Adventures in Real Estate

Why you NEED a Buying Agent

2011-07-30T13:16:00.000-07:00

One of the questions I often get asked is "Do I need a buyers agent?"

You see, many people go to an open house see THE house of their dreams and will put it an offer with the listing agent.

While with my listings this approach can offer savings, with respect to my commission rates, many agents will not offer savings and using the listing agent can result in you paying more for your home then is necessary and here is why;

The Listing Agent is the Seller's representative in the transaction, and is charged with helping the SELLER get as much as possible for their home.

As a Buying Agent I represent YOU and can look objectively at the property and assess fair value based on many things including market conditions, recent sales, how the home fits YOUR needs, and assessment of the home's future value.

A Buying agent's job is to negotiate as hard as possible to get you the best value for YOUR money and if that particular home is not the best value, we move on to others. A listing agent wants you to buy that home only.

A Buying agent will work closely with you to determine your must-haves, needs, and nice-to-haves and with that knowledge will find you the best home possible at the lowest possible price.

A buying agent is FREE to use! The seller pays all the commission and therefore it costs you nothing to have a skilled and professional negotiator working for you.

Your home is one of your biggest investments, isn't it worth it to have someone who is exclusively on your side?

I am always available to answer questions and you are under no obligation if you do ask. If you see any listings that you are interested in, please feel free to forward them on and I can show you their true value and what price is fair for that home.

Call me today 416-256-7000 or email me anytime at marianog@sutton.com and let me help you find your next home.

Mariano

Follow my tweets www.twitter.com/marianogigante

The 1% solution: 5 tips to help sell your house

2011-03-26T06:59:00.000-07:00

Recently I was invited by www.moneyville.ca to provide some thoughts on what values renovations bring when getting a home ready for sale. It can be a misconception among sellers that all renos are equal when getting a higher price for your home. This can often cause costly errors that with some research can be avoided. Below is the article I contributed to. This article has been copied from Moneyville.ca and can be viewed here;

http://www.moneyville.ca/article/959232--the-1-solution-5-tips-to-help-sell-your-house

Whether you’re moving out of town, moving up or splitting up, everyone has the same goal when they’reselling their home: to make as much as they can.

One way to get the best sale price is to invest a few dollars to spruce up your place for prospective buyers. One rule of thumb is that you should set aside 1 per cent of your asking price, so, if you’re listing for $400,000 a renovation budget of $4,000 isn’t out of line.

Of course, certain projects will get you more, though in most cases you won’t get all your money back. The return can be anywhere from nothing, for skylights and pools, to an average of 75 per cent on high-performing kitchens and bathroom projects.

Here are some tips:

Kitchen

You can expect to recover 75 to 100 per cent of your investment in kitchens and bathrooms.

“The payback is tremendous,” says Frank Turco, Home Depot’s trend and design manager. That’s because buyers don’t want to undertake a cumbersome renovation that restricts access to these key spaces.

A few hundred dollars can give your kitchen a whole new look. Cabinets can be cleaned, lightly sanded and painted to look like new, while hardware can also be updated quickly and inexpensively, with new pulls and handles starting at a few dollars a pop. Outdated track lights can be replaced with more fashionable varieties, focused task lighting and undercabinet lighting. Dingy backsplashes can also be refreshed with a coat of paint or new tiles, which are available in peel-and-stick varieties.

For a bit more of a splurge, try replacing laminate cabinets with wood and laminate countertops for something a higher end, such as Corian or granite. New appliances are also a worthy investment, with stainless steel and once again trendy glossy white appealing to buyers.

Bathrooms

In the bathroom, like the kitchen, painting the vanity, and swapping out light fixtures and pulls can refresh the space inexpensively. Upgrading faucets, taps and shower heads are another simple project in the $50 - $100 range.

Additional storage is also essential in the bathroom, so look into closet and cupboard organizing systems and adding extra shelving.

Or go all out and embrace the trend for more spa-like bathrooms with marble tiling, full glass showers with extra nozzles and high-end showerheads or a steam shower. Double sinks, heated floors and upgraded countertops are also nice perks.

Paint

In all spaces, a fresh coat of paint works wonders – bringing homeowners a return of 50 to 70 cents on the dollar, says says Mariano Gigante, a sales representative with Sutton Group. Others like, Re/Max salesperson Justin Kua estimate a fresh paint job can bring in returns of 300 per cent.

“Even if it is a simple thing to fix, buyers want it done,” says Gigante, noting it also helps sell homes quicker than other upgrades. Wipe away scuffed paint and outdated colours with neutral hues for a fresh, buyer friendly look.

Flooring

Ripping out worn carpets and refinishing, or replacing, battered floors can offer returns of 75 to 100 per cent, says Gigante, noting that laminate and wood offer the highest rate of return.

Turco recommends laminate vinyl options, explaining “vinyl has come a long, long way” and is now available in durable planks, tiles and sheets that can mimic almost any look and texture, with many varieties available in the $60 range for 24 square feet. Plus, as far as projects go, it’s “inexpensive and easy, as long as you have a box cutter and a ruler.”

Other upgrades

Replacing doors and windows can bring in 50 to 75 per cent – and help you save on energy costs to boot.

Landscaping, meanwhile, will put roughly 25 to 50 per cent of what you spend back into your pocket. A well-maintained garden, brick paths and even urns can also do a lot to boost your home’s curb appeal.

A buyer’s first impression is key so for an easy fix up under $100, Turco suggests cleaning up the front yard, repainting pots and planters, laying a new welcome mat and painting the front door.

Read about 10 easy ways to boost your home’s curb appeal here.

What not to do

Finishing a basement will see about a 50 per cent return on your investment, but as a big and costly job, Gigante says it’s only worthwhile if the homeowners intend on using it themselves for a while.

Skip the skylight. While additional natural light can be a boost, this project is expected to bring you absolutely no return, says Gigante.

Also avoid adding a swimming pool or Jacuzzi. It usually doesn’t improve your resale value and can even discourage buyers, such as families with small children.

If you are tackling a larger scale reno or working with a contractor, make sure the project comes in at less than your one per cent resale renovation budget, including a hefty contingency fund. The projects that offer the biggest returns – kitchens and bathrooms – can also bring the biggest surprises, snowballing costs as mechanical problems are uncovered.

Jennifer Wilson is the editor of yourhome.ca

You can check out the article and www.moneyville.ca for more great articles about all aspects of Saving, Investing, & Real Estate. It is a great resource!

If you are thinking of selling your home and renovations to get it ready, feel free to drop me a line at no obligation to you and I am happy to give you some ideas on what renos will get you the most resale value. I can be reached at 416=256-7000 and marianog@sutton.com

It is a great market out there and is a great time to sell particularly in the areas of Old Meadowvale Village and Levi Creek.

I currently have clients seeking detached homes with the following specifications

- 4 Bedroom 2,000 - 2,500 square feet with or without finished basement

- 4 bedroom 2,500+ square feet with finished basement

If your home meets this criteria call me today and get your home sold for top dollar.

Have a great weekend everybody.

Planning your Renovation

2011-03-10T13:09:00.001-08:00

For some people, the fears of cost overruns and months of living in a construction zone are enough to dissuade them from undertaking a renovation project. That's a shame because there are many good reasons to renovate. If you like the neighbourhood where you live, for example, but feel cramped in a small, outdated kitchen, upgrading may be a better solution than moving. A well-planned renovation might also increase property value. If your home is older than most in your area, new flooring or other updates can help to bring your home up to par with others on the market. Knowing the basics about the renovation process and the professionals involved can help you avoid unnecessary expenses and delays.

The Planning Stage

A renovation project is an opportunity to create the space you've always wanted. In the initial planning stages, create a wish list. Write down everything you would want to add or change in a room. For example, you may wish to install a convection oven or a larger refrigerator in the kitchen or new flooring and a Jacuzzi tub in the bathroom. Later, when you get an idea of cost from a professional renovator and from your own research, you can decide which options to keep and which ones are too expensive.

To help you plan your renovation, browse magazines and online home decorating websites. Visit home shows and home dÃ©cor stores to see some of the latest innovations in building products, countertops, appliances etc. Take note of product prices and energy ratings as you shop. You may find that certain upgrades will pay for themselves over the long run in terms of energy and water savings. A professional renovator can also be a good source of ideas and product suggestions.

Home Inspectors

Once you have created your wish list, you are ready to consult professionals for their input. If the renovation you are planning is extensive (e.g. involves knocking out a wall or electrical adjustments) it is wise to hire a home inspector. A home is a system; occasionally, a renovation in one area can have unexpected consequences in another. In addition, if your home has any existing problems such as water damage or a weakened floor, it is best to find out about them before you begin construction. The Canadian Mortgage and Housing Corporation (CMHC) recommends that home inspectors start their assessment in the basement as many problems in other parts of the home originate there. A cracked foundation and excessive moisture, for example, can cause deterioration throughout the entire structure.

A home inspector can help you to evaluate the overall condition of your home and set priorities for current and future renovation projects. A copy of the inspector's report should be provided to the professional renovators asked to bid on your project.

