Hi everyone.

I have a very lovely and recently renovated semi-detached home on a quiet street in the Heartlake area of Brampton.  It’s a 3 bedroom, 2 bathroom home in a great neighbourhood with fantastic neighbours.

The home has been freshly painted and has a myriad of recent renovations.  Among them:

• a new sun deck that walks out from the master bedroom and sits over the garage
• new kitchen ceramic tiles
• new vinyl siding and high end eavestroughs
• new windows
• newer appliances
• new living room carpet
• recently replaced roof

A great feature of this particular home is that it’s wrapped in 3/4 insulation, which saves you money on heating costs.  All the appliances come with the house, as well as the electrical light fixtures and window coverings.

We are currently asking $280,000.  If you would like more information on this home, or would like to book an appointment to see it, please leave me a comment after this post.

July 2009

July 2009 continued to post record sales, carrying on the surge of transactions from June.  Compared to the same time last year, July 2009 reported 9,967 sales, up 28%.  The average price per transaction went up 6% from July of last year.  It’s official – last month was the busiest July on record!

The average time it took to sell a home also dropped by 3-4 days in Brampton.  Homes are selling faster!

In July of 2009, Brampton had 1,530 active listings on the market, 1,184 of which were new listings. There were 898 recorded sales in this month. Here is the break down according to areas in Brampton.

W23 (Any area in Brampton west of Highway 410)

Overall
Average sale price: $325,486
Median sale price: $313,000
Average number of days it took to sell a property: 30 days
Average % of listing price a property sold for: 98% of asking price

Detached Homes
Number of properties sold: 332
Average sale price: $362,038
Median sale price: $350,000
Average % of listing price a property sold for: 98% of asking price

Semi-Detached Homes
Number of properties sold: 107
Average sale price: $283,369
Median sale price: $285,000
Average % of listing price a property sold for: 98% of asking price

Condo Apartment
Number of properties sold: 12
Average sale price: $201,117
Median sale price: $200,000
Average % of listing price a property sold for: 96% of asking price

Condo Townhouse
Number of properties sold: 37
Average sale price: $230,527
Median sale price: $240,000
Average % of listing price a property sold for: 97% of asking price

Attached/Row/Townhouse
Number of properties sold: 47
Average sale price: $269,682
Median sale price: $264,750
Average % of listing price a property sold for: 98% of asking price

W24 (Any area in Brampton east of Highway 410)

Overall
Average sale price: $334,200
Median sale price: $320,000
Average number of days it took to sell a property: 33 days
Average % of listing price a property sold for: 97% of asking price

Detached Homes
Number of properties sold: 195
Average sale price: $409,015
Median sale price: $408,000
Average % of listing price a property sold for: 97% of asking price

Semi-Detached Homes
Number of properties sold: 77
Average sale price: $289,936
Median sale price: $287,000
Average % of listing price a property sold for: 98% of asking price

Condo Apartment
Number of properties sold: 30
Average sale price: $152,267
Median sale price: $144,250
Average % of listing price a property sold for: 96% of asking price

Condo Townhouse
Number of properties sold: 31
Average sale price: $187,258
Median sale price: $183,500
Average % of listing price a property sold for: 97% of asking price

Attached/Row/Townhouse
Number of properties sold: 24
Average sale price: $279,325
Median sale price: $278,000
Average % of listing price a property sold for: 98% of asking price

Hi everyone.

I just wanted to post a new listing I have available in the prestigious downtown core of Brampton.  Nestled in a quiet neighbourhood within minutes of walking distance to Gage Park and City Hall, this is a 3 bedroom, 2 bathroom renovated bungalow.  As you can tell from the pictures, there is a newly added front patio.  The house was originally a 4 bedroom home, but it can easily be converted back.

The house sits on a large lot with a spacious backyard that is perfect for gardeners.  The main washroom is newly renovated, and the home features new countertops, Italian ceramics, hardwood floors, crown moulding, and a stone patio set in the backyard.  The roof was also recently re-shingled.

The basement is partially finished and offers a recreation room, an extra bedroom, and another washroom for convenience.

This house is in a fantastic location, close to a ravine, Shoppers World, City Hall, Gage Park, downtown Brampton, buses, and more.  The great thing about this home is that you’ll have peace of mind living in an extremely well-established and quiet neighbourhood, and best of all… all the neighbours around are great people.

If you’d like to know more about this property, please leave a comment here and I will be sure to send you more information!

June 2009

June of 2009 was a great indication of just how strong the real estate market has bounced back from the lows of a few months ago.  June proved to be the BEST JUNE ON RECORD, showing increased sales by 27% over June of 2008.  The average price for homes in the Greater Toronto Area increased by 2% over the same time last year.  Sales are increasing, and inventory is declining.

In June of 2009, Brampton had 1,681 active listings on the market, 1,222 of which were new listings. There were 901 recorded sales in this month. Here is the break down according to areas in Brampton.

W23 (Any area in Brampton west of Highway 410)

Overall
Average sale price: $322,801
Median sale price: $309,000
Average number of days it took to sell a property: 33 days
Average % of listing price a property sold for: 98% of asking price

Detached Homes
Number of properties sold: 345
Average sale price: $356,205
Median sale price: $345,000
Average % of listing price a property sold for: 97% of asking price

Semi-Detached Homes
Number of properties sold: 104
Average sale price: $278,140
Median sale price: $281,000
Average % of listing price a property sold for: 98% of asking price

Condo Apartment
Number of properties sold: 11
Average sale price: $202,000
Median sale price: $199,000
Average % of listing price a property sold for: 97% of asking price

Condo Townhouse
Number of properties sold: 27
Average sale price: $229,363
Median sale price: $237,000
Average % of listing price a property sold for: 97% of asking price

