Cameron Paine's Blog

Windsor Essex Market Watch August 2013

2013-08-01T13:36:00.001-07:00

RESIDENTIAL MARKET

The number of residential sales in Windsor and Essex County remains fairly flat year to date as of July 31, 2013, with an increase of only 1%, compared to YTD July 31, 2013. The average price increased 4% to $181,210 from $174,144 during the same period. Active Listings as of July 31, 2013 was 2,738 compared to 2808 in 2012, this is a decrease of 2.6%. The market remains fairly balanced with a listing sales ratio of 54% year to date 2013 compared to 53% in 2012.

We are anticipating prices to continue to rise this year, as inventory levels remain low and demand remains steady. Many Windsor home owners have struggled with low home values. As property values continue to improve each year, we anticipate more home owners in future years will be looking to buy and sell, as they will have more equity available to them.

CONDO MARKET

The number of condo sales in Windsor and Essex County has increased 4.3% year to date as of July 31, 2013. The average price year to date increased substantially to $137,498 as of July 31, 2013 from $128,794 in 2012, representing an increase of 6.8%.

Active Condo Listings as of July 31, 2013 was 225 compared to 259 in 2012, this is a decrease of 13.1%. . The Listing Sales Ratio increased to 54% year to date as of July 31, 2013 compared to 50% in 2012.

The substantial drop in condo inventory is putting upward pressure on condo prices. With rising prices and steady demand, we expect the construction on new condominiums will begin to resume within the next 1 - 2 years after coming to a halt in 2009.

Other News: The City of Detroits declaration of Bankruptcy. Detroit tax base has fallen dramatically, as the city struggles with a declining population, declining property values, and hi vacancy. However Michigan as whole is now in recovery with prices recovering rapidly from their substantial drop in 2009.

Windsor is still struggling with unemployment, Windsor's jobless rate moved up to third in Canada in June despite the fact it fell marginally from 9.5 per cent in May to 9.4 per cent last month.

The CMHC housing outlook report shows housing starts continue to be low in 2013.

Market Watch March 2013

2013-03-27T11:51:00.002-07:00

RESIDENTIAL MARKET

The number of residential sales in Windsor and Essex County decreased 10.76% in February 2013, compared to February 2012. Despite the decrease in sales, the average price increased to $174,357 from in February 2012. The total new inventory of homes available for sale decreased 8.78% in February 2013, compared to February 2012. The February 2013 sales to listings ratio (listings sold expressed as a percent of listings received) was 56% which was the same as February 2012 2012. Over all Inventory levels are continuing to fall and sales are fairly steady, this is making it an excellent time to sell a home. We are anticipating prices to continue to rise this year.

CONDO MARKET

The number of condo sales in Windsor and Essex in February 2013 was 37. This compares to 35 condo sales in the same period of 2012. The average condo selling price was $138,022 in February 2013 an increase of 19.8% from 2012. As of February 28, 2013 there were 74 new condo listings received compared to 35 new condo listings in February 2012. The sales to list ratio (Listings sold expressed as a percent of Listings received) for February 28, 2013 period was 50% compared to 44% in February 2012.

The inventory of active condo listings as of February 28, 2013 was 218 units. This compares to 241 units in 2012 and is a decrease of 9.5%. The number of months of inventory represents the number of months it would take to sell current inventories at the current rate of sales activity, and is a further measure of the balance between housing supply and demand. It currently stands at 5.9 months. In 2012 it was 6.9 months.

Condos continue to recover strongly, having been one of the hardest in 2009. We continue to expect prices of Condos to rise this year.

Local News: Employment is likely the biggest issue Windsor currently faces. The current strong auto sector as well as massive infrastructure projects are helping employment stability, unemployment dropped to 9.2% in February 2013.

Over the past 12 months, StatsCan reports that Windsor’s population has increased by 1,300, employment is up by 2,300. With stonger employment and higher population, housing demand will increase, which will put further pressure on house prices.

Windsor Essex Market Watch February 2013

2013-02-16T12:30:00.000-08:00

RESIDENTIAL MARKET

The number of residential sales in Windsor and Essex County increased 16% in January 2013, compared to January 2012. Despite the increase in sales the average price decreased to $166,417 from $168,764 in January 2012. It should be noted that the average price was more a factor of certain county areas experiencing several less expensive sales than the prior year. When we Look at the Windsor area only, the average home price increased slightly.

The January 2013 sales to listings ratio (listings sold expressed as a percent of listings received) was 45% which is up from 38% in 2012. As inventory shrinks and sales remain steady or grow, we are anticipating prices to rise.

CONDO MARKET

During the one month period ending January 31, 2013 there were 31 condominium sales in the market place. This compares to 28 condo sales in the same period of 2011

As of January 31, 2012 there were 67 condo listings received. This was the same amount of listings received in January 2012.

The sales to list ratio (Listings sold expressed as a percent of Listings received) for January 31, 2013 period was 46%. In 2012 it was 42%.

The inventory of active condo listings as of January 31, 2013 was 202 units. This compares to 224 units in 2012 and is a decrease of 9.8%.

The number of months of inventory represents the number of months it would take to sell current inventories at the current rate of sales activity, and is a further measure of the balance between housing supply and demand. It currently stands at 6.5 months. In 2012 it was 6 months.

The average condo selling price was $149,625 in January 2013 an increase of 24.5% from 2012. While we do feel there is upward price pressure on Condos, a 24% increase is more a factor of several more expensive units selling in January, than an indication of the market as a whole.