Real Estate Appraiser

Many people undertake renovations in hopes of increasing the value of their homes. Unfortunately, there is no simple 1:1 formula for recouping the costs. Many factors come into play including the age of your home and the value of those in your neighbourhood. If you are concerned about the return on your investment, you may wish to consult a real estate appraiser. The appraiser can help determine how a renovation would affect the value of your home. In general, homeowners can expect an eventual return on investment of approximately 70 percent for the kitchen and bathroom but only 50 percent for finishing a basement, according the Appraisal Institute of Canada.

Renovators

The next step is to solicit bids from professional renovators. It is a good idea to get more than one opinion on the best way to proceed with the project and the estimated cost. They will quickly examine the space you wish to upgrade along with the items on your wish list in order to give you a price estimate. They can also advise you if the project requires further design or architectural services.

When choosing a renovator, consider not only their price estimate but also how well you can communicate with them and whether they seem knowledgeable and organized. It is amazing how much you will miss a kitchen or bathroom as it is undergoing renovations! A qualified renovator will be able to get the renovations done within a reasonable amount of time.

Once you have selected a renovator, it is time to go over your wish list in detail. They will inspect your home to take measurements and ascertain the locations of electrical and plumbing lines. The renovator may be able to offer logistical suggestions on your design such as improving the flow of traffic in a kitchen. If a room requires a change to the electrical wiring or plumbing, they will likely be able to tell you at this point.

Next, the renovator will draw up plans. Review them together and if you approve of them, you will likely need to pay a deposit. (Be sure to get everything in writing and all keep the receipts. Do not pay in cash.) The final plans should include details of the project including the layout and materials as well as descriptions and prices of the products. There should also be a timeline indicating the stages of the project. Keep in mind that this timeline is not completely reliable because several variables can have an impact on the length of the project, such as availability of special-order items.

Lastly, a professional renovator should also be able to advise you on the proper permits (if any) that are required under your local municipal by-laws for various projects. Generally, the renovator will take care of acquiring the permits and arranging for inspections when the project is completed.

A successful renovation requires a team effort between you and the industry experts that you hire. To ensure a good outcome, you need a clear plan and good communication. Then all that's left is for you to sit back and enjoy the results.

Gain Negotiating Advantage When Buying

2011-03-09T05:36:00.000-08:00

Buying a property requires good knowledge of market conditions, personal finances as well as the ability to judge what is a good investment. Equally important is being in a position to negotiate realistically when you do decide to make an offer. That comes of doing as much up-front thinking and preparation as you can before you are actually in the position of preparing a formal offer to purchase.

Market conditions
Look at the long-range prospects of your borrowing commitment. For instance, in a period of low interest rates, you should take into consideration whether or not prices are expected to increase in the future. In that case, you may want to seriously consider locking in at a reasonable rate for the opportunity of considerable gain in the future.

How Much Can You Afford?
Before you go into the market to look for a house, review your current spending and loan commitments. A mortgage lender will use a ration of about 30% of gross income as the amount of mortgage you can carry. You will have a good idea of your own capacity if you review your finances beforehand. Property tax is an additional cost that must be factored into the equation.

Having settled on a price range for your prospective house purchase, the next step may be locking in a mortgage interest rate with a pre-approved mortgage. Knowing that you already have your mortgage arranged can increase your comfort level at the negotiating table. To arrange a pre-approved mortgage, you meet with a lender who will confirm your borrowing capacity, perform the required credit review and make an agreement to honour a particular interest rate for a specified time.

Existing Mortgage
If there is an existing mortgage on a property you are selling or on one you are looking at, there is more to consider than simply the balance outstanding and the interest rate. You should know, before you get into negotiations, whether or not the mortgage is assumable by the purchaser or is it due upon the sale. If it is assumable, must the new purchaser qualify in order to take it over and what is involved in doing that?

Be aware, as well, of any pre-payment terms. If your mortgage is open, of course, you can repay it at any time without penalty. However, a mortgager may have "lock-in" clauses. These may include payment of a bonus or the lender's interest revenue loss for the balance of the term should you repay early. You should clarify all this with your lender.

Portability
A very popular feature now is mortgage portability. That means that you can transfer your existing interest rate, loan balance and remaining term to a new mortgage without penalty although there may be some restrictions. Be sure you understand what they are before you get into negotiations.

Mapping the Route
Just as you would orient yourself beforehand to the law of the land in a country where you were going to live or even to visit, the same holds true for preparing your journey into the property buying market.

Santa Claus Parade Sunday in Mississauga

2010-11-28T07:13:00.000-08:00

Hi everyone,

Today is the big day! Streetsville will once again host the Annual Mississauga Santa Claus Parade on Sunday, November 28, 2010.

The parade will start at approximately 12:50pm on Queen Street South at Britannia Road and travel south through the Village to disperse at various locations after the Church Street junction.

Have heard that it is best to get there by noon to get a good spot and parking!
Try to carpool or take public transit so as to cut down on the amount of cars.

Don't be late or you will get on Santa's Naughty List. See you all there!

Establishing your Asking Price

2010-11-24T15:50:00.000-08:00

Deciding what price tag to put on your home is never easy. Price is often the determining factor for potential buyers. Location, layout and amenities are important but in the end most of us have to look at the bottom line. Many sellers like to think they can start with the price they originally paid, add a healthy mark-up and wait for the offers to roll in. A lot of those sellers will have to adjust their price once their home is on the market.

Try to put aside your subjectivity
The cherished memories you may hold of your home are basically unimportant to buyers. Usually they're more interested in creating their own memories. An unsentimental look at the market value of your home can save time and disappointment.

The amount you actually spent for home upgrades is worth mentioning in the listing information, but their reflection in the selling price can be somewhat distorted. The new carpet, paint, or deck you added may increase the value (and shorten the time your home is for sale) but don't expect to be reimbursed dollar for dollar for those renovations. As design trends change you may also find that certain renovations are either more or less desirable. (Do you remember shag?)

Arrange a Comparative Market Analysis (CMA)It is standard practice for a real estate agent to visit and evaluate a home. Ask for a comparative market analysis showing the selling prices of similar homes in the neighbourhood, those currently on the market and those that didn't sell. A CMA presented by an experienced agent can provide a realistic price estimate of your home. Remember however that CMAs are not set in stone. Some agents under-value your home in hopes of creating demand. Others will flatter you with over-inflated estimates in order to get your listing but later suggest a price reduction. Don't fall for these tactics - work with an agent who is upfront and honest in their evaluation and knows your area.

Conduct your own market research
When homes in your area have open houses take a look. Use this opportunity to compare your home to "the competition" in terms of price, location, square footage, and amenities. Once you look at several listings you should be able to make an educated guess as to the market value of different aspects of your home. If you are months away from actually listing your home, visiting open houses may also help you discover which renovations could be profitable and appeal to today's consumers.

Calculate the price per square footThere are many factors to take into consideration when determining market value. Price per square foot is a good starting point. You can get a fair idea of the average price per square foot of homes in your neighbourhood by reviewing properties sold or for sale recently. Remember that there is more than one way to count square footage so it's a good idea to ask your agent what method is commonly used.

Consider market conditions
Real estate is one of the most secure investments you can make but prices can rise and fall independent of the quality of the individual properties. If you attempt to sell your home when the market dips you'll find you may have to lower the price below your expectations. Interest rates, the state of the economy and the local job market should be considered before you put your home on the market. The time between price peaks varies due to local and national market influences. These characteristics will assist you in determining if there is any market timing opportunities.

Finally, consider your own needs when setting your price. Are you in a hurry to sell? If so you may want to knock one or two percent off the market value. Is there a minimum amount you can afford to accept? If you have the luxury of time you have more leverage. Keep in mind however, that a house that is on the market too long or has a large price reduction at some point, may be viewed as "damaged" or "stale goods."

Your best strategy may be to establish a fair asking price from the start. Most buyers will make an offer lower than the listed price in a bid to see how low you'll go. However, those who have researched the market will be willing to meet you near your terms.

Mortgage Brokers Demystified

2010-11-20T12:00:00.000-08:00

Unclear as to what a mortgage broker can do for you? This article discusses some of the many benefits and services provided by mortgage brokers in Canada. After reading this article, we hope you will understand why you will benefit by using a mortgage broker for mortgage financing.

What is a mortgage broker?
Simply stated, a mortgage broker is an agent for lenders in much the same way an insurance broker is an agent for insurance companies. Mortgage brokers act as agents for banks, trust companies, credit unions, mortgage corporations, mortgage investment corporations, finance companies and individual private investors. Some mortgage brokers are exclusively lenders of their own money and provide a direct source of mortgage funds (a topic to be discussed in a later issue). Mortgage brokers are trained professionals that have to meet a satisfactory educational requirement before they may become registered. As such, this requirement ensures you are being provided with a duty of care, a working knowledge of mortgage products and a standard of service to meet individual needs.