Attached/Row/Townhouse
Number of properties sold: 50
Average sale price: $262,965
Median sale price: $262,250
Average % of listing price a property sold for: 98% of asking price

W24 (Any area in Brampton east of Highway 410)

Overall
Average sale price: $344,010
Median sale price: $320,250
Average number of days it took to sell a property: 37 days
Average % of listing price a property sold for: 97% of asking price

Detached Homes
Number of properties sold: 205
Average sale price: $413,314
Median sale price: $407,500
Average % of listing price a property sold for: 97% of asking price

Semi-Detached Homes
Number of properties sold: 61
Average sale price: $294,284
Median sale price: $291,001
Average % of listing price a property sold for: 97% of asking price

Condo Apartment
Number of properties sold: 31
Average sale price: $172,142
Median sale price: $171,000
Average % of listing price a property sold for: 96% of asking price

Condo Townhouse
Number of properties sold: 26
Average sale price: $201,115
Median sale price: $194,500
Average % of listing price a property sold for: 96% of asking price

Attached/Row/Townhouse
Number of properties sold: 32
Average sale price: $278,672
Median sale price: $274,750
Average % of listing price a property sold for: 97% of asking price

May 2009

May proved to be an extremely busy month, with sales up almost two percent compared to May of 2008.  The average price for May transacations was down less than one percent compared to the same month last year.  With recent low mortgage rates, buyers are flocking to listings.  Inventory has begun to decline with so many recent transactions, causing prices to move up.

The average time it takes to sell a home in Brampton has also dropped between 1-4 days, depending on the district.

In May of 2009, Brampton had 1,891 active listings on the market, 1,178 of which were new listings. There were 790 recorded sales in this month. Here is the break down according to areas in Brampton.

W23 (Any area in Brampton west of Highway 410)

Overall
Average sale price: $322,353
Median sale price: $304,500
Average number of days it took to sell a property: 33 days
Average % of listing price a property sold for: 97% of asking price

Detached Homes
Number of properties sold: 305
Average sale price: $354,626
Median sale price: $342,000
Average % of listing price a property sold for: 97% of asking price

Semi-Detached Homes
Number of properties sold: 89
Average sale price: $280,099
Median sale price: $286,000
Average % of listing price a property sold for: 97% of asking price

Condo Apartment
Number of properties sold: 14
Average sale price: $205,786
Median sale price: $203,500
Average % of listing price a property sold for: 96% of asking price

Condo Townhouse
Number of properties sold: 17
Average sale price: $218,088
Median sale price: $228,500
Average % of listing price a property sold for: 98% of asking price

Attached/Row/Townhouse
Number of properties sold: 33
Average sale price: $248,485
Median sale price: $250,000
Average % of listing price a property sold for: 97% of asking price

W24 (Any area in Brampton east of Highway 410)

Overall
Average sale price: $328,185
Median sale price: $320,000
Average number of days it took to sell a property: 35 days
Average % of listing price a property sold for: 97% of asking price

Detached Homes
Number of properties sold: 181
Average sale price: $386,271
Median sale price: $385,000
Average % of listing price a property sold for: 97% of asking price

Semi-Detached Homes
Number of properties sold: 70
Average sale price: $296,485
Median sale price: $295,500
Average % of listing price a property sold for: 98% of asking price

Condo Apartment
Number of properties sold: 31
Average sale price: $169,181
Median sale price: $180,000
Average % of listing price a property sold for: 96% of asking price

Condo Townhouse
Number of properties sold: 20
Average sale price: $195,890
Median sale price: $189,750
Average % of listing price a property sold for: 97% of asking price

Attached/Row/Townhouse
Number of properties sold: 23
Average sale price: $299,213
Median sale price: $305,000
Average % of listing price a property sold for: 97% of asking price

April 2009

The real estate market in the Greater Toronto Area has continued to show positive gains in the month of April.  Sales remain only 7% down from April of last year when the market was still strong; however, the seasonally adjusted rate indicates an increase of 26% from the month of March.

The average price for April transactions was down only 3% from last year.  More houses are selling as inventory begins to decline!

In W23 (any area in Brampton west of Highway 410), the average days it took to sell a home dropped from 38 days to 34 days.  In contrast, homes in W24 actually saw an increase in days on the market from 37 to 39 days.

In April of 2009, Brampton had 2,108 active listings on the market, 1,252 of which were new listings. There were 714 recorded sales (up from 539 from March) in this month. Here is the break down according to areas in Brampton.

W23 (Any area in Brampton west of Highway 410)

Overall
Average sale price: $303,753
Median sale price: $300,000
Average number of days it took to sell a property: 34 days
Average % of listing price a property sold for: 97% of asking price

Detached Homes
Number of properties sold: 256
Average sale price: $336,076
Median sale price: $335,500
Average % of listing price a property sold for: 97% of asking price

Semi-Detached Homes
Number of properties sold: 109
Average sale price: $272,067
Median sale price: $270,000
Average % of listing price a property sold for: 98% of asking price

Condo Apartment
Number of properties sold: 11
Average sale price: $179,545
Median sale price: $185,500
Average % of listing price a property sold for: 95% of asking price

Condo Townhouse
Number of properties sold: 23
Average sale price: $223,117
Median sale price: $237,000
Average % of listing price a property sold for: 97% of asking price

Attached/Row/Townhouse
Number of properties sold: 35
Average sale price: $258,129
Median sale price: $255,000
Average % of listing price a property sold for: 97% of asking price

W24 (Any area in Brampton east of Highway 410)

Overall
Average sale price: $320,635
Median sale price: $307,500
Average number of days it took to sell a property: 39 days
Average % of listing price a property sold for: 96% of asking price

Detached Homes
Number of properties sold: 146
Average sale price: $382,757
Median sale price: $389,000
Average % of listing price a property sold for: 97% of asking price