The average listing during the period took 65 days to sell. Compared to 108 in 2012 and sold for 97% of the list price.

Service Guarantee

2013-01-31T10:07:00.002-08:00

Service Guarantee

SERVICE GUARANTEE

Cameron’s Five Written Guarantees When You Sell Your Home

In consideration of our listing agreement on your home, I guarantee the following commitments and services to you.

“EASY EXIT LISTING” ~ If any time (before the offer!) you are not 100% satisfied with Cameron’s services, you can cancel our listing.
“COMPARABLE MARKET ANALYSIS” ~ Cameron will provide you with a detailed computerized market analysis, (not just printouts of listings), to help you in pricing your home to sell.
“COMMITMENT IN WRITING!” ~ A 15-point Marketing System ~In Writing~ for you to follow to ensure you’re getting what you signed for, or you can fire him!
“YOUR CALL RETURNED IN 1 HOUR.” ~ If Cameron doesn’t return your call within one hour of receiving your page, he will reduce your commission by $25 for each occurrence.
“Cameron WON’T FORGET YOU!” ~ Cameron will contact you at least once per week during the currency of the agreement or for every week missed he will take off $50.

Market Watch January 2013

2013-01-31T09:57:00.001-08:00

Market Watch January 2013

RESIDENTIAL
During the twelve month period ending December 31, 2012 there were 4,933 residential sales in the market place this compares to 4,786 residential sales for the same period in 2011, an increase of 3%.
As of December 31, 2012 there were 9,061 residential listings received this compares to 9,364 in the same period for 2011, this is a decrease of 3% in residential listings received.
The sales to listings ratio (listings sold expressed as a percent of listings received) for the period was 54% in 2011 it was 51%.
The inventory of the active residential listings as of December 31, 2012 was 2,192, this compares to 2,450 in 2011. This is a decrease of 11% in active residential listings.
The number of months of inventory represents the number of months it would take to sell current inventories at the current rate of sales activity, and is a further measure of the balance between housing supply and demand. It currently stands at 5.3 months. In December 2011 it was 6.1 months.
The average residential selling price was $175,515 for the 12 month period ending December 31, 2012. This is an increase of 3% from 2011.
The average listing during the period took 74 days to sell (76 in 2011) and sold for 95% of the list price.
In the Market Watch for December 2012, we broke down changes in average residential sale price by area, while the overall average sale price increase is 3% in Windsor and Essex County, several areas performed better in 2012.

CONDO
During the twelve month period ending December 31, 2012 there were 442 condominium sales in the market place. This compares to 425 condo sales in the same period of 2011, an increase of 4%.
As of December 31, 2012 there were 809 condo listings received. This compares to 878 for the same period of 2011, a decrease of 8%.
The sales to list ratio (Listings sold expressed as a percent of Listings received) for the December 31, 2012 period was 55%. In 2011 it was 48%.
The inventory of active condo listings as of December 31, 2012 was 206 units. This compares to 227 units in 2011 and is a decrease of 9%.
The number of months of inventory represents the number of months it would take to sell current inventories at the current rate of sales activity, and is a further measure of the balance between housing supply and demand. It currently stands at 5.6 months. In 2011 it was 6.4 months.
The average condo selling price was $126,745 for the 12 month period an increase of 4% from 2011.
The average listing during the period took 83 days to sell. Compared to 101 in 2011 and sold for 96% of the list price.

City of Windsor Community Improvement Plan

2012-08-21T13:48:00.002-07:00

I recently attended a WECAR Commercial Forum and several interesting recent City development incentive programs were described. I have enclosed the presentations for your information.

The two main items were:

1. The entire City of Windsor is now designated as a Community Improvement Plan, so all properties being developed in the City may benefit from future property tax rebates if they are being developed for the Target Sectors (industries).

2. Brownfield Sites have a number of incentives being offered for redevelopment, including environmental assessment, tax rebates, and development charge rebates

I beleive the City of Windsor is one of the first City's in Canada to do a City wide Community Improvement Plan.

City of Windsor Community Improvemtne Plan CIP Presention
Target Sector: Eligible Use Definitions

Compliments of www.cameronpaine.com

Windsor Essex Market Watch August 2012

2012-08-13T07:57:00.000-07:00

Link to full Report

The average residential sale price year to date is up 2.8% compared to 2011, with the number of sales year to date up 7.71%.

Sales were up 5.71% in July 2012 compared to July 2011, which is in line with the steady demand we are seeing in the Windsor-Essex market.

We continue to see inventory fall, Listings are down 1.7% year to date. The decline in inventory to 2,938 active residential listings for July 2012 is really the main trend which is effecting the market. With steady demand and declining inventory, Buyers are finding it more difficult to find their dream home. We are also seeing much more instances of multiple offers for properly priced homes.

One of the key indicators in the market is the Listing Sales Ratio. The Listing Sales ratio year to date was 53% which is up from 48% year to date 1 year ago. While still fairly balanced, a listing sales ratio of above 50% is an indication that we are now in a Sellers market, and we can continue to expect prices to rise.

With rising prices, it is essential to use up date sales comparable data and get the advice of someone that knows the local market. If you are thinking of buying or selling locally, choose a local realtor. Buckingham Realty is a locally owned and operated real estate brokerage, we have been proudly serving Windsor and Essex County since 1968.