So, how would I benefit by using a mortgage broker?
Using the services of a mortgage broker for the first time usually results in the following testimonials:

I originally thought you only used mortgage brokers if you couldn't qualify at the bank….I was wrong.
I didn't feel intimidated or left in the dark for days on end wondering if I would qualify;
My mortgage was approved the very same day I applied;
I didn't realize there were so many terms and conditions that vary among the different institutions. My mortgage broker took the time to explain them to me;
I didn't realize many mortgage products and discounts were available exclusively through mortgage brokers;
I always thought you had to pay fees but because my mortgage was approved based on my credit history and income, there were no lender or brokerage fees charged;
I didn't have to leave my home or take time off work to apply;
The broker clearly explained the interest rates, prepayment privileges and other important terms and conditions which helped clarify some of my many questions and helped save me a great deal of money as a result;
Within five minutes, the broker explained how much of a mortgage I qualified for;
Within five minutes the broker told me that I had enough income to qualify for my $160,000 condominium purchase;
The application process was pleasant and over the telephone;
I didn't have to take the time to shop financial institutions for the best mortgage myself, the broker did everything and got me what I wanted;
The broker was always accessible on evenings or weekends when I needed an important question answered before making an offer on a property;

What will the mortgage broker need to know? As you probably already know, lender terms and conditions are not created equal. So, whether you are purchasing a property or refinancing an existing mortgage, there are many factors to take into consideration. A quick analysis of your personal situation by a qualified mortgage broker, lets him/her know where to shop the market. Some things he/she will need to know are:

Net worth (i.e. your assets less your liabilities);
Income (i.e. income from employment or self-employment);
Credit history (i.e. your payment history with your other creditors, loans credit cards etc.);
Property type (i.e. Residential, Land only, recreational, remote location etc.);
Down payment amount;

Once your application is complete, the mortgage broker knows where you will qualify. With the click of a few buttons, he/she can tap into the vast network of computers which connect lenders and brokers electronically. As mentioned above, the broker can obtain rate discounts for you that you cannot obtain yourself.

Where will your next mortgage financing experience be?
Volumes of detailed important information are available to consumers right now but do you have the desire, time or where-with-all to effectively examine what's out there? It can be a daunting, frustrating task. To limit your frustration, consider using the expertise of a qualified and knowledgeable mortgage broker to help you understand the mortgage process and meet your financial needs.

Indoor Plants for the Lazy Gardener

2010-11-18T14:33:00.000-08:00

Outside the trees are bare. A cold wind blows relentlessly from grey skies. Right about now something green and alive sounds awfully appealing. An indoor plant might be just what you need. But wait. Are you lacking that proverbial green thumb? Fear not. There are numerous plants that can survive the most extreme lack of attention. You just need to find the right plant. The following ranks the top performers from low-maintenance to moderate care.

Cactus
Cacti are extremely hardy and actually prefer to be watered infrequently. You can water them once every five weeks in winter when growth is minimal and once every two weeks in the summer. The only requirement of these prickly desert plants is strong, direct sunlight. A south-facing window is fine. Choose a light soil with good drainage so that the roots do not become waterlogged. Now just sit back and watch your cactus grow…very slowly.

Spider Plant
Don't let the name scare you away. This houseplant got its name from the shape of trailing shoots that hang down from the main part of the plant. These shoots can be placed in shallow water and within a week you will see roots forming. (It's a good idea to change the water every other day.) Within another week, the root system should be large enough for the shoot to be planted in soil. Although this plant requires moderate sunlight and regular watering at least you can grow new plants in case one dies!

Aspidistra
Not even the gloomy window ledges of George Orwell's novel Keep the Aspidistra Flying were enough to kill this plant. Aspidistra refers to any of several Asiatic plants of the lily family. The dark green leaves are broad and taper to a point. The dull purple flowers have been graciously described as 'inconspicuous'. Despite the lacklustre reputation, this plant is quite striking and is certainly very hardy. It can thrive in dark nooks or direct sunlight as well as a wide range of temperatures-from 10 to 30 degrees Celsius.

African Violets
This is the perennial favourite of indoor plants. Basic watering and moderate light will result in a steady production of blooms. Even fertilising this plant has been made simple-just push a fertiliser spike, formulated especially for African Violets, into the soil. The spikes slowly release fertiliser over a period of one to two months. The blooms are usually intense pink, purple or yellow. Check out your local garden store to find the perfect colour of flower to complement your décor.

Weeping Fig
This plant bears little resemblance to the fruit-producing varieties found in orchards and back yards. The weeping fig has small, shiny leaves that droop down like water droplets hanging off the branches. The trunk is complex and attractive. Moderate light and moisture are all that's required to keep this plant healthy. Position it beside any window except one with a northern exposure. Typically, this plant reaches a maximum height of two metres, which makes it ideal for creating a dramatic impact in the limited space of most apartments. One warning however: pets seem to like chewing on the leaves of this plant so you may want to place it on a platform until the tree is tall enough that leaves are out of reach.

Palm
If you really want winter to seem more tropical, consider adding a palm to your home. You may be most familiar with the spindly-stemmed variety with the large spiky crown that was popular in the 1980s! Fortunately, florists have begun importing a selection with a wider range of heights and shapes. Generally, palms need natural filtered light and water every five to seven days. You can put your palm on a balcony or patio in the summer as long as it does not receive direct, hot sunlight. Fertiliser is beneficial but not essential. Growth is slow in this plant which may or may not be a desired quality.

Purple Passion Plant
This plant is named for the tiny purplish hairs that cover abundant small, pointed, green leaves. Hanging pots are a great way to showcase the downward leaf growth as well as reducing the likelihood of mealy bug infestation, which is common in this species. This plant requires direct sunlight from a south-facing window. Passion plants should not be over-watered. Either use a moisture metre available from garden stores or dig down about an inch into the soil using your fingertip to assess moisture levels before watering.

Whichever plant you decide to feel "passionate" about is sure to add a touch of summer's vitality to your home!

The real estate market and I have buyers still looking for the folllowing

3/4 bedroom in Old Meadowvale Village or Levi Creek and are willing to take a fixer upper
4 bedroom in Woodbridge with finished basements

Contact me today at marianog@sutton.com or 416-256-7000 and stay tuned as I have some hot listings coming soon in Old Meadowvale Village.

Play Safe Out There,
Mariano

Fun Family Fridays: Ontario Santa Claus Parades

2010-11-12T10:41:00.000-08:00

Hey everyone, hope you are all doing well, as you all know Christmas is coming up and I know that some of you with kids will be interested in seeing the big guy at some point during the holiday season. Below is a list of Ontario Santa Claus Parades courtesy of www.400eleven.com

November 2010

Belleville Santa Claus Parade
Belleville, ON
November 14, 2010 5pm
The Annual Nighttime Santa Claus Parade

Angus Santa Claus Parade
Ho! Ho! Ho! The annual Angus Santa Claus parade will be held on Nov. 13 at 10 a.m. Floats will be travelling along Mill Street to the Essa Arena. Don’t forget to stop at the arena for hot dogs, cookies, drinks and your photo with Santa. This year’s theme is Christmas Festival. If you are interested in entering a float please call Sandie at 705-424-6844 or Anne at 705-424-9709.

Bala Santa Claus Parade:
Bala, Ontario
November 13, 2010 1pm
Parade winds through the streets of Bala. Visit Santa after the parade at Bala Community Centre - plus a free skate for all at the arena!

Sudbury Santa Claus Parade
Sudbury, ON
November 13, 2010 5:30 pm
This year’s theme is “Musical Christmas”

Annual Barrie Santa Claus Parade
Barrie, ON
November 20, 2010 5:30 pm
Annual Santa Claus parade Theme “What Christmas Means to Me”

Gravenhurst Annual Visit with Santa & Santa Claus Parade
Gravenhurst, ON
November 20, 2010 11am
Visit with Santa at the Gravenhurst senior centre at 12:30. Free family skate from 2:00 p.m. to 4:00 p.m. We ask all families participating in the skate to bring one canned or non parishable food item towards our local food drive.

Owen Sound Santa Claus Parade
Owen Sound, ON
November 20, 2010 10am
Owen Sound Kiwanis Santa Claus Parade at 10:00 am Downtown

Sault Ste. Marie Santa Claus Parade
Sault Ste. Marie, ON
November 20, 2010 6pm
Twinkling lights, a nip in the air, and the anticipation of the upcoming holiday season set the stage for the Rotary Santa Claus Parade. Traditionally attracting more than 35 entries and more than 7,000 spectators, the parade is recognized by the community as Sault Ste. Marie's official kick-off to the Christmas season.

Bradford West Gwillimbury Santa Claus Parade
Bradford, ON
November 20, 2010 6:30 pm

Keswick Santa Claus Parade
Keswick, ON
November 20, 2010 1:30pm – 3:30pm

Kingston Santa Claus Parade
Kingston, ON
Kingston, Ontario
November 20, 2010 Nighttime Santa Parade 5pm
Come on out and enjoy the lights and magic of this parade along downtown Princess Street.

Oshawa Santa Claus Parade
Oshawa, ON
November 20, 2010 6pm

Ottawa Santa Claus Parade
Ottawa, ON
November 20, 2010 5pm
From Canadian War Museum along Wellington Street to Ottawa City Hall

Newmarket Santa Claus Parade
Newmarket, ON
November 20, 2010 11am

North Bay Santa Claus Parade
North Bay, ON
November 21, 2010 12pm
This year's theme will allow for a great deal of creativity by the participants.