Semi-Detached Homes
Number of properties sold: 62
Average sale price: $288,428
Median sale price: $295,650
Average % of listing price a property sold for: 97% of asking price

Condo Apartment
Number of properties sold: 19
Average sale price: $166,632
Median sale price: $175,000
Average % of listing price a property sold for: 96% of asking price

Condo Townhouse
Number of properties sold: 19
Average sale price: $182,395
Median sale price: $175,000
Average % of listing price a property sold for: 96% of asking price

Attached/Row/Townhouse
Number of properties sold: 29
Average sale price: $272,625
Median sale price: $273,000
Average % of listing price a property sold for: 97% of asking price

Hi everyone.  I just picked up a listing for a gorgeous 2 bedroom + 1 solarium condo near Bramalea City Centre in Brampton.  The building is very well maintained, and comes with a host of amenities (including an exercise room, recreation room, sauna, tennis court, outdoor pool, and 24 hour concierge).  Being right across the street from the mall, it’s also a walk to the Go Bus, Brampton Transit, Chinguacousy Park, and literally a minute drive from Highway 410.

The condo itself features laminate hardwood in the combined living/dining room, an open concept kitchen with ceramic tiles, and a very bright and spacious solarium that can be used as a third bedroom or a home office.

If you’re interested in seeing this property or would like further details, please let me know!

March 2009

The real estate market showed very positive results for the month of March.  In comparison to March of last year, sales were only down 7% which represents the smallest year-to-year decline since the economy showed signs of trouble in the fall.  In fact, the average sale price in the GTA last month compared to March of 2008 was down less than only 5%.  The real estate market is showing strong signs of activity and is doing quite well in light of the economic downturn.

The average number of days it takes to sell a home in Brampton has also dropped.  Things are looking up!

In March of 2009, Brampton had 2,107 active listings on the market, 1,244 of which were new listings. There were 539 recorded sales in this month. Here is the break down according to areas in Brampton.

W23 (Any area in Brampton west of Highway 410)

Overall
Average sale price: $296,365
Median sale price: $279,000
Average number of days it took to sell a property: 38 days
Average % of listing price a property sold for: 97% of asking price

Detached Homes
Number of properties sold: 179
Average sale price: $336,280
Median sale price: $324,000
Average % of listing price a property sold for: 97% of asking price

Semi-Detached Homes
Number of properties sold: 82
Average sale price: $270,242
Median sale price: $270,000
Average % of listing price a property sold for: 97% of asking price

Condo Apartment
Number of properties sold: 17
Average sale price: $186,171
Median sale price: $184,000
Average % of listing price a property sold for: 96% of asking price

Condo Townhouse
Number of properties sold: 25
Average sale price: $215,040
Median sale price: $217,000
Average % of listing price a property sold for: 97% of asking price

Attached/Row/Townhouse
Number of properties sold: 21
Average sale price: $245,514
Median sale price: $247,500
Average % of listing price a property sold for: 96% of asking price

W24 (Any area in Brampton east of Highway 410)

Overall
Average sale price: $321,535
Median sale price: $302,000
Average number of days it took to sell a property: 37 days
Average % of listing price a property sold for: 97% of asking price

Detached Homes
Number of properties sold: 111
Average sale price: $400,053
Median sale price: $380,000
Average % of listing price a property sold for: 97% of asking price

Semi-Detached Homes
Number of properties sold: 34
Average sale price: $286,807
Median sale price: $299,000
Average % of listing price a property sold for: 97% of asking price

Condo Apartment
Number of properties sold: 23
Average sale price: $157,183
Median sale price: $150,200
Average % of listing price a property sold for: 96% of asking price

Condo Townhouse
Number of properties sold: 21
Average sale price: $195,621
Median sale price: $198,000
Average % of listing price a property sold for: 96% of asking price

Attached/Row/Townhouse
Number of properties sold: 25
Average sale price: $277,120
Median sale price: $284,000
Average % of listing price a property sold for: 97% of asking price

If you’re still sitting on the fence regarding whether it’s a good time to buy or not, here are the latest rates that I can get for you.  Now is absolutely the time to pick up a pre-approval and lock in.  Remember, your pre-approval rate will be guaranteed for 90 days, so even if the rates go up in April as anticipated, you’ll still be able to use these rates when it comes time to buy a home.

Contact me if you’re interested in getting these rates.

1 year fixed: 3.25%

3 year fixed: 3.75%

4 year fixed: 3.69%

5 year fixed: 3.89%

** UPDATE **

The 5 year rate is now 3.80%

If you’re looking for power of sales in other areas of Toronto, leave me a comment with your criteria and let me see what I can do for you.

Lately, I’ve been getting some inquiries regarding the option of buying a house with no down payment.  In reality, there are no more ‘zero down’ mortgage programs available.  However, there is a program that exists that is very similar and that can help you purchase a property with no money as a down payment.

It’s called a free down payment mortgage, and essentially the bank offers to pay your 5% down payment on your behalf when you qualify for a 5 or 7 fixed year mortgage.  What will you need to qualify?

1. An employment record of at least 1 year at your current job
2. A credit score of at least 640

The current rate for a 5 year fixed zero down payment mortgage is 5.50%.

If you’d like more information on this program or would like to apply for a pre-approval, you’re welcome to contact me here.

February 2009

The real estate market in Brampton saw a noticeable increase in activity last month.  What’s interesting is that average sale prices for homes in the W23 district (west of Highway 410) went up and the time it took to sell a home dropped from 49 days to 40.  In contrast, W24 (east of Highway 410) saw little change from the previous month.

In February of 2009, Brampton had 1,895 active listings on the market, 986 of which were new listings. There were 372 recorded sales in this month. Here is the break down according to areas in Brampton.