INFRASTRUCTURE SPENDING: As mentioned in last months report, we feel Windsor continues to be poised for a strong recovery over the next several years. Infrastructure spending continues to be substantial in the area. July saw the announcement of a new HMCS Hunter site on Windsor Port Authority land on Mill street. HMCS has been located in an older out dated building on Ouellette for many years, and this move was long over due. While the $1.4 billion dollar new bridge is the largest investment by far in the area, the number of smaller $30 million to $70 million infrastructure projects will also help employment and housing demand over the next several years.

EMPLOYMENT: The current strong auto sector is helping employment in the area, which in turn helps housing demand. However, contract negotiations between the Ontario Government and teachers in the province may be having a negative effect on demand, as many teacher’s decision to buy or sell may be delayed until contracts are settled.

Kytec Plumbing and the Windsor Home

2012-07-09T11:36:00.001-07:00

Compliments of www.cameronpaine.com

http://www.kitecsettlement.com/kitecphotos.cfm
http://www.kitecsettlement.com/index.cfm
http://www.kitecsettlement.com/completingform.cfm

Source: The Windsor Star - June 29, 2011

A family rocked by a $13,000 plumbing bill is warning people to beware of potentially faulty plumbing lurking behind the walls of homes built or renovated in the last two decades.
Frank and Annette Cappellino built their dream home in LaSalle, near Windsor, Ont., about 10 years ago. Last fall, the Cappellinos came home to a flood in their basement.
"Water was just spewing out like a waterfall," said Frank Cappellino. "A pipe had totally burst."
Cappellino said after a home inspection by a plumbing distributor and a representative of the Canadian manufacturer IPEX, the rep told him the cause of the leak was defective pipes branded under the name Kitec — pipes that were running throughout the house.
"He said he had to take a part of it back to his company to get it tested but indicated that if it was his pipe, basically he would have it replaced," Cappellino said.
The Cappellinos contacted the company to find out the testing results, but said they were told they couldn't have a copy of the report because a class action lawsuit was underway. IPEX provided the Cappellinos with the name of the Windsor law firm leading the suit. Cappellino said they joined the legal fight shortly thereafter.
On Tuesday, lawyers for IPEX Inc. and IPEX USA LLC announced they had reached an agreement in the lawsuit, and that a $125-million US settlement fund has been proposed.

Product used extensively

Another family, whose home was built the same year as the Cappellinos, also ended up replacing all the pipes in their home at their own expense, after finding issues with their Kitec pipes, manufactured by IPEX.
Plumbers in the region have been getting more and more calls about the Kitec brand of pipe, also known as PEX.
According to Kyle Fowler, co-owner of Fowler Plumbing in Windsor, if you built or remodelled your home in the last decade or so, it's likely Kitec pipes were used. He said he gets at least one call a week that turns out to be Kitec-related, and he said the plumbing system was used in most of the newer subdivisions.
"I even have some in my house," Fowler said. "Because we didn't know. We thought it was good."
Cappellino shows the Kitec hot water pipe that burst last fall. Karen Brady/CBCThe Kitec plumbing system consists of blue and orange flexible piping and brass fittings, used to carry cold and hot water through a home. Kitec products were also used in radiant heating systems.
The pipes were made from polyethylene and a thin inner layer of aluminum, and plumbers considered them to be an excellent product because they were cheaper than copper and their flexible nature made the product easy to install.
The class action lawsuits in Canada and the U.S. allege that the product was negligently manufactured, which caused the pipes to disintegrate prematurely.
The pipes were sold from 1995 to 2007, and potential claims have been filed by residents of Alberta, B.C., Ontario, Quebec, and the Maritimes, according to Dave Robins, the lawyer representing Canadians in the class action lawsuit.
Kitec was sold under various brand names, including Kitec, PlumbBetter, IPEX, AQUA, WARMRITE, Kitec XPA, AmbioComfort, XPA, KERR Controls and Plomberie Amelioree.

Fittings recalled in 1990s

In 1995, IPEX recalled brass compression fittings from Canadian and U.S. distributors. The Canadian statement of claim alleged the fittings were faulty causing pipes to disintegrate. Plumbers say the brass reacted with the chemical composition of the pipe, causing it to corrode, or "dezincify," and fail.
Tim Tiegs, a faculty co-ordinator for the skilled trades programs at St. Clair College in Windsor, said the only way for homeowners to make sure the allegedly faulty pipes don't turn into costly water damage claims is to have them replaced.
"Most of what I've read and heard is the fact that if you have it, you need to replace it ... that it's gone from whether or not it will fail, to when it will fail," said Tiegs.
Fowler said replacing pipes usually means cutting open walls — a costly repair.
"It's the only way to absolutely guarantee that you're not going to have any trouble, because you can fix leaks but that's just the start. It will go through the whole house eventually," he said.
Tiegs said at the very least, homeowners with Kitec plumbing systems should have a trusted plumber check out the condition of the pipes and fittings.
Property owners and those looking to buy a home should also be aware of the possibility of problems insuring homes if the plumbing is found to be faulty, he said.

Settlement agreement reached

Nicholas Rosati of Windsor and Anthony Bellissimo of Toronto initiated the Canadian class action lawsuit, which was certified in February. There are two suits in Canada — one for Quebec and one covering the rest of the country. A multi-district class action suit was initiated against IPEX in the U.S. as well.
A settlement agreement was reached Tuesday.
A statement issued jointly by the lawyers of the Canadian and American plaintiffs said:
"IPEX denies these allegations and asserts that the Kitec system is not defective and that the vast majority of the systems will last throughout the warranty period [30 years]. The parties have agreed to the settlement to avoid the expense, inconvenience and distraction of further protracted litigation and to fully resolve this matter."
IPEX Inc., which has offices in Toronto and Verdun, Que., refused to comment on the allegations about the company's products or the lawsuit when contacted by CBC News.
Canadian lawyer Robins said the settlement fund will be open to claims for eight years "because the prospect of the product failing could materialize over some time."
The settlement agreement still has to be approved in court, he said. None of the allegations against IPEX have been proven in court.