Orillia Santa Claus Parade
Orillia, ON
November 21, 2010
Join us for one of the largest Christmas parades north of Toronto! Over 100 floats & bands, & of course, Santa himself, bring "Santa's Workshop" to life

Cobourg Santa Claus Parade
Cobourg, ON
November 21, 2010 2pm
On Dasher and Dancer, Prancer and Vixen! They will be there with the star attraction, at the annual Santa Claus Parade! Free family fun for the whole family.

Lindsay Santa Claus Parade
Lindsay, ON
November 21, 2010 2pm

Port Severn Santa Claus Parade
Port Severn, ON
November 21, 2010 1 pm

Haliburton Santa Claus Parade
Haliburton, ON
November 26, 2010 6:30pm
The Haliburton Village Santa Claus Parade. Friday Nov. 26, 2010 6:30 pm. Another night-time spectacle of lights and music. Sparkling lights, floats, marchers, horses and bands all bringing in the Festive Season. Main Street, The Village of Haliburton.

Orangeville Santa Claus Parade
Orangeville, ON
To be determined

Mactier Santa Claus Parade
Mactier, ON
November 28, 2010 1pm

Bloomfield Santa Claus Parade
Bloomfield , ON
November 26, 2010

Elliott Lake Santa Claus Parade
Elliott Lake , ON
November 26, 2010 7pm

Huntsville Santa Claus Parade
Huntsville, ON
November 26, 2010 7pm
The Huntsville Santa Claus Parade starts in downtown Huntsville at 7:00 pm and travels to Huntsville Place Mall

Wasaga Beach Santa Claus Parade
Wasaga Beach, ON
November 27, 2010 2pm

Temiskaming Shores Santa Claus Parade
Temiskaming Shores, ON
November 27, 2010 evening parade

Minden Santa Claus Parade
Minden, ON
November 27, 2010 10:30am
Sponsored by the Township of Minden Hills in partnership with its volunteers, local businesses and organizations. Come and meet santa after the parade, hot chocolate, free photographs with santa, treats...lots of fun for the kids and kids at heart! Hope to see you there! Parade route from the public parking lot, Newcastle Street to Bobcaygeon Road, north on Bobcaygeon to Parkside and right to the S.G. Nesbitt Memorial Arena.

Pembroke Santa Claus Parade
Pembroke, ON
November 27, 2010 5:30pm

Port Perry Santa Claus Parade
Port Perry, ON
November 27, 2010 5pm
One of the largest parades in Durham Region

Gananoque Santa Claus Parade
Gananoque, ON
November 27, 2010 evening parade
Come and visit Santa and all his reindeer at the annual Santa Clause Parade down King Street
Phone: (613) 382-1557

Aurora Santa Claus Parade
Aurora , ON
November 27, 2010 6pm

Brockville Santa Claus Parade
Brockville , Ontario
November 27, 2010 2pm

Espanola Santa Claus Parade
Espanola, Ontario
November 27, 2010 7pm

Elora Santa Claus Parade
Elora, ON
November 27, 210 6pm

Fenelon Falls Santa Claus Parade
Fenelon Falls, Ontario
Santa Day November 27th, 2010 11:00am
Santa Claus Parade November 27, 2010 5:00pm

Listowell Santa Claus Parade
Listowell ON
November 27, 2010

Port Elgin Santa Claus Parade
Port Elgin, ON
November 27, 2010 7pm

Parry Sound Santa Claus Parade
Parry Sound, Ontario
November 27, 2010 4:30pm

Walkerton Santa Claus Parade
Walkerton, ON
November 27, 2010 7pm

Uxbridge Santa Claus Parade
Uxbridge, ON
November 27, 2010 11am

Alliston Santa Claus Parade
Alliston, ON
November 27, 2010 6pm

Trenton Santa Claus Parade
Trenton ON
November 28, 2010 4:30pm

Waubaushene Santa Claus Parade
Waubaushene, ON
November 28, 2010

Picton Santa Claus Parade
Picton, ON
November 28, 2010 3pm
Start the weekend by dropping by the historic Crystal Palace to shop through the beautifully adorned

December 2010

Mount Forest Claus Parade
Mount Forest, ON
December 3, 2010 7pm

Barry’s Bay Santa Claus Parade
Barry’s Bay, ON
December 4, 2010

Fergus Santa Claus Parade
Fergus, ON
December 4, 2010 5pm

Coldwater Santa Claus Parade
Coldwater, ON
December 4, 2010

Creemore Santa Claus Parade
Creemore, ON
December 4, 2010 1:30pm

Kincardine Santa Claus Parade
Kincardine, ON
December 4, 2010 6:30pm

Lion's Head Santa Claus Parade
Lion's Head, ON
December 4, 2010 1pm

Perth Santa Claus Parade
Perth, ON
December 4, 2010 5pm

Peterborough Santa Claus Parade
Peterborough, ON
December 4, 2010 4:45pm

Tottenham Santa Claus Parade
Tottenham, Ontario
December 4, 2010 10am

Burk’s Falls Santa Claus Parade
Burk’s Falls, ON
December 4, 2010

Sutton Santa Claus Parade
Sutton, Ontario 5pm
December 4, 2010

Eganville Santa Claus Parade
Eganville, ON
December 5, 2010

Wiarton Santa Claus Parade
Wiarton, Ontario
December 5, 2009

Midland Santa Claus Parade
Midland, Ontario
December 5, 2009 at 1:00 pm

Marmora Santa Claus Parade
Marmora
December 4, 2010
On Dasher and Dancer, Comet and Vixen! See them all, as well as the guest of honour, Santa himself at this year's Santa Claus Parade

Meaford Santa Claus Parade
December 4, 2010 6:30 pm
The Annual Meaford Santa Claus Parade delights young and old alike, thanks to the hard work of the Kinsmen Club.
Now, the parade has a special "twinkle" about it... it's held at night. The celebration will take place Saturday December 4, at 6:30 pm. It starts at Olivet Baptist Church and proceeds down Sykes Street past the Town Hall. Local businesses, service groups, churches and organizations prepare an array of creative floats, and of course, the highlight of the parade is Santa Claus, who greets excited children with merriment and candy bags. It's always a night to remember

Bancroft Santa Claus Parade
Bancroft, ON
December 4, 2010 2:30pm

Santa Claus Express South Simcoe Railway (Tottenham)
Share the Magic of Christmas... ride the SANTA CLAUS EXPRESS!
December 4th to 19th, 2010. Advance reservations available

Shelburne Santa Claus Parade
Shelburne, Ontario
December 4, 2010 5pm

Zurich Santa Claus Parade
Zurich, Ontario
December 5, 2010 5:30pm

Bracebridge Kinsmen Santa Claus Parade
December 5, 2010 1pm
Theme: "A Teddy Bear Christmas".

Collingwood Santa Claus Parade
December 5, 2010 2pm

Bobcaygeon Santa Claus Parade
Bobcaygeon, Ontario
December 11, 2010 5pm

Baysville Santa Claus Parade
Baysville , Ontario
December 12, 2010 1 pm

A Portage Flyer Christmas - Evening train ride to Santa
at Muskoka Heritage Place
Huntsville, ON
Saturday, December 18, 2010
5:00 p.m. to 8:00 p.m.(last train 7:30 p.m.)
$5.00 per person
An evening of magic with all the joy & hope, sparkle, twinkle & dazzle of the festive season Last chance to tell Santa your side of the story!

Alma, Ontario
Alma 30th annual Santa Claus Parade is Dec. 19th, 2010
Young and old alike enjoy the event so plan to attend. You can enjoy the parade from your car or by standing along the main street - main street Alma.
Alma, or Alma Station, is a small village in north west of Toronto It is a part of the Township of Mapleton in North Wellington County and lies north of Elora, and south of Arthur. Local businesses include restaurants, car mechanics, and the local variety store, as well as a vibrant agricultural scene.

What You Need to Know about Smoke Detectors

2010-11-11T07:00:00.000-08:00

Everyone dreads the idea of a fire destroying his or her home. It's hard to imagine the treasured possessions accumulated over a lifetime turned to ashes and charred remains. Even more difficult is coping with the irreplaceable loss of loved ones. Fortunately, much of this could be prevented. The number of reported fires in houses with smoke alarms is 10 times less than in those without alarms. It is important to check your alarm's batteries at least twice a year. Most people tie it to the time change to make it easier to remember.

Most people realize that detectors are their best protection in a fire yet approximately 13% of Canadian households don't use them. A lack of information and reluctance to make the investment seem to be the main reasons. These homeowners put themselves in danger when they are most vulnerable. Statistically, the worst fires occur in the evening when people are sleeping. By the time they smell smoke or feel heat, the fire is rampant and the occupants of the home can become trapped or overcome by the carbon monoxide present in smoke. Alarms are designed to sound at the first sign of smoke increasing the odds that both the residents and their possessions will survive.