W23 (Any area in Brampton west of Highway 410)

Overall
Average sale price: $300,643
Median sale price: $287,250
Average number of days it took to sell a property: 40 days
Average % of listing price a property sold for: 97% of asking price

Detached Homes
Number of properties sold: 136
Average sale price: $330,694
Median sale price: $318,000
Average % of listing price a property sold for: 96% of asking price

Semi-Detached Homes
Number of properties sold: 49
Average sale price: $268,890
Median sale price: $268,000
Average % of listing price a property sold for: 97% of asking price

Condo Apartment
Number of properties sold: 5
Average sale price: $180,600
Median sale price: $180,000
Average % of listing price a property sold for: 95% of asking price

Condo Townhouse
Number of properties sold: 14
Average sale price: $232,139
Median sale price: $240,000
Average % of listing price a property sold for: 98% of asking price

Attached/Row/Townhouse
Number of properties sold: 19
Average sale price: $251,637
Median sale price: $245,000
Average % of listing price a property sold for: 98% of asking price

W24 (Any area in Brampton east of Highway 410)

Overall
Average sale price: $314,949
Median sale price: $311,000
Average number of days it took to sell a property: 43 days
Average % of listing price a property sold for: 96% of asking price

Detached Homes
Number of properties sold: 85
Average sale price: $370,333
Median sale price: $372,000
Average % of listing price a property sold for: 95% of asking price

Semi-Detached Homes
Number of properties sold: 30
Average sale price: $284,517
Median sale price: $277,500
Average % of listing price a property sold for: 96% of asking price

Condo Apartment
Number of properties sold: 12
Average sale price: $146,442
Median sale price: $147,950
Average % of listing price a property sold for: 98% of asking price

Condo Townhouse
Number of properties sold: 9
Average sale price: $190,333
Median sale price: $180,000
Average % of listing price a property sold for: 96% of asking price

Attached/Row/Townhouse
Number of properties sold: 12
Average sale price: $260,700
Median sale price: $277,500
Average % of listing price a property sold for: 96% of asking price

If you’re hiring a realtor, make sure to insist on having them hire a professional photographer to have wide angle photos of your house taken.  Here is a great video I found on YouTube that shows you the striking difference between a regular point-and-shoot camera and a professional camera.

Hey everyone!  I have a new listing in Brampton, close to Bovaird & Airport Road.  This home is 3313 square feet, including a 544 square foot an already finished walkout basement area.  The home has 4 bedrooms and sits on a HUGE, very private and fully fenced pie-shaped lot with wrought iron fencing in the front.

As you can tell by the pictures, the kitchen includes tall maple cabinets, granite counter tops with a triple sink, and a tumbled marble backsplash.  Other features include 9′ ceilings, decorative columns and arches, oak wood staircases, California shutters and pot lights thoughout the house.  The master ensuite has a glass shower and double sinks.  Many more upgrades are included as well.  The current listing price is $495,000.

If you’re interested in seeing this house, or would like more information, please contact me here!

January 2009

In January of 2009, Brampton had 1,793 active listings on the market, 958 of which were new listings. There were 258 recorded sales in this month. Here is the break down according to areas in Brampton.

W23 (Any area in Brampton west of Highway 410)

Overall
Average sale price: $291,620
Median sale price: $281,000
Average number of days it took to sell a property: 49 days
Average % of listing price a property sold for: 96% of asking price

Detached Homes
Number of properties sold: 98
Average sale price: $312,918
Median sale price: $309,100
Average % of listing price a property sold for: 96% of asking price

Semi-Detached Homes
Number of properties sold: 34
Average sale price: $266,274
Median sale price: $264,000
Average % of listing price a property sold for: 97% of asking price

Condo Apartment
Number of properties sold: 3
Average sale price: $221,667
Median sale price: $210,000
Average % of listing price a property sold for: 98% of asking price

Condo Townhouse
Number of properties sold: 6
Average sale price: $224,042
Median sale price: $238,125
Average % of listing price a property sold for: 95% of asking price

Attached/Row/Townhouse
Number of properties sold: 12
Average sale price: $243,833
Median sale price: $244,500
Average % of listing price a property sold for: 96% of asking price

W24 (Any area in Brampton east of Highway 410)

Overall
Average sale price: $330,265
Median sale price: $305,000
Average number of days it took to sell a property: 41 days
Average % of listing price a property sold for: 96% of asking price

Detached Homes
Number of properties sold: 61
Average sale price: $392,640
Median sale price: $389,000
Average % of listing price a property sold for: 96% of asking price

Semi-Detached Homes
Number of properties sold: 17
Average sale price: $266,665
Median sale price: $267,500
Average % of listing price a property sold for: 96% of asking price

Condo Apartment
Number of properties sold: 8
Average sale price: $161,125
Median sale price: $174,500
Average % of listing price a property sold for: 95% of asking price

Condo Townhouse
Number of properties sold: 5
Average sale price: $180,760
Median sale price: $170,000
Average % of listing price a property sold for: 96% of asking price

Attached/Row/Townhouse
Number of properties sold: 10
Average sale price: $280,550
Median sale price: $282,500
Average % of listing price a property sold for: 95% of asking price

Hi everyone!

I just wanted to update you on a new listing I have in Lakelands Village, Brampton.

This home is a 3 bedroom, 3 bathroom detached home on a quiet street.  The house has a large backyard and best of all, there are no houses behind.

The sellers have added hardwood floors on the main floor and on the second floor hallway.  The kitchen comes included with top of the line stainless steel appliances, and the adjoining family room is already wired for a home theatre system and comes with a gas fireplace.  The master bedroom ensuite bathroom features a whirlpool tub.

The basement, like most of the new homes in Lakelands, is still unfinished.  However, there is a rough-in bathroom and rough-in central vacuum system in place in case you wish to add these features later.  And of course, living in Lakelands means the convenience of highway 410, all the plazas and shops close by (including Trinity Mall), the new hospital, parks, and the lake in the middle of the village.