Windsor Essex is becoming a Retirement Destination

2012-07-09T07:35:00.000-07:00

Compliments of www.cameronpaine.com

Windsor Essex Capitalizing on their recent news confirming 855 new retiree residents have relocated to the region and invested $228 million in housing, Krista Del Gatto, President of WEARCI and Executive Officer of The Windsor-Essex County Real Estate Board announced today WEARCI will host their first RetireHere Show and Seminar in Toronto, September 28, 29.

In pre-show advertising that invites the age 50-plus consumer to 'Discover Your Nest Egg Potential,' WEARCI is targeting a select number of homeowners in the GTA owning real estate valued at $500,000 or more with household incomes of at least $175,000.

"We're planning a show that focuses exclusively on the 100 Mile Peninsula's unique lifestyle and amenities, affordable prime real estate options and the growing trend to relocate to our region," emphasized Ms. Del Gatto. "Our goal is to bring twenty partners together and showcase all nine municipalities, retirement communities, new housing developments and health care services. Information that affluent boomers, ready to cash out of the GTA, need before they'll visit our region," added Del Gatto.

Attendance at the RetireHere Show will be limited to 1,000 guests daily, in order to provide visitors identified as high-relocation prospects, access to wealth-planning seminars small business opportunities and one-on-one conversations with recent new residents who will share testimonials about the WindsorEssex lifestyle.

Partners in the show to date include the WindsorEssex Development Corporation, Tourism WindsorEssex Pelee Island, Windsor Family Credit Union, BK Cornerstone Design / Coopers Mill Retirement Community, Bob Lo Developments, the towns of Leamington and Kingsville, The Windsor-Essex County Real Estate Board and WEARCI.

Highlighting the show and adding an experiential flair to the event will be a daily wine and food pairing featuring Essex County wines and local foods.

"We've been conducting pre-show surveys through our data base of respondents in the GTA to determine interest in WindsorEssex and the show," said Ms. Del Gatto. "The response has been very positive with 90% indicating they will attend and several adding comments that this type of show is needed in their area," she added.

WEARCI will host the RetireHere Show in the 6,000 sq.ft. Commonwealth Ballroom at the Toronto Don Valley Hotel and Suites located on Eglinton near the Don Valley Parkway.

Source: WECRB

Bank of Canada Change Lending Rules in Canada June 21, 2012

2012-06-21T11:57:00.000-07:00

Source Globe and Mail

Compliments http://www.cameronpaine.com/

The country’s biggest banks were caught off guard on Wednesday night as the Department of Finance prepared to clamp down on mortgages by reducing the maximum amortization for a government-insured mortgage to 25 years from 30.

Ottawa will also limit the amount of equity that can be borrowed against a home to 80 per cent of the property’s value, down from 85 per cent.

The moves are designed to cool the housing market and limit the record levels of personal debt Canadians have amassed in recent years. Figures from Statistics Canada show the average ratio of debt-to-disposable income climbed to 152 per cent, up from 150.6 per cent at the end of 2011. A rise in interest rates or further job losses could put some households at financial risk, endangering any economic recovery.

The Bank of Canada is expected to keep interest rates low for some time because the economy shows little sign of a strong recovery, so tightening mortgage rules is one way to ensure Canadians don’t get in over their heads during a prolonged period of ultra-low interest rates.

Reducing the maximum amortization on government-backed mortgages will eliminate the 30-year mortgage for most borrowers in Canada. The changes, which are expected to be unveiled at a news conference in Ottawa on Thursday morning, will translate into higher monthly payments, but result in the loan being paid off sooner.

Ottawa will announce two other changes, according to a source. It will no longer allow high-ratio mortgages over $1-million, and it will cap the gross debt service (which looks at a consumer’s total debt payments as a percentage of their income) at 39 per cent. While many banks tend not to allow mortgages over 40 per cent, there had been no official rule in place.

It is the fourth time in four years that Ottawa has moved to cool the housing market by tightening mortgage rules. In early 2011, Finance Minister Jim Flaherty reduced maximum insured amortizations to 30 years, and limited borrowing to 85 per cent of the property value.

CIBC economist Benjamin Tal described the changes as a “gentle push,” since the government didn’t make alterations to the minimum downpayment required on mortgages, which stands at 5 per cent.

“The fact that they didn’t change downpayments is a realization that doing so would probably be too severe given that the market is slowing down,” he said.

However, there remain concerns the changes could cause too abrupt a shift in the market. “All of these things might precipitate the housing market downturn that the government wants to avoid,” Jim Murphy, CEO of the Canadian Association of Accredited Mortgage Professionals, said in an interview.

June 2012 Market Watch Windsor Real Estate

2012-06-11T13:43:00.000-07:00

Compliments of www.cameronpaine.com

View Complete Market Watch Here

Year to date MLS residential sales totaled 2,083 at the end of May for all of Windsor Essex, this sales number was up 10.97% from one year ago.

The average sale price for the first 5 month of the year totaled $171,896 compared to $162,563 for the same period last year. This marks an increase of 5.7%.

May’s Average Residential Sale Price was up 1.08% compared to one year ago. The May average sale price for residential came in at $177,789. This is highest average price for the month of May on record.