It's important to be aware that there are different types of fires and different types of detectors. Ionization alarms are triggered when smoke particles interrupt the ion current that flows between two metal plates. The advantage of these detectors is that the smoke can be invisible to the human eye, while remaining "visible" to the ionization detector. The ion conductivity is produced by a tiny amount of radioactive material-Americium-241 (or AM-241). Some research has been done which indicates ionization detectors may not be very good at detecting smouldering fires which produce small amounts of particles. These detectors work best in smoky fires such as kitchen fires.

Photoelectric devices work on an entirely different principle-smoke particles cross a steady beam of light and set off the alarm much like a motion sensor. There are conflicting reports on the efficiency of this detector and it is recommended that homeowners invest in a dual photoelectric/ionization device which combines both functions. At the very least, if you already have an ionization device you should invest in a photoelectric version and visa versa.

For greater protection install at least three alarms-one in the living room (41 percent of fatal fires start in the living room), one near the bedroom and one place few people think of-in the basement. Hot water heaters and furnaces in the basement can pose a significant fire hazard especially since a small fire there is likely to go unnoticed until the fire is too large to control.

You should also consider wiring your detectors for a chain-reaction. Normally, an isolated fire would have to burn intensely before setting off alarms at the opposite end of the home. Chain-reaction alarms sound simultaneously at the first sign of smoke giving your family valuable minutes to get to safety. When you purchase alarms, ask about connective wiring options.

Remember that tradition noise-producing alarms are ineffective for occupants who are deaf or hard of hearing. There have been great new innovations in the warning signal itself. A new product, The Scent of Life Signalling Device releases a pungent aerosol spray into the air when smoke is detected. This device also works well in high noise level areas. For more information on this product check out http://www.globweb.com/paradigm/solmain.htm. Strobe light alarms are also effective for the hearing impaired but must be placed well within view. If you opt for a strobe alarm for residential use be sure to place one in the bedroom.

The annual fire-death rate in houses without alarms is 130 deaths per million households. By installing several battery-operated detectors in each house, that rate would be reduced by almost two-thirds. Battery operated models range from $20-50. The safety rates are even better with wired-in smoke detectors which have been mandatory in new housing since 1980. These devices are more heat-resistant and reliable than battery operated alarms. Wired-in systems cost approximately $500.

Whichever system you choose be sure to follow installation and maintenance instructions. Battery operated models will either use staggered beeps or a blinking light to indicate low power. Don't wait that long though-install new batteries when you change your clocks for daylight savings time in the spring and fall. You and your family will sleep easy knowing you're protected. Hopefully the only alarm you'll hear when you're sleeping will have a snooze button!

Reno Tuesday: Top 12 Bathroom Renovation Tips

2010-11-09T04:29:00.000-08:00

As the weather gets colder, it is time to turn attention to those indoor projects in order to increase both your enjoyment as well as the value of your home. Bathrooms are one of the key items that home buyers look at when purchasing and is one of the places where you can see a great return on your investment and an enhanced quality of life.

In ancient Rome, citizens who couldn't afford bathing facilities in their homes would visit public baths. These were not only places to scrub away the dust of the day, but they were also places to indulge in a warm soak surrounded by elegant décor and soothing music. Thousands of years later, the modern bathroom also offers functionality and comfort.

The difference today, however, is in the vast range of available fixtures, lighting, flooring, accessories, and wall coverings that incorporate function with style. If you are planning to renovate your bathroom, the following tips may help you select the best products and trends to suit your needs as well as conduct a successful renovation.

Whether you wish to retile, add a stylish vanity or completely renovate your bathroom, you will find a stunning selection of new products on the market. Some of these use technology and modern materials to create durable, water-resistant products and others are innovative designs that improve on tradition.

1. Bamboo flooring can provide the warmth of 'wood' in the bathroom with little risk of warping. This flooring is produced from tropical bamboo grass that has been processed to produce a flat, hard surface. In its natural state, bamboo is sandy beige but it can be stained to any colour. The floor must be sealed with polyurethane.

2. Electronic faucets that activate when you put your hands under them are becoming popular for home decorating. They are a great way to save water, particularly for families with children who often like to leave the water running. Unlike the industrial-style electronic faucets found in public washrooms, homeowners will find a growing selection of elegant faucet styles.

3. Perhaps the most radical design change that the bathroom sink has ever undergone is the vessel sink. It looks like a bowl sitting on the countertop but the bowl has drainage at the bottom that connects with standard plumbing. Vessel sinks have a simple, geometric look that works well with modern dÃ©cor. These sinks are available in a variety of materials including glass, stainless steel, ceramic, stone, copper and more.

4. Showerheads have also evolved. Computerized shower valves can be programmed to regulate water pressure and temperature.

5. Etched glass has been used for years on dishware but now etched glass is used to create bathroom accessories and mirrors with a spa look.

6. A 'rainwater' showerhead is a popular new innovation. Rather than a blast of pressurized water from a traditional showerhead, the rainwater version uses gravity. The showerhead is directly overhead and water falls in a soothing cascade.

7. Bathrooms often have bright lights near the mirror to provide adequate illumination for shaving, applying makeup, etc. In many cases, the light over the mirror is the only one in the room. A new trend is to use sconce lighting to provide a warm glow of light in the rest of the room. By installing one light switch to control the vanity light and another to control the sconce lighting, you can create ambiance at the flick of a switch.

8. If your bathroom is large enough, consider adding an elegant, comfortable chair. Furniture and built-in cabinets that resemble furniture are a popular new trend in bathroom design.

9. In the spirit of luxury, entertainment has made its way into the bathroom. What could be nicer than reclining in the tub and listening to surround sound music or watching a movie on your television housed inside built-in cabinetry?

10. The bathroom is a great place to let your imagination run wild; there are no set rules about colour or style. Some general trends, however, are toward neutral coloured flooring and tile. Wood, particularly cherry wood, is becoming popular for cabinets and accents. Granite countertops, brushed metal faucets and whirlpool tubs are also in vogue.

11. Depending on the style of your bathroom, a chandelier might be perfect. If you equate chandeliers with large, elaborate fixtures, you will no doubt be surprised by the vast new selection of sleek and elegant new designs at lighting stores.

12. Natural light is an important element in the modern bathroom. If your bathroom lacks light, you may wish to consider renovating to add a window or glass blocks.

Renovation Tips

Once you have skimmed decorating magazines and visited home renovation showrooms, you may be ready to plan your remodelling project. If you live in a condominium, you should check your strata rules regarding renovations. You may find that there are restrictions on colours and products that will influence your project.

The next step is to consult a professional home renovator. Ideally, you should interview three renovators and obtain written quotes from each. When you have chosen a firm, they will be able to turn your drawings and suggestions into workable plans. Depending on the scope of the project, a professional renovator can advise you as to whether your renovation violates any municipal codes. They will also be able to provide expertise regarding the placement of electrical outlets, plumbing requirements, structural limitations, etc. Installing a whirlpool for example, involves all three of these considerations.

Remember that a renovation can take a while. If you are doing a major renovation, which involves removing the toilet or the shower, be sure to have a backup. If you have one bathroom in your home, you may need to befriend a neighbour!

The exciting new products on the market, along with careful planning and professional workmanship can help you create a personal spa atmosphere that provides function and luxury for years to come.

Home Staging Tips for Quick Resale

2010-11-04T12:51:00.000-07:00

Are you wondering what you can do to sell your home quickly without spending a lot of money in home renovations? All you may need is some practical advice on how to showcase your home to attract potential buyers. A buyer makes a decision whether or not they want to buy your home within 5 seconds of walking in the front door. The idea behind home staging is to prepare your home to appeal to the widest audience of viewers. Like a display suite, your house should encourage buyers to visualize living there. If your home is cluttered, out-dated, or is not selling, you may want to hire a professional home stager who can make your home more attractive to buyers. If you want to know the basics of home staging so you can make changes yourself, here are some useful tips.

Think of your home as a commodity. Remember, it is not going to be your home anymore and should be marketed as a product. When looking at your home, you should decide on a general theme that emphasis the best features of your home and portrays an overall mood.
You don't get a second chance to make a first impression. Clean up and revamp your front entrance way. It is the first place a buyer will see. Polish doorknobs, replace burnt out bulbs, and repaint the door if it is stained or scratched.
Do a thorough cleaning before putting your house on the market. Spotless walls, windows, carpets, flooring, and appliances make a lasting first impression. Key areas are the kitchen, bathroom and front entry. If your carpets or vinyl floors are stained, especially in high traffic areas, you should consider replacing them.
Consider the outside of your house. Does your siding need washing, your gutters cleaning out, or your hedge need trimming? A tidy outside raises less concern about maintenance issues.
Remove any clutter. Small appliances on countertops, knick-knacks, jam-packed bookshelves can be packed away in preparation of moving. Family photos should also be packed away so that the potential buyer can more easily visualize their own possessions in your home. This also includes removing any excess furniture so your home has a spacious airy feeling. You may want to rent a temporary storage unit for furniture and other boxes that take up room in your closets or storage spaces.
Arrange the furniture in your home to showcase its best features. Put a few pieces on angles to create cozy corners, and a less boxy look.
Remove any area rugs that are covering attractive flooring and a fresh coat of paint can do wonders for a dingy room. Try using currently fashionable colors to update your home's décor. Cream or neutral colors warm up a room making it feel giving a homey impression.
Vacant homes should have the heat or air conditioning on for showing purposes. It reduces the stale odors that accumulate inside of a vacant house and gives a more inviting impression to potential homebuyers.
The mood you create in your home is also dependent on odors. If you home has an unpleasant or mildew smell you will want to remove the source of the odor. Open up the windows to let fresh air inside your home before you show it. If you are going to use a scented candle or incense, try and use mild varieties as strong smells can irritate sensitive noses.
Baking bread, playing soft music, and adding additional plants to your home, are all psychological cues that make a potential home buyer feel like your home is a nice place to live in and they will spend more time previewing your house. Outdoor planters and indoor floral arrangements are visually pleasing.
Consider your lighting. Natural light makes a home feel more welcoming, open and appealing. Drapes and blinds should be opened and mood lighting left on in darker rooms.
Take a look at your possessions. Stained or tattered items should be removed from view. Fresh towels, made beds, and clean throw rugs are a must.
Fix any small repairs, including leaky faucets, squeaky doors, and loose door handles. They may seem insignificant but minor repairs add up in the mind of a potential buyer.
If you have pets, ensure that their dishes, sleeping areas, and litter boxes are clean. Any noticeable pet hair should be vacuumed, and dog droppings removed from the yard.
If you know the mood you want to create but do not have the furnishings, consider renting them. Large pictures, designer coffee tables, and accessories that enhance your homes overall look may increase the appeal of your home without seriously denting your pocket book.