If you’re interested in seeing this property or any other real estate in Brampton, please contact me!

Over the last year of blogging, I’ve noticed that I’ve received the MOST inquiries about tenant and landlord rights, so I thought it’d be a good time to go over some of the essential things you need to know.

Landlord and tenant rights in Brampton are governed by the Landlord & Tenant Act of Ontario.

I’ll list some of the most commonly asked questions and their answers, and then provide a link at the end for anyone who needs more information.  These questions are taken directly off the Landlord & Tenant Board website of Ontario.

Can the landlord refuse to rent to a person if they have a pet?

Yes, if a landlord has a “no pets” policy and they learn that a person applying to rent an apartment has a pet, the landlord may refuse to rent to that person.

Can a landlord ask a person applying for a rental unit to provide information about their Income, credit references and rental history?

Yes, when choosing a new tenant, a landlord can ask the person applying for the rental unit to provide information such as: current residence, rental history, employment history, personal references and income information (if credit references and rental history information are also requested).  However, the Ontario Human Rights Code has special rules about asking for information about the income of a prospective tenant.  Landlords must follow these rules.

Who is responsible for maintaining the unit?

It is the landlord’s responsibility to maintain the unit and ensure that it is in a good state of repair, even if:

• the tenant was aware of problems in the unit before they moved into it, or,
• the landlord puts into the lease that the tenant is responsible for maintenance.

However, the tenant is responsible for keeping the unit clean, up to the standard that most people consider ordinary or normal cleanliness.  The tenant is also responsible for repairing or paying for any damage to the rental property caused by the tenant, their guests or another person living in the rental unit.

Can a tenant withhold rent because their landlord isn’t properly maintaining their building or unit?

No.  If the tenant withholds rent, the landlord can give the tenant a notice of termination for non-payment of rent and then file an application to evict the tenant.

What should a tenant do if repairs are needed to their building or unit?

A tenant should first talk to the landlord and let the landlord know what the problems are.  The tenant should also put all the problems in writing and give this to the landlord or the person that takes care of these problems (e.g. the superintendent or property manager).

If the landlord refuses to do the repairs or the tenant thinks that the landlord is taking too long to deal with them, the tenant has several options.

See the Board’s brochure on “Maintenance & Repairs” for information about what a tenant might do.

When does a landlord have to turn the heat on?  What temperature does my landlord have to keep my apartment at?

If a landlord provides heat, the Act requires the landlord to keep the heat to at least 20 degrees Celsius from September 1 to June 15.  In addition, many municipalities have their own property standards or bylaws about heat.  You should contact you local municipal government to find out if your community has a bylaw that sets minimum standards for heat.

What can a tenant do if their landlord does not turn on the heat?

Heat is a vital service.  If the landlord is responsible for providing heat and the landlord does not provide heat to the standards identified in the previous question, the landlord may be committing an offence.  You may call the Investigations and Enforcement Unit of the Ministry of Municipal Affairs and Housing at 416-585-7214.

Can a landlord enter a tenant’s unit?

The Residential Tenancies Act (the Act) allows a landlord to enter a tenant’s unit only under specific circumstances.  In most cases, the landlord must first give the tenant 24 hours written notice, stating when they will enter and for what reason.  There are some exceptions, however, such as in the case of an emergency or if the tenant agrees to allow the landlord to enter the unit.

For more information about when a landlord can enter a tenant’s rental unit, see A Guide to the Residential Tenancies Act.

Can a tenant refuse to let the landlord in if the landlord wants to enter their unit?

If the landlord enters the tenant’s unit as allowed by the Act, the tenant cannot refuse to let the landlord in. If the tenant does not let the landlord in, the landlord can give them a notice of termination claiming that the tenant is interfering with their lawful rights.  A Member could order the tenant’s eviction for this reason. Also, interfering with a landlord’s lawful right is an offence under the Act, and the tenant could be prosecuted.

For information about when a landlord can enter and how much notice a landlord is required to give before entering a tenant’s rental unit, see A Guide to the Residential Tenancies Act.

What can happen if a landlord enters a unit illegally?

If a landlord enters a tenant’s unit illegally, the tenant may file an application with the Board. If the Board finds that the landlord has entered the unit illegally, there are a number of things that the Board may order. For example, the tenant could receive an abatement of rent or the landlord could be ordered to pay a fine. What is ordered is up to the Member who hears the application.

For information about when a landlord can enter and how much notice a landlord is required to give before entering a tenant’s rental unit, see A Guide to the Residential Tenancies Act.

Can a tenant change the locks?

A tenant cannot change the locks unless the landlord agrees.  Also, the tenant cannot add locks that might stop a landlord from entering the unit if there is an emergency or if the landlord has a valid reason for entering the rental unit and the landlord has given the tenant proper notice to enter.  If the tenant does change the lock, a copy of the key should be given to the landlord immediately.

Can the landlord change the locks?

A landlord can change the locks while the tenant is living in the unit as long as they give the tenant a key for the new lock.

Note:  Once a tenant has been evicted from the unit, the landlord can change the locks, even if the tenant has left property in the unit. The landlord does not have to give the former tenant replacement keys in this case.

How often can the rent be increased?

The landlord cannot increase the rent for a new tenant until 12 months after the tenancy started.   Then, the landlord is allowed to increase the rent once every 12 months.

Does a landlord have to notify a tenant of a rent increase?

Yes.  In order for a landlord to increase the rent, the landlord must give a written notice of rent increase to the tenant at least 90 days before the day the rent increase is to start. The notice must tell the tenant how much the new rent will be and when to begin paying the new rent.  If the tenant thinks that the new rent is too high and they do not want to pay it, this allows the tenant enough time to give the landlord proper notice of termination and move out before the rent increase begins.