While other areas in Canada have seen significant inflation, Windsor continues to have average home prices of less than half the national average. With the current strong auto-sector, and the enormous amount of infrastructure spending in the area, consumer confidence in the area is returning. With prices on the rise, now more than ever is a good time to invest in the Windsor Essex area.

Listing Inventory continues to remain low with only 904 new listings in May. May’s total listing residential inventory of 3,071 Units the lowest level for the month of May since 2003.

10 of the last 12 months had lower new listing inventory compared to the year before, and May of this year was no exception. With continued low levels of inventory, the market is seeing more multiple offer situations for properties that are priced close to market value. We predict prices will continue to rise as they have for the past 2 years.

The increase in sales combined with low levels of inventory continues to push prices up. With rising prices, it is essential to use the services of a realtor, to ensure you have the latest up-to-date data, and receive professional advise when buying or selling a home.

Home Improvement Costs Windsor Real Estate

2012-05-17T08:12:00.000-07:00

Home Improvement Costs

Compliments www.cameronpaine.com

ROOFING/FLASHINGS/CHIMNEYS

The following costs are intended as ball park

estimates for repairs and/or improvements

to a typical three bedroom home. The costs

are based on information obtained in the

Southern Ontario area. Our experience has

shown that actual contractor quotations

can vary by as much as 300%. Naturally,

the quality of workmanship and materials

will influence costs. The complexity of

the job, accessibility, and even economic

conditions can also alter actual costs.

Install conventional asphalt shingles over existing shingles ..............$ 2.

00 - $ 4.00 per sq. ft.

Strip and reshingle with conventional asphalt shin g l e s .......................$ 2.

75 - $ 5.50per sq. ft.

Strip and reshingle with premium quality asphalt s h i n g l e s . . . . . . ..........$ 5.

00 - $ 10.00per sq. ft.

Strip and re-roof with cedar shingles .......................................................$ 9.

00 - $ 18.00 per sq. ft.

Strip and replace built-up tar and gravel roof.........................................$ 10.

00 - $ 20.00 per sq. ft. (min. $ 1000)

Strip and install single-ply roof membrane..............................................$ 10.

00 - $ 20.00

per sq. ft. (min. $ 1000)

Reflash typical skylight or chimney...........................................................$ 500.

00 - $ 1000.

Repoint typical chimney above roof line..................................................$ 25.

00 - $ 50.00 per row of bricks (min. $ 400)

Rebuild typical single flue chimney above roof line ..............................$ 200.

00 - $ 400.00 per lin. ft. (min. $ 500)

EXTERIOR

Install galvanized or aluminum gutters and downspouts.....................$ 5.

00 - $ 10.00 per lin.ft. (min. $ 500)

Install aluminum soffits and fascia ............................................................$ 8.

00 - $ 16.00 per lin. ft.

Install aluminum or vinyl siding..................................................................$ 6.

00 - $ 12.00 per sq. ft.

Repoint exterior wall: soft mortar ..............................................................$ 3.

00 - $ 6.00 per sq. ft. (min. $ 500)

hard mortar.............................................................$ 5.

00 - $ 10.00 per sq. ft. (min. $ 500)

Parge foundation walls ................................................................................$ 3.

00 - $ 6.00 per sq. ft.

Dampproof foundation walls and install weeping tiles.........................$ 150.

00 - $ 300.00 per lin. ft. (min. $ 3000)

Install a deck...................................................................................................$ 25.

00 - $ 50.00 per sq. ft. (min. $ 1000)

Resurface existing asphalt driveway........................................................$ 2.

00 - $ 4.00 per sq. ft.

Install interlocking brick driveway.............................................................$ 8.

00 - $ 16.00 per sq. ft.

Rebuild exterior basement stairwell .........................................................$ 5000.

Build detached garage: ............................................................................... per sq. ft.

Build retaining wall: wood...........................................................................$ 20.

00 - $ 40.00 per sq. ft. (min. $ 500)

concrete.....................................................................$ 30.

00 - $ 60.00 per sq. ft. (min. $ 500)

Painting: trim only..........................................................................................$ 2000.

00 - $ 4000. 0 0 and up

trim and wall surfaces.................................................................$ 5000.

00 and up

STRUCTURE

Underpin one corner of house....................................................................$ 5000.

00 and up

Underpin or add foundations ......................................................................$ 300.

00 and up per lin. ft. (min. $ 3000)

Lower basement floor by underpinning and/or bench footings .........$ 150.

00 - $ 300.00 per lin. ft. (min. $ 5000)

Replace deteriorating sill beam with concrete ......................................$ 60.

00 and up per lin. ft. (min. $ 200)

Install basement support post with proper footing................................$ 800.

00 - $ 1600.00

Perform chemical treatment for termites ................................................$ 2000.

00 and up

Repair minor crack in poured concrete foundation..............................$ 400.

00 - $ 800.00

ELECTRICAL

Upgrade electrical service to 100-amps (including new panel) .........$ 1500.

00 - $ 3000.00

Upgrade electrical service to 100-amps

(if suitably sized panel already exists)................................................$ 800.

00- $ 1600.00

Upgrade electrical service to 200-amps ..................................................$ 1700.

00 - $ 3500.00

Install new circuit breaker panel ...............................................................$ 700.

00 - $ 1400.00

Replace circuit breaker (20 amp or less) .................................................$ 100.

00 - $ 200.00

Add 120-volt circuit (microwave, freezer, etc.).......................................$ 150.

