It features interviews with homeowners and photos of their real remodeling experiences.