Does a landlord have to give rent receipts?

Yes, if a tenant asks for them.  The Act requires a landlord to provide rent receipts, free of charge, to a tenant when the tenant asks for them. A tenant can ask for a receipt for any payment or deposit the tenant gives to the landlord, including a payment for rent arrears.  It is an offence for a landlord to fail to provide a rent receipt when one is requested by a tenant.

This rule also applies to a former tenant – The landlord must provide a former tenant with receipts if they request it, as long as the former tenant makes their request within one year of the date they moved out.

What information must be provided in a receipt?

A rent receipt must include at least the following information:

• the address of the rental unit;
• the name of the tenant(s) to whom the receipt applies;
• the amount and date for each payment received for any rent, rent deposit, arrears of rent, or any other amount paid to the landlord and shall set out what the payment was for;
• the name of the landlord; and
• the signature of the landlord or the landlord’s agent.

When is the rent considered late?

Rent is considered late if it is not paid by the day that it is due.  For example, if the rent is due on the 1st of the month and it is not paid by on that day, it is late.

If a tenant is late with their rent, what can the landlord do?

If a tenant does not pay rent on the date that it is due, the landlord can give the tenant a Notice to End a Tenancy Early for Non-payment of Rent (Form N4). This notice gives a tenant who pays rent monthly 14 days to pay the rent due or to move out. If the rent is not paid, and the tenant does not move, the landlord can make an application to the Board for an order:

• requiring the tenant to pay the rent that is owing, and
• evicting the tenant if they do not make the entire payment by a specified deadline

See the Board’s brochure on If a Tenant Does Not Pay Rent for more information.

If a tenant is often late with the rent, the landlord may give a Notice to Terminate a Tenancy at the End of Term (Form N8) for persistently paying rent late.  Daily or weekly tenants must be given 28 days notice and in all other cases, the tenant must be given 60 days notice.  In this case, the landlord can apply to the Board for an order evicting the tenant right after giving the tenant the notice.

Can a landlord charge a person a deposit or a fee to rent a unit?

Yes, a landlord can collect a rent deposit if it is requested on or before the day that the landlord and tenant enter into the tenancy agreement. The rent deposit cannot be more than one month’s rent or the rent for one rental period, whichever is less.   For example, if rent payments are made weekly, the deposit cannot be more than one week’s rent; if rent payments are made monthly or bi-monthly, the deposit cannot be more than one month’s rent.

The rent deposit must be used for the rent for the last month before the tenancy ends.  It cannot be used for anything else, such as to pay for damages.

Does a landlord have to pay interest if a rent deposit is collected?

Yes, the landlord must pay the tenant interest on the rent deposit every 12 months.  The amount of interest that a landlord must pay is the same as the rent increase guideline that is in effect when the interest payment is due.  The guideline is set each year by the Ministry of Municipal Affairs and Housing.  Information about this year’s rent increase guideline can be found in the Brochures by Topic section of our website.

Note:  Landlords may deduct the amount needed to update the rent deposit (so that it equals the current rent) from the interest that is owed to the tenant.  See previous question.

If the landlord does not pay the interest owed to the tenant when it is due, the tenant can:

• deduct the interest from a future rent payment, or
• file a Tenant Application for a Rebate (Form T1) to the Board

How much notice does a tenant have to give if they want to move out?

When a tenant decides to move, they must provide a written notice of termination to the landlord. In most cases, this is a 60-day notice. The termination date must be the last day of their rental period or their lease, even if this is more than 60 days.

For example, if it is a monthly tenancy that begins on the first day of each month and the tenant gives the landlord notice on June 15th, the termination date would be August 31.

In the case of a weekly tenancy, the tenant must give the landlord at least 28 days notice before the last day of the final week of the tenancy.

If the tenant pays rent on a daily basis, 28 days is also required.

For more information, see the brochure on How a Tenant can End Their Tenancy.

Can a tenant break a lease?

Breaking a lease means that a tenant wants to leave their unit before their tenancy agreement is over.  For example, a tenant who signed a one year lease might want to leave their unit in the eighth month.

A tenant and landlord can agree to break a lease. It is best for both parties if this agreement is in writing and is signed by the landlord and the tenant. If the landlord is not willing to break the lease, the tenant has the right to assign the unit to a new tenant with the landlord’s consent.

For more information see the brochure on How a Tenant can End Their Tenancy.

What is the difference between assigning and subletting a unit?

Assigning a unit means that the tenant moves out of the unit permanently and transfers their tenancy to another person.  All the terms of the original rental agreement stay the same – the amount of the rent and what services are included etc.   For more information about the rules for assigning a tenancy, see our brochure on How a Tenant Can End Their Tenancy.

Subletting a unit means that the tenant moves out of their unit for a specific period of time but the tenant plans to move back into the unit before the end of the tenancy. The person who moves in is known as a subtenant.  They are responsible to pay the rent to the original tenant who then pays it to the landlord.  A landlord cannot refuse the idea of subletting the unit, but they can refuse to allow the tenant to sublet to a specific person if they have a good reason.

How can a tenant sublet their unit?

If a tenant has to leave their unit for an extended period of time but they want to return to it, they can ask their landlord for consent to sublet the unit.   For example, if a tenant’s job is being transferred to another city for six months and then they want to return to their unit, they might ask their landlord if they can sublet the unit. They must tell the landlord when they are leaving and when they will be returning to the unit, and they must get the landlord’s consent before subletting.

A landlord cannot refuse the idea of subletting a unit, but they can refuse a specific person if they believe the person is unsuitable.  However, if the tenant thinks that the landlord is being unreasonable in withholding their consent to sublet to someone, the tenant can file an application with the Board.