00 - $ 300.00

Add 240-volt circuit (dryer, stove, etc.).....................................................$ 300.00 - $ 600.00

First Time Home Buyers can RRSP to purchase or build a home

2012-05-17T08:11:00.001-07:00

Expansion of the Home Buyers' Plan (HBP)

To provide first-time homebuyers with greater access to their RRSP savings to purchase or build a home, the Government of Canada has increased the Home Buyers’ Plan withdrawal limit to $25,000 from $20,000 per person for withdrawals made after January 27, 2009.
To obtain more information on the First-Time Home Buyers’ Tax Credit and the Home Buyers’ Plan, call 1-800-O-Canada or visit the Canada Revenue Agency website at www.cra.gc.ca.

Looking for More Homebuying Information?

When it comes to buying your home, nothing is more valuable than peace of mind. That’s why for more than 60 years, CMHC has shared a wealth of knowledge and housing expertise to contribute to a positive homeownership experience for Canadians. Browse through our wealth of homebuying information. You’ll find everything you need, from homebuying videos, to mortgage calculators, to home hunting worksheets.
CMHC also provides mortgage loan insurance that enables you to buy a home with a minimum down payment of 5%” — with interest rates comparable to those with a 20% down payment. Obtain a 10% premium refund and extend the amortization period without a premium surcharge when using CMHC-insured financing to purchase an eligible energy-efficient home. This can add up to savings of $1,688 for a typical $250,000 mortgage with a 5% down payment amortized over 35 years. Ask your mortgage professional about CMHC.

What to Do if You dont Agree with your Property Asssessment in Windsor Real Estate

2012-05-17T08:06:00.000-07:00

http://www.mpac.ca/pages_english/pdf/request_for_reconsideration.pdf

Compiments of www.cameronpaine.com

If you don’t agree withyour Assessment

Please review your Notice carefully to make sure the information is correct. If a factual error has been made, we will correct it.

1. Ask MPAC to Review your Assessment through a Request for Reconsideration (RfR)
If you feel your assessed value as of the legislated valuation date or property classification is not correct, we will review it free of charge. The deadline to file your RfR is April 2, 2012.
There are two ways to file a RfR:
• The preferred method is to submit a RfR form. Forms are available at www.mpac.ca, or call us at 1 866 296-MPAC (6722). You may also choose to file your RfR electronically through AboutMyProperty™ on MPAC’s website. You will be able to attach documents, pictures and reports to accompany your RfR. Your personalized User ID and Password for AboutMyProperty™ are included on your Notice.
• Write a letter requesting a reconsideration. In your letter, please include the 19-digit roll number on your Notice; your full name, address and phone number; and the reasons why you feel your assessment is not correct, including any information you have to support your claim.
2. File an Appeal with the Assessment Review Board (ARB)
You may also choose to file an Appeal with the ARB, an independent tribunal of Ontario’s Ministry of the Attorney General.
Residential, Farm and Managed Forest Properties
If your property, or a portion of it, is classified as residential, farm or managed forests, you must first file a RfR with MPAC before you are eligible to file an Appeal with the ARB. The classification of your property is indicated on your Notice.
If you are required to, or choose to file a RfR first, you have 90 days after MPAC has notified you of its decision on your RfR to file an Appeal with the ARB.
The ARB has its own Appeal process. For more information, please contact the ARB at 1 866 448-2248 or 416 212-6349 or visit their website at www.arb.gov.on.ca.
To request that your property be eligible for the farm or managed forests classes or conservation land exemption, you must file a RfR with the respective program administrator. For more information, please contact MPAC or visit www.mpac.ca.
Other Property Types
For any other property types, you can choose to file a RfR with MPAC or file an Appeal with the ARB. The deadline to file your RfR and/or Appeal is April 2, 2012.
MPAC’s Role at an ARB Hearing
At an ARB hearing, the onus is on MPAC to prove the accuracy of our assessed value. MPAC will present comparable properties as evidence and will share that information with you prior to the hearing.
You will also be asked to provide evidence to support your position. Ideally, you should select properties that are most similar to yours (for example, neighbourhood, lot dimensions, living area, age of structure(s) and quality of construction). Please contact MPAC if you have any questions.

Fire Safety and Prevention in Windsor Essex

2012-05-07T13:03:00.000-07:00

Fire Safety and Prevention in Windsor Essex

Compliments of

www.cameronpaine.com

Fire Prevention Tips

Do not plug too many appliances into an electrical outlet.
Make sure that combustibles are not too close to heaters, stoves and fireplaces.
Never smoke in bed, or leave a burning cigarette in an ashtray.
Do not use damaged or frayed electrical cords or extension cords.
Keep matches and lighters out of the reach of children.
Teach your children about the dangers of playing with fire.
Never use extension cords with heating or air conditioning equipment.
Purchase smoke alarms and fire extinguishers for each floor of your home.

Have an Emergency Escape Plan! Practice it frequently!

Develop an emergency exit plan and an alternate exit plan. The most obvious way out may be blocked by fire. A window will usually be the second way out of a bedroom. Make sure that screens or storm windows can be easily removed. If you live in a two story home, you should have an escape ladder for each occupied bedroom. Escape ladders are available for purchase, and they can easily be stored under a bed or in a closet.
Establish a meeting place outside your home to be sure everyone has escaped. Every family member should participate in practicing escape drills at least two times per year.
In the event of fire, do not stop to get dressed or gather valuables. Seconds count - do not search for the family pet.
Teach your family that in a fire they must stay low to the floor to avoid smoke and intense heat. Passageways may be completely filled with dense smoke, so everyone should practice exiting on their hands and knees while blindfolded.
Train family members to feel a closed door before exiting. If the door is warm, open it slowly, and close it quickly if heat or smoke rushes in.
Establish a rule that once you're out, you never re-enter under any circumstances. As soon as two people have reached the meeting place, one should call 911 from a neighbor's house.