Open House Alert!

2010-10-14T04:20:00.000-07:00

Hi everyone,

I have been neglecting my blog lately. It has been crazy out there! The historically low interest rates out there and great inventory levels make this the perfect time to find your next home. Blog post to come on this later I promise.

This weekend is extremely busy for me. I have two open houses that I would love to see you at.

On Saturday October 16th, I will be at 7120 Baskerville Run from 2-4pm.

This great family home in historic Old Meadowvale Village boasts tons of light, hardwood throughout, renovated kitchen with granite counters and breakfast island, generously sized bedrooms, and a fantastic backyard with deck and brick BBQ. The lot is perfect for building a pool and entertaining all your family and friends.

On Sunday October 17th, I will be at 2185 Thorn Lodge Drive from 2-4pm

This home is in Sheridan Homelands which is a fantastic school district and home to a great French Immersion program. The house itself has been upgraded with everything you can think of including a gorgeous kitchen with stainless steel appliances, fabulous master ensuite (rare in this neighbourhood) and renovated basement with large windows perfect for family gatherings.

As always, I will be personally hosting both open houses and would be happy to answer any questions. You can check out both listings at www.marianogigante.com

Hope to see you there,

Mariano

Happy BelatedCanada Day From The Ontario Government - Welcome to the HST!

2010-07-03T13:06:00.000-07:00

Happy Belated Canada Day everyone!

On June 30th, I was driving home from a client's home inspection I noticed that every gas station I passed had insane line ups. At first I didn't get it but then realized that these Ontarians were trying to fill up in their gas tanks to save a few dollars from the dreaded HST.

The Ontario government in their infinite wisdom decided to implement the HST as of July 1st, 2010. I for one, think the implementation date is horribly ironic when you consider many Canadians already feel they are overtaxed (myself included) and don't see the value of all the taxes they pay reflected in the services they receive and in the wake of government spending scandals such as eHealth.

According to the Ontario Government's web page devoted to the HST; "Ontario's comprehensive tax package, including the harmonized sales tax, will create jobs by making Ontario more competitive and provide personal tax relief." .* They also state that the current structure hurts Ontario's economy and job creation due to the fact that sales tax is hidden in the cost of doing business in Ontario. The HST, they argure will remove this hidden tax by refunding sales tax based on most business inputs.

Theoretically, lower business taxes should mean lower prices for consumers, Lower business taxes should attract increased business investment which in turn will increase jobs and incomes for Canadians.

However in a global economy just now recovering from a severe worldwide recession will a small savings in business tax really attract that much business investment from companies just getting back on their feet? According to the Ontario government, yes. A report from Jack Mintz estimates "estimates that these tax changes, together with other recent tax measures, will lead to $47 billion in increased capital investment and create 591,000 new jobs within 10 years."*

Now that is all fine and good that new jobs will be created and that business tax will be lowered but what does the HST mean to you? Although many items remain at similar tax rates; below are some items that will cost more as of July 1st.

Internet Access Services
Cleaning Services
Landscaping Services
Hotel Rooms
Taxis
Airline Tickets
Magazines
Home Renovations
New Homes over $400,000
Real Estate Commissions
Lawyer Fees
Cigarettes

The full list can be found at http://www.rev.gov.on.ca/en/taxchange/taxable.html

It is important to note that tax rates do not change for over 93% of all items/services but at a time when many Canadians are struggling to get by I hope that what the Ontario Government is promising does happen and this tax does not just add to Ontario's overwhelming tax burden.

What do you think? Will the HST hurt or save Ontario? Would love to hear from others. Feel free to leave comments or tweet me at www.twitter.com/marianogigante

As always, you can read more at www.marianogigante.com

May brings lower homes sales and fewer new listings - CREA

2010-06-16T08:02:00.000-07:00

OTTAWA – June 16th, 2010 – Statistics released by The Canadian Real Estate Association (CREA) show that home sales activity and new listings in Canada declined in May.

Seasonally adjusted home sales activity via the Multiple Listing Service® (MLS®) Systems of Canadian real estate Boards declined nationally by 9.5 per cent in May from near-record level activity the previous month. While activity declined in more than 70 per cent of local markets, the lower national figure resulted largely from fewer sales in Toronto, Vancouver and Ottawa.
Actual (not seasonally adjusted) national sales activity was down 4.3 per cent in May from the same month last year. In a departure from the normal seasonal pattern, national activity levels in May were also down from April levels. This suggests that the combination of changes to mortgage regulations and rising mortgage rates pulled forward a number of sales into April that would have otherwise taken place at a later date.

“May was the first full month in which sales activity was affected by these changes,” said CREA President Georges Pahud. “An accompanying decline in new listings and housing starts means these changes are also affecting the supply side, which will keep the market balanced and Canadian home prices stable.

The seasonally adjusted number of homes that were new listings on Canadian MLS® Systems in May 2010 declined by four per cent from the previous month. This marks the first monthly decline in new listings in eight months. New listings had been climbing sharply, rising from a four-year low last September to the second highest level ever last month.

The number of homes listed for sale on Boards’ MLS® Systems at the end of May was up 5.4 per cent from levels at the same time last year, when the supply of homes for sale on the market had started declining.

The national average price of homes sold via Canadian MLS® Systems rose 8.5 per cent in May from a year ago. This is a smaller increase compared to those recorded over the past nine months.

“Supply and demand has become more balanced in a number of major markets,” said CREA Chief Economist Gregory Klump. “Homebuyers now have more choice and are likely be in less of a rush to purchase than they were recently, so the amount of time it takes to sell a home is expected to rise in the coming months.”

With last year’s string of downwardly skewed average price values having now mostly passed, year-over-year national average price comparisons are coming back into line with changes in the national weighted average price.

The weighted average price compensates for changes in provincial sales activity by taking into account provincial proportions of privately owned housing stock. It climbed 8.4 per cent on a year-over-year basis in May 2010. Similarly, the residential average price in Canada’s major markets was up 9.8 per cent year-over-year in May, while the weighted major market average price rose 10.7 per cent.

The actual (not seasonally adjusted) number of months of inventory stood at 5.3 months in May 2010. This is up from 4.8 months at the same time last year. The number of months of inventory is the number of months it would take to sell current inventories at the current rate of sales activity.

On a seasonally adjusted basis, months of inventory stood at 6.1 months in May, the highest level since last April.

“The number of months of inventory may rise further in response to easing sales activity and a further rise in the number of active listings,” said Klump. “However, the number of newly listed homes will ultimately retreat in response to a more competitive sales and pricing environment in a number of local markets. The outlooks for the Canadian economy, employment, and mortgage market trends remain upbeat, so supply and demand will remain balanced on a national basis. Canada will avoid a U.S.-style home price correction.”

PLEASE NOTE: The information contained in this news release combines both major market and national MLS® sales information from the previous month.

CREA cautions that average price information can be useful in establishing trends over time, but does not indicate actual prices in centres comprised of widely divergent neighborhoods or account for price differential between geographic areas. Statistical information contained in this report includes all housing types.

MLS® is a co-operative marketing system used only by Canada’s real estate Boards to ensure maximum exposure of properties listed for sale.
The Canadian Real Estate Association (CREA) is one of Canada’s largest single-industry trade associations, representing more than 96,000 REALTORS® working through more than 100 real estate Boards and Associations.
Further information can be found at

http://www.crea.ca/public/news_stats/pdfs/Media_May10rpt_e.pdf

Belated Thanks to Everyone who Participated in the Community Garage Sale

2010-06-12T03:45:00.000-07:00

It was a big success! Although it was supposed to be a rainy day, we were lucky to have a sunny morning full of buyers roaming the streets and residents getting rid of much needed clutter in their homes.