The application that a tenant may file is the Application About a Sublet or an Assignment (Form A2).

What happens if a tenant assigns or sublets their unit without the landlord’s consent?

If a tenant assigns or sublets their unit without their landlord’s consent, it is an unauthorized assignment or sublet.  A landlord can file an application with the Board to evict both the tenant and the unauthorized occupant.  However, if the landlord does not file the application within 60 days of discovering the unauthorized occupant, the unauthorized occupant will become a tenant.

The application that a landlord may file is the Application About a Sublet or an Assignment (Form A2).

What is the process for evicting a tenant?

In most situations, before a landlord can apply to the Board to evict the tenant, they must first give the tenant a Notice of Termination that tells the tenant what the problem is.  For some termination notices, the landlord must wait a specific number of days to see if the tenant corrects the problem before they can file the application with the Board. The number of days the tenant has to correct the problem is set out in the notice.  If the tenant does not correct the problem and/or does not move out, the landlord can file an application with the Board and in most situations a hearing will be scheduled.

At the hearing, the parties can appear in front of a Member of the Board.  The Member will listen to what each person has to say and then make a decision.

If an eviction order is issued, it tells the tenant when they must be out of the unit. If they do not move out, then the landlord can file this order with the Court Enforcement Office. Only the Sheriff can evict a tenant who does not leave a unit as directed by an eviction order issued by the Board

Can a tenant be evicted without a hearing?

Yes, for some types of applications an ex parte order can be issued without holding a hearing.

Can a tenant be evicted in the winter?

Yes. There is nothing in the Residential Tenancies Act that prevents a tenant from being evicted during the winter months.

For what reasons can a landlord evict a tenant?

There are different reasons for evicting a tenant.

For some reasons, a landlord can only evict a tenant at the end of the tenancy agreement (at the end of a lease) – in most of these situations, the tenant has not done anything wrong, but the landlord needs the unit back.

Other reasons allow a landlord to evict a tenant in the middle of their tenancy agreement or lease– these are generally situations where the tenant or someone the tenant let into their building has done something wrong.  For example, the tenant has not paid their rent or has damaged the rental property.

Information about the reasons for evicting a tenant are explained in the Board’s brochure, A Guide to the Residential Tenancies Act.

Can a landlord evict a tenant for having a pet?

A tenant can be evicted for having a pet in their unit only if:

• the pet is making too much noise, damaging the unit, or causing an allergic reaction, or
• the animal or species is considered to be inherently dangerous.

Even if the tenancy agreement has a ‘no pets’ rule in it, the tenant cannot be evicted just for having a pet unless the Board decides in an order that the pet is causing a problem, or that the pet is inherently dangerous.

Can a tenant be evicted for having a roommate?

No, a tenant cannot be evicted simply for having a roommate.  However, a tenant may be evicted if the roommate is causing a problem for the landlord or for other tenants.  For example, if the roommate is making a lot of noise, damaging the unit, or there are too many roommates (overcrowding), the landlord can serve a notice of termination and apply to evict the tenant and any other occupants of the unit.

Can a tenant be evicted if the landlord wants to use the unit themselves?

Yes, a tenant can be evicted if a landlord “in good faith” requires the unit for:

• their own use,
• the use of an immediate family member, or
• the use of a person who will provide care services to the landlord or a member of the landlord’s immediate family, if the person who will be receiving the care services lives in the same building or complex.

Once the landlord gives the tenant a notice terminating the tenancy for this reason, they can apply to the Board for an order evicting the tenant.  However, a tenant can only be evicted at the end of their tenancy and only if the Board issues an eviction order.

Can a tenant be evicted if the landlord sells the house and the purchaser wants to move in?

Yes, but only if the rental complex has three or fewer residential units.

A tenant can be evicted if a landlord has agreed to sell the rental property, and the purchaser requires the rental unit for:

• their own use,
• the use of an immediate family member, or
• the use of a person who will provide care services to the landlord or a member of the landlord’s immediate family, if the person who will be receiving the care services lives in the same building or complex.

Once the landlord gives the tenant a notice terminating the tenancy for this reason, they can apply to the Board for an order evicting the tenant.  However, a tenant can only be evicted at the end of their tenancy and only if the Board issues an eviction order.

Can a tenant be evicted for something that their roommate or a guest they allow into the rental unit does

Yes, a number of the reasons for eviction are based on problems caused by an occupant of the unit (someone that the tenant lets live with them), or a guest that the tenant lets into their building.  So, for example, if a tenant’s guest punches a hole in the hallway wall, the landlord could give the tenant a notice of termination and, if the problem isn’t resolved, make an application to the Board to evict the tenant.

What can a tenant do if the landlord gives them a Notice of Termination?

The tenant should first read the notice to see why and when the landlord is asking them to leave. They may wish to talk to their landlord about the notice and see if the problem can be worked out. If the problem isn’t worked out, the tenant can:

• talk to their landlord about the notice and correct the problem as outlined in the notice (if the notice was given because the landlord believes the tenant did something wrong); or
• leave the unit as requested by the landlord; or
• stay in the unit and see if the landlord files an application against them with the Board.  If an application is filed, the tenant can go to the hearing and tell the Member about the situation.

A tenant may also wish to phone the Board’s call centre to learn more about the eviction process and/or get some legal advice from a lawyer or legal clinic.

A tenant has the right to stay in their unit until the Board issues an eviction order based on an application filed by the landlord. A tenant cannot be legally evicted without an eviction order from the Board.

If the tenant didn’t give notice that they were leaving, but the landlord believes the tenant has left the rental unit – can the landlord change the locks and re-rent the unit?

The landlord should make a reasonable effort to contact the tenant to determine if they have in fact left the unit (for example, by writing the tenant or calling them, if the landlord has the tenant’s number).