Smoke Alarms

Through education and media campaigns, most people now realize the importance of smoke alarms, and most homes in North America have them.

Recommendations:

Purchase a smoke alarm for every floor of your home, and read the instructions on how to use it and where to position it.
Smoke alarms should be placed near bedrooms, either on the ceiling or six to twelve inches below the ceiling on the wall.
Local codes may require additional alarms. Check with your fire department or building code official.
Locate smoke alarms away from air vents.
Test your alarms regularly to ensure that they still work.
If you have a battery powered alarm, change the battery every six months when you change your clocks.
For maximum protection, install BOTH ionization and photoelectric smoke alarms in the home for the optimum detection of fast flaming fires and slow smoldering fires.

Fire Extinguishers

To guard against small fires or to keep a small fire from developing into a big one, every home should be equipped with a fire extinguisher. Because almost all fires are small at first, they might be contained if a fire extinguisher is handy and used properly. You should take care, however, to select the right kind of fire extinguisher, because there are different ones for different kinds of fires. Install fire extinguishers on every level of the home and include the kitchen, basement and garage.

Selecting a Fire Extinguisher

Extinguishers are classified according to the class of fire for which they are suitable. The four classes of fires are A, B, C, D:

Class A fires involve common combustibles such as wood, paper, cloth, rubber, trash and plastics. They are common in typical commercial and home settings.
Class B fires involve flammable liquids, solvents, oil, gasoline, paints, lacquers and other oil-based products. Class B fires often spread rapidly. Unless they are properly suppressed, they can re-flash after the flames have been extinguished.
Class C fires involve energized equipment such as wiring, controls, motors, machinery or appliances. They can be caused by a spark, a power surge, or a short circuit and typically occur in locations that may be difficult to see or reach.
Class D fires involve combustible metals.

A typical home or office fire extinguisher should have an ABC rating.

Carbon Monoxide

One of the greatest threats to your safety is the quality of air within your home. Carbon monoxide (CO) is a subtle yet dangerous threat because the gas is colorless, odorless and tasteless.
Each year, hundreds of people die from carbon monoxide poisoning. Thousands of other people suffer the effects of the gas without realizing it. Because CO symptoms mimic the flu and other common illnesses, CO poisoning can be easily missed during a routine medical examination.
CO is produced when any fuel does not burn completely because of insufficient oxygen. Mild exposure to CO gives most people a slight headache, nausea, vomiting, fatigue ("flu-like" symptoms) followed by a throbbing headache, drowsiness, confusion, and fast heart rate. If the entire family becomes ill after a few hours in the home, and feels better when they leave the home, carbon monoxide poisoning should be suspected.
Possible sources of CO include:

Furnace or boiler
Gas or fuel-oil water heater
Gas or wood fireplace
Gas kitchen range
Plugged, rusted, disconnected, or defective chimneys or vents
Back drafting of combustion gases into the home
Automobiles in attached garages

Certain clues can indicate a carbon monoxide problem. Check to see if you have any of the following:

Rusting or streaking on chimney or vent
Loose or missing furnace panel
Soot on venting or appliances
Loose or disconnected venting
Debris or soot falling from chimney
Moisture on interior side of windows

CO can be produced and spill into your home without any of the preceding clues present. Heating appliances that appear to be operating correctly can still be sources of CO. Burning charcoal or wood produces CO that can spill into the home. Gasoline engines, when first started, produce large amounts of CO. Autos in attached garages are often sources of CO.

How To Protect Yourself

To avoid CO exposure in the home, it is important to:

Make sure heating appliances are installed and used in accordance with manufacturer's instructions.
Make sure chimneys and vents draw all gases out of the home.
Have the heating system, chimney and vents inspected and serviced annually by a qualified heating contractor.
Never use charcoal grills indoors.
Never heat your home with a gas kitchen range.
Always use a kitchen range hood, vented to the outdoors, when cooking on a gas range.
Never warm-up or run vehicles or other gasoline engines in garages or indoors.

The Consumer Product Safety Commission recommends that every residence with fuel burning appliances be equipped with at least one CO alarm. For added protection, place one on every level of the home. Read and follow manufacturers' instructions.
If your alarm indicates high levels of carbon monoxide in your home:

Immediately move outdoors to fresh air and do a head count
Call your emergency services
Do not re-enter the home until emergency service responders have arrived, aired out the house, and determined it is safe to re-enter
Correct the problem before starting the heating appliances
If a carbon monoxide alarm sounds again, repeat the above steps. Do not ignore alarms.

Fires are traumatizing and frightening, as is a carbon monoxide incident. It is essential to fully recognize the hazards of fire and carbon monoxide poisoning and to take preventative action. A regular home inspection, smoke and carbon monoxide alarms, fire extinguishers and an emergency exit plan will help you and your family live more safely.

Pricing Your Home in Windsor Essex

2012-05-07T12:54:00.001-07:00

Pricing Your Home in Windsor Essex

"A well priced home is essential."

In many cases homes sell for a price which falls far short of the original asking price.

Listing a home at an unrealistically high level, is usually not a good idea if you are serious about a sale. Many people only look at new listings and assume something must be wrong with a home if it has been listed for a long period of time.