After visiting each sale, I was glad to hear that people were extremely pleased with the turnout and some were even asking if we were going to turn this into a yearly event - sounds like a great idea to me!

So stay tuned next spring and we will run the sale again. If you want to stay in the loop on the Garage Sale plans or any of the other exciting community events I will be leading or participating in, become a fan of my Facebook Group www.facebook.com/marianogigante or send me your email address to marianog@sutton.com and I will make sure you are the first to know what is coming up

Have a great day everyone and if you are on Twitter follow my tweets, www.twitter.com/marianogigante

GTA REALTORS® Report Monthly Resale Housing Figures

2010-06-05T18:05:00.000-07:00

TORONTO, JUNE 3, 2010 ‐ Greater Toronto REALTORS® reported 9,470 sales through the Multiple Listing Service® (MLS®) in May, representing a one per cent dip from May 2009. In comparison to previous years, this was the third highest May sales result on record.

"The pace of transactions slowed in May following record‐setting sales in February, March and April,” said Toronto Real Estate Board President Tom Lebour. “Buyers who otherwise would have been purchasing a home in May moved more quickly this year, likely to get ahead of mortgage rate hikes.”

New listings were up 38 per cent annually to 18,940. The average price for May transactions was $446,593 – up 13 per cent compared to the average of $395,609 recorded in May 2009

"The gap between listings and sales has widened, which means there is more choice for buyers," said Jason Mercer, TREB's Senior Manager of Market Analysis. “The annual rate of price growth will slow in the second half of 2010, from the current double digit pace into the single digits.”

For more information or for a personal no obligation home evaluation please contact me at marianog@sutton.com or follow my tweets @marianogigante

April Experiences Record Number of Buyers and Sellers

2010-05-08T04:31:00.000-07:00

Greater Toronto REALTORS® reported 10,898 sales through the Multiple Listing Service® (MLS®) in April, representing a 34 per cent increase compared to April 2009. There were also 20,683 new listings in April – a 59 per cent annual increase. Both the sales and new listings results amounted to new records for the month of April under the current Toronto Real Estate Board (TREB) boundaries.

“The GTA resale market is functioning properly. Sales were high as buyers continued to take advantage of affordable home ownership opportunities. Listings grew as home owners reacted to strong sales and price growth,” said Toronto Real Estate Board President Tom Lebour. “More balanced market conditions will result in sustainable rates of annual price growth in the second half of 2010.”

The average price for April transactions was $437,600 – up 13 per cent compared to the average of $385,641 recorded in April 2009.

“Home sales continue to be driven by many different segments of the market, with sales growth for all major home types in both the City of Toronto and surrounding 905 regions,” said Jason Mercer, TREB’s Senior Manager of Market Analysis. “Home sales will remain strong in the second half of 2010, but will slip from the current record pace as borrowing costs rise.”

Median Price

In April, the median price was $373,000, from the $330,000 recorded during April of 2009.

If you are thinking of selling, now will be the best time to get top dollar for your home for the next few years. Selling now will also let you take advantage of the record low interest that won't last forever.

Please visit http://www.marianogigante.com/ to learn more.
Follow my tweets @marianogigante

A little real estate humour for the day

2010-04-13T09:14:00.000-07:00

Hi everyone,

It has been still crazy with this red hot market. I will be back to post some of the latest stats but in the meantime I found this on the web and thought you all might get a kick out of it.

What I am taking away from this clip is to always make sure that I proof my ads.

Hope you like it.

It is from the Ellen Degeneres show. Ellen searched everywhere for the funniest real estate listings she could find -- and she found them! A misspelling in one of these listings put an entirely new meaning to having a good time at home!

http://ellen.warnerbros.com/2010/04/ellen_found_the_funniest_real_estate_listings_0413.php

Thanks Ellen! Catch more info about Ellen @ http://ellen.warnerbros.com/

Rising Mortgage Rates - what does it mean?

2010-03-30T08:49:00.000-07:00

Hi everyone,

These past few weeks have been extremely crazy in real estate particularly with yesterday's news that three big banks are raising interest rates on their closed rate mortgages. This rise signals the end of some of the lowest rates we have ever seen. What does this mean?

Well, consumers now have an additional dilemma, either stay flexible, hope for the best and ride out the next several months or lock in to long-term loans.

Most of the industry say that this is just the beginning of future increases that will make home ownership more expensive for the rest of 2010. .

Realtors and other experts say they expect to see a flurry of activity over the next few weeks as some homeowners and homebuyers scramble to lock in their mortgage rates before they go any higher and should further fuel this extremely hot real estate market in the GTA by motivating home buyers eager to cash in on still low mortgage rates.

For homeowners or homebuyers who are nervous about Monday's rate increases, the security of five-year, or longer, fixed loans may be the best option, say mortgage experts. "If that (rising rates) causes you discomfort then perhaps a fixed rate's where you want to be," said Robert McLister, a mortgage planner and editor of the Canadian Mortgage Trends website. "If you're closing in the next six months, I suggest people do that quickly."

The changes affect closed mortgages with terms of three, four and five years at RBC Royal Bank (TSX:RY), Laurentian Bank (TSX:LB), and TD Canada Trust (TSX:TD). Rates for mid-term mortgages like these tend to reflect the banks' borrowing costs on bond markets, where mortgage loans are financed.

Other banks are expected to follow suit.

The biggest increase announced Monday affects fiveyear mortgages. All three banks are hiking their posted rate by six-tenths of a per cent to 5.85 per cent from 5.25 per cent. That means a homeowner taking on a mortgage of $250,000 at the new posted rate of 5.85 per cent over a 25-year amortization period would pay $1,577 a month. Prior to Tuesday's hike, that mortgage would have cost $1,489 a month, or $88 less.

Many people with decent credit history who are applying for mortgages can negotiate better than posted rates.

The Bank of Canada is expected to begin raising lending rates this summer as it moves to fight growing inflationary pressures in the economy. The bank has kept its key overnight rate at a historic low of 0.25 per cent for more than a year to help stimulate the economy.

The latest increases reflect real-time market interest rates, which usually signal future central bank rate jumps months in advance.

Now is the best time to sell your home and get into a new one. Homebuyers are eagerly seeking homes in Olf Meadowvale Village, Levi Creek, Churchill Meadows, & Sheridan Homelands. Don't miss your chance to get into your dream home while you can still afford it while getting top dollar for your home.

Please visit http://www.marianogigante.com/ to learn more or follow me on my twitter for more market updates.
www.twitter.com/@marianogigante.

Happy househunting everyone!
Mariano

Mortgage Brokers Demystified

2010-03-24T18:58:00.000-07:00

What is a mortgage broker?

Simply stated, a mortgage broker is an agent for lenders in much the same way an insurance broker is an agent for insurance companies. Mortgage brokers act as agents for banks, trust companies, credit unions, mortgage corporations, mortgage investment corporations, finance companies and individual private investors. Some mortgage brokers are exclusively lenders of their own money and provide a direct source of mortgage funds (a topic to be discussed in a later issue). Mortgage brokers are trained professionals that have to meet a satisfactory educational requirement before they may become registered. As such, this requirement ensures you are being provided with a duty of care, a working knowledge of mortgage products and a standard of service to meet individual needs.

So, how would I benefit by using a mortgage broker?

Using the services of a mortgage broker for the first time usually results in the following testimonials:

I originally thought you only used mortgage brokers if you couldn't qualify at the bank….I was wrong.

I didn't feel intimidated or left in the dark for days on end wondering if I would qualify;

My mortgage was approved the very same day I applied;

I didn't realize there were so many terms and conditions that vary among the different institutions. My mortgage broker took the time to explain them to me;

I didn't realize many mortgage products and discounts were available exclusively through mortgage brokers;

I always thought you had to pay fees but because my mortgage was approved based on my credit history and income, there were no lender or brokerage fees charged;

I didn't have to leave my home or take time off work to apply;

The broker clearly explained the interest rates, prepayment privileges and other important terms and conditions which helped clarify some of my many questions and helped save me a great deal of money as a result;

Within five minutes, the broker explained how much of a mortgage I qualified for;

Within five minutes the broker told me that I had enough income to qualify for my $160,000 condominium purchase;

The application process was pleasant and over the telephone;

I didn't have to take the time to shop financial institutions for the best mortgage myself, the broker did everything and got me what I wanted;

The broker was always accessible on evenings or weekends when I needed an important question answered before making an offer on a property;

What will the mortgage broker need to know? As you probably already know, lender terms and conditions are not created equal. So, whether you are purchasing a property or refinancing an existing mortgage, there are many factors to take into consideration. A quick analysis of your personal situation by a qualified mortgage broker, lets him/her know where to shop the market. Some things he/she will need to know are:

Net worth (i.e. your assets less your liabilities);

Income (i.e. income from employment or self-employment);

Credit history (i.e. your payment history with your other creditors, loans credit cards etc.);

Property type (i.e. Residential, Land only, recreational, remote location etc.);

Down payment amount;

Once your application is complete, the mortgage broker knows where you will qualify. With the click of a few buttons, he/she can tap into the vast network of computers which connect lenders and brokers electronically. As mentioned above, the broker can obtain rate discounts for you that you cannot obtain yourself.