If the landlord believes that the tenant has abandoned the rental unit, then the landlord may apply to the Board for an order ending the tenancy. Although this is not mandatory, if the landlord re-rents the unit without having the Board confirm that it is abandoned in an order, and the tenant has not really left, the tenant could take legal action against the landlord.

The application form that landlords can use is the Application to Terminate a Tenancy and Evict a Tenant (Form L2).

What can a landlord do with property that is left in the unit after the tenant has moved out or has been evicted?

This depends on a number of things such as how and when the tenant moved out, and why they moved out.  There are special rules a landlord must follow before disposing of abandoned property.  For information about the rules, you should contact the Landlord and Tenant Board.

For more information, here are the following links:

If you are a landlord and want more information, please visit: http://www.ltb.gov.on.ca/en/STEL02_111286.html

If you are a tenant and want more information, please visit: http://www.ltb.gov.on.ca/en/STEL02_111281.html

Best of luck!

Here are the latest numbers for the real estate market in Brampton for December 2008.  Selling prices have dropped in line with the rest of the GTA.  The time it takes to sell an average home in Brampton has increased to just over 40 days.

December 2008

In December of 2008, Brampton had 1,748 active listings on the market, 530 of which were new listings. There were 22 recorded sales in this month. Here is the break down according to areas in Brampton.

W23 (Any area in Brampton west of Highway 410)

Overall
Average sale price: $310,308
Median sale price: $300,000
Average number of days it took to sell a property: 40 days
Average % of listing price a property sold for: 97% of asking price

Detached Homes
Number of properties sold: 79
Average sale price: $347,262
Median sale price: $335,000
Average % of listing price a property sold for: 97% of asking price

Semi-Detached Homes
Number of properties sold: 35
Average sale price: $260,997
Median sale price: $260,000
Average % of listing price a property sold for: 97% of asking price

Condo Apartment
Number of properties sold: 3
Average sale price: $207,333
Median sale price: $215,000
Average % of listing price a property sold for: 98% of asking price

Condo Townhouse
Number of properties sold: 8
Average sale price: $226,763
Median sale price: $224,750
Average % of listing price a property sold for: 97% of asking price

Attached/Row/Townhouse
Number of properties sold: 7
Average sale price: $279,414
Median sale price: $279,000
Average % of listing price a property sold for: 98% of asking price

W24 (Any area in Brampton east of Highway 410)

Overall
Average sale price: $319,302
Median sale price: $310,000
Average number of days it took to sell a property: 41 days
Average % of listing price a property sold for: 96% of asking price

Detached Homes
Number of properties sold: 47
Average sale price: $399,347
Median sale price: $387,000
Average % of listing price a property sold for: 96% of asking price

Semi-Detached Homes
Number of properties sold: 10
Average sale price: $292,040
Median sale price: $299,000
Average % of listing price a property sold for: 96% of asking price

Condo Apartment
Number of properties sold: 12
Average sale price: $152,843
Median sale price: $139,750
Average % of listing price a property sold for: 97% of asking price

Condo Townhouse
Number of properties sold: 8
Average sale price: $199,875
Median sale price: $206,000
Average % of listing price a property sold for: 94% of asking price

Attached/Row/Townhouse
Number of properties sold: 13
Average sale price: $278,031
Median sale price: $285,900
Average % of listing price a property sold for: 97% of asking price

Here are the latest numbers for the real estate market in Brampton for November 2008.

November 2008

In November of 2008, Brampton had 2,338 active listings on the market, 939 of which were new listings. There were 327 recorded sales in this month. Here is the break down according to areas in Brampton.

W23 (Any area in Brampton west of Highway 410)

Overall
Average sale price: $305,579
Median sale price: $296,500
Average number of days it took to sell a property: 34 days
Average % of listing price a property sold for: 97% of asking price

Detached Homes
Number of properties sold: 115
Average sale price: $343,107
Median sale price: $330,000
Average % of listing price a property sold for: 97% of asking price

Semi-Detached Homes
Number of properties sold: 39
Average sale price: $279,381
Median sale price: $275,000
Average % of listing price a property sold for: 97% of asking price

Condo Apartment
Number of properties sold: 9
Average sale price: $205,500
Median sale price: $211,000
Average % of listing price a property sold for: 96% of asking price

Condo Townhouse
Number of properties sold: 13
Average sale price: $225,608
Median sale price: $229,500
Average % of listing price a property sold for: 96% of asking price

Attached/Row/Townhouse
Number of properties sold: 23
Average sale price: $246,448
Median sale price: $249,900
Average % of listing price a property sold for: 97% of asking price

W24 (Any area in Brampton east of Highway 410)

Overall
Average sale price: $323,680
Median sale price: $314,000
Average number of days it took to sell a property: 49 days
Average % of listing price a property sold for: 97% of asking price

Detached Homes
Number of properties sold: 62
Average sale price: $425,960
Median sale price: $387,000
Average % of listing price a property sold for: 96% of asking price

Semi-Detached Homes
Number of properties sold: 27
Average sale price: $288,963
Median sale price: $287,000
Average % of listing price a property sold for: 99% of asking price

Condo Apartment
Number of properties sold: 21
Average sale price: $159,381
Median sale price: $158,500
Average % of listing price a property sold for: 96% of asking price

Condo Townhouse
Number of properties sold: 12
Average sale price: $186,908
Median sale price: $177,500
Average % of listing price a property sold for: 96% of asking price

Attached/Row/Townhouse
Number of properties sold: 5
Average sale price: $261,180
Median sale price: $260,000
Average % of listing price a property sold for: 96% of asking price

Well, it looks like I stayed overseas a lot longer than I intended, but it’s great to be back home. Many apologies for my very extended hiatus from the site, but I am happy to announce that I am back and will be resuming my articles and real estate work.

Stay tuned!