On average homes sell within 96% of their asking price in the Windsor Essex County Market. The best way to sell a home is to price it right and have a proper marketing plan. A proper marketing program in place ensures a home is exposed to the highest number of qualified buyers.

Home prices are determined by the marketplace not by your emotional attachment or by what you feel your home is worth. I will work closely with you in establishing a realistic price for your home. They will help you to objectively compare the price, features and condition of all similar homes in both your neighborhood and other similar ones which have sold in recent months. It is also important to be familiar with the terms of each potential sale. Terms are often as important as price in today's market.

Choosing an agent really comes down to trust. Like all good agents, I have information on past sales, current listings and a marketing plan. For over 18 years I have prided pride myself on having a trusted reputation, as well as working for a company that is know for its high integrity and professionalism.

Compliments of

www.cameronpaine.com

Energy Saving Ideas - Windsor Essex

2012-05-07T12:23:00.002-07:00

Saving Energy in a Windsor Essex Home

A large portion of that energy is wasted in the majority of Homes. If you use efficient measures, you can reduce your energy bills by 10% to 50% and, at the same time, help reduce air pollution.

An energy efficiency plan for the whole house is key

Keep in mind that heating systems include not just a furnace, but the heat delivery system.

A top of the line furnace in ineffective without a proper distribution system. Insulation is often more important that the efficiency of a furnace.

First find out which parts of your house use the most energy, you can do this by getting a home energy audit

A home Energy Audit will show you where these are and suggest the most effective measures for reducing your energy costs.

Home Energy Auditing Tips

Check insulation in your exterior and basement walls, ceilings, attic, floors, and crawl spaces.
Check for holes or cracks around your walls, ceilings, windows, doors, light and plumbing fixtures, switches, and electrical outlets that can leak air into or out of your home.
Check for open fireplace dampers.
Make sure your appliances and heating and cooling systems are properly maintained.
Study your family's lighting needs and use patterns, paying special attention to high use areas such as the living room, kitchen, and exterior lighting. Look for ways to use daylight, reduce the time the lights are on, and replace incandescent bulbs and fixtures with compact fluorescent lamps or standard fluorescent lamps.

Creating an Energy Efficincy Plan

Determine how much money do you spend on energy?
Estimate whihc areas are your greatest energy losses?
Estimate what the payback on each upgrade will be in terms of in energy savings?
Determine if you can do it yourself or if you have to hire a professional?
Set a budget and a time frame?

With a Plan in place you now have a strategy for making smart purchases and home improvements
Hiring a professional to conduct energy audits is also another good idea
Professionals can use a variety of equipment such as blower doors, infrared cameras, and surface thermometers to find inefficiencies that cannot be detected by a visual inspection. Finally, they will give you a list of recommendations for cost effective energy improvements and enhanced comfort and safety.

Insulation

Checking your home's insulating system is one of the fastest and most cost efficient ways to use a whole house approach to reduce energy waste and maximize your energy dollars. A good insulating system includes a combination of products and construction techniques that provide a home with thermal performance, protect it against air infiltration, and control moisture. You can increase the comfort of your home while reducing your heating and cooling needs by up to 30% by investing just a few hundred dollars in proper insulation and weatherization products.

Insulation Tips

Consider factors such as your climate, building design, and budget when selecting insulation R-value for your home.
Use higher density insulation, such as rigid foam boards, in cathedral ceilings and on exterior walls.
Ventilation plays a large role in providing moisture control and reducing summer cooling bills. Install attic vents to help make sure that there is one inch of ventilation space between the insulation and roof shingles. Attic vents can be installed along the entire ceiling cavity to help ensure proper airflow from the soffit to the attic, helping to make a home more comfortable and energy efficient.
Do not block vents with insulation, and keep insulation at least 3 inches away from recessed lighting fixtures or other heat producing equipment unless it is marked "I.C." - designed for direct insulation contact.
The easiest and most cost effective way to insulate your home is to add insulation in the attic. To find out if you have enough attic insulation, measure the thickness of insulation. If there is less than R-19 (6 inches of fiber glass or rock wool or 5 inches of cellulose) you could probably benefit by adding more. Most homes should have between R-19 and R-49 insulation in the attic.
If your attic has ample insulation and your home still feels drafty and cold in the winter or too warm in the summer, chances are you need to add insulation to the exterior walls as well. This is a more expensive measure that usually requires a contractor, but it may be worth the cost if you live in a very hot or cold climate.

Weatherization

Warm air leaking into your home during the summer and out of your home during the winter can waste a substantial portion of your energy dollars. One of the quickest dollar-saving tasks you can do is caulk, seal, and weather strip all seams, cracks, and openings to the outside. You can save 10% or more on your energy bill by reducing the air leaks in your home.

Sources of Air Leaks in Your Home

1. Dropped Ceiling	9. Chimney penetration
2. Recessed light	10. Warm air register
3. Attic entrance	11. Window sashes & frames
4. Electric wires & box	12. Baseboards, coves, interior trim
5. Plumbing utilities & penetration	13. Plumbing access panel
6. Water & furnace flues	14. Electrical outlets & switches
7. All ducts	15. Light fixtures
8. Door sashes & frames

Heating and Cooling

Heating and cooling your home uses more energy and drains more energy dollars than any other system in your home. No matter what kind of heating, ventilation, and air conditioning system you have in your house, you can save money and increase comfort by properly maintaining and upgrading your equipment. By combining proper equipment maintenance and upgrades