Where will your next mortgage financing experience be?

Volumes of detailed important information are available to consumers right now but do you have the desire, time or where-with-all to effectively examine what's out there? It can be a daunting, frustrating task. To limit your frustration, consider using the expertise of a qualified and knowledgeable mortgage broker to help you understand the mortgage process and meet your financial needs.

Remember to choose your Mortgage Broker carefully, don't be afraid to interview a few and find the one you feel most comfortable with.

For some of the best mortgage rates in the market don't forget to visit www.marianogigante.com

Great Semi in Levi Creek for Sale!

2010-03-21T17:01:00.000-07:00

This Upgraded 3 Bedroom, 4 Bath home with over 1,674 aquare feeet of gracious living space has over $50,000 in upgrades. Upgrades include

Hardwood & Marble Floors
Oak Stairs
Tall Baseboards And Wide Trim,
Pot Lights
Finished Basement(500+Sqft)
Shed
Patterned Concrete Front, Side, Back And Landscaped.

This wonderful family home is close to top ranked public and private schools all highways and great shopping at Heartland Town Centre. Live right near all the amenities and beauty of Old Meadowvale Village without paying Old Meadowvale Village Prices.

See pics of this fantastic deal at http://youtu.be/uAVajDM6eyI

This home is curently leased with great tenants until June 1 2010. Tenants who ore willing to say if needed. Owner And Agent Do Not WarrantRetrofit Of Basement.

This house is a great deal and won't last long in this market. Call me today at 416-256-7000 or visit http://www.marianogigante.com/ for more details on this great listing.

Top 10 Home Staging Tips - Get Top Dollar for your Home!

2010-03-20T09:29:00.000-07:00

Happy Saturday everyone,

The market in Mississauga is still red hot! The areas of Old Meadowvale Village, Levi Creek, Port Credit/Mineola and Churchill Meadows are seeing particularly strong activity with multiple offers again being seen in these areas. It is the best time to sell before new mortgage rules and the HST come into effect. (Read more about the HST by clicking on the HST label on the blog)

Gone is last year's situation of houses lingering on the market but the difference now is that buyers are extemely picky and want the home they buy to be in show home shape. If you want top dollar for your home, doing simple things can make a huge difference in the price you can achieve for your home.

There are many professional home stagers that can help you but below you will find some simple tips that can get you started.

1.Think of your home as a commodity. Remember, it is not going to be your home anymore and should be marketed as a product. When looking at your home, you should decide on a general theme that emphasis the best features of your home and portrays an overall mood.

2.You don't get a second chance to make a first impression. Clean up and revamp your front entrance way. It is the first place a buyer will see. Polish doorknobs, replace burnt out bulbs, and repaint the door if it is stained or scratched.

3.Do a thorough cleaning before putting your house on the market. Spotless walls, windows, carpets, flooring, and appliances make a lasting first impression. Key areas are the kitchen, bathroom and front entry. If your carpets or vinyl floors are stained, especially in high traffic areas, you should consider replacing them.

4.Consider the outside of your house. Does your siding need washing, your gutters cleaning out, or your hedge need trimming? A tidy outside raises less concern about maintenance issues.

5.Remove any clutter. Small appliances on countertops, knick-knacks, jam-packed bookshelves can be packed away in preparation of moving. Family photos should also be packed away so that the potential buyer can more easily visualize their own possessions in your home. This also includes removing any excess furniture so your home has a spacious airy feeling. You may want to rent a temporary storage unit for furniture and other boxes that take up room in your closets or storage spaces.

6.Arrange the furniture in your home to showcase its best features. Put a few pieces on angles to create cozy corners, and a less boxy look.

7.Remove any area rugs that are covering attractive flooring and a fresh coat of paint can do wonders for a dingy room. Try using currently fashionable colors to update your home's décor. Cream or neutral colors warm up a room making it feel giving a homey impression.

8.Vacant homes should have the heat or air conditioning on for showing purposes. It reduces the stale odors that accumulate inside of a vacant house and gives a more inviting impression to potential homebuyers.

9.The mood you create in your home is also dependent on odors. If you home has an unpleasant or mildew smell you will want to remove the source of the odor. Open up the windows to let fresh air inside your home before you show it. If you are going to use a scented candle or incense, try and use mild varieties as strong smells can irritate sensitive noses.

10.Baking bread, playing soft music, and adding additional plants to your home, are all psychological cues that make a potential home buyer feel like your home is a nice place to live in and they will spend more time previewing your house. Outdoor planters and indoor floral arrangements are visually pleasing.

11.Consider your lighting. Natural light makes a home feel more welcoming, open and appealing. Drapes and blinds should be opened and mood lighting left on in darker rooms.

12.Take a look at your possessions. Stained or tattered items should be removed from view. Fresh towels, made beds, and clean throw rugs are a must.

13.Fix any small repairs, including leaky faucets, squeaky doors, and loose door handles. They may seem insignificant but minor repairs add up in the mind of a potential buyer.

14.If you have pets, ensure that their dishes, sleeping areas, and litter boxes are clean. Any noticeable pet hair should be vacuumed, and dog droppings removed from the yard.

15.If you know the mood you want to create but do not have the furnishings, consider renting them. Large pictures, designer coffee tables, and accessories that enhance your homes overall look may increase the appeal of your home without seriously denting your pocket book.

To see more information, please visit http://www.marianogigante.com/ or follow my tweets @marianogigante

GTA REALTORS® REPORTING MARCH MID-MONTH HOUSING STATISTICS

2010-03-18T10:58:00.000-07:00

Toronto, March 17, 2010

Greater Toronto REALTORS® reported 4,353 sales through the Multiple Listing Service® (MLS®) during the first two weeks of March.
This represented a 70 per cent increase compared to the 2,562 sales recorded during the same period in 2009 when resale transactions had dipped markedly due to the recession.

The mid-month sales total was also 16 per cent higher than the previous March midmonth high reached in 2006.

“The spring-like weather in the first half of March brought the first green sprouts of the recurring spring market. Every year, monthly sales climb steadily through May,” said Toronto Real Estate Board President Tom Lebour. "People are buying homes because they are confident in the current economic recovery and mortgage payments on the average priced home remain affordable."

The average price for March mid-month transactions was $440,153 – a 20 per cent
increase over 2009. New listings within the Toronto Real Estate Board boundaries were up 34 per cent to 8,540.

"Look for double-digit annual price increases to cease later in 2010, as new listings rebound from the low levels experienced in 2009," said Jason Mercer, TREB's Senior Manager of Market Analysis. "Increased listings will give buyers more choice, resulting in less upward pressure on home prices.”

Source: Toronto Real Estate Board

Greater Toronto REALTORS® are passionate about their work. They adhere to a strict Code of Ethics and share a state-of-the-art Multiple Listing Service. Serving over 29,000 Members in the Greater Toronto Area, the Toronto Real Estate Board is Canada’s largest real estate board. Greater Toronto Area open house listings are now available on http://www.torontorealestateboard.com/.

For more information please visit http://www.marianogigante.com/ or follow my tweets @marianogigante

GTA REALTORS® Report February Resale Housing Market Figures

2010-03-12T07:41:00.000-08:00

March 3, 2010 -- Greater Toronto REALTORS® reported 7,291 sales through the Multiple Listing Service® (MLS®) in February, representing a 77 per cent increase over February 2009. The average price for these transactions was up 19 per cent year-over-year to $431,509. Sales and average price increases represent both increased demand for ownership housing and the base year effect, which involves a comparison of economic recovery this year to a period of economic decline last year.

“Increases in existing home sales and average price were noted across the GTA in low-rise and high-rise home types. Similar rates of growth were experienced in the City of Toronto and surrounding 905 regions,” said TREB President Tom Lebour. “This suggests that first time, move-up and down sizing buyers are all active in the existing home marketplace.”

New listings also increased in February, climbing 24 per cent compared to the same month last year.

“Annual growth in new listings is expected to continue. New listings growth will start to outstrip sales growth as we move through 2010,” said Jason Mercer, TREB’s Senior Manager of Market Analysis. “As the market becomes better supplied, we will see more sustainable single-digit rates of price growth.”

Median Price
In February, the median price was $366,300, from the $312,900 recorded during February of 2009.

This info is courtesy of the Toronto Real Estate Board.

Be sure that one of the most important financial decisions of your life is the right one: choose a Toronto Real Estate Board REALTOR® to guide you through the process of buying or selling your home.

REALTORS® are licensed professionals who must abide by a strict code of ethics and meet continuing education requirements to maintain their status.

Only REALTORS® have access to the Multiple Listing Service (MLS®), a state-of-the-art database of property information that is designed to match people with the properties that fit their exact requirements.

The MLS® system is one way REALTORS® provide their clients with insight into market trends and current market values of similar properties.

REALTORS® can also advise you about current Government Programs that benefit consumers, and use their experience to offer valuable information about the character and amenities of specific neighbourhoods.

When dealing with the purchase or sale of your home, you need the best advice possible. Get it from someone who will commit in writing to represent your interests. Use a Toronto Real Estate Board REALTOR® and have the confidence that a professional is on
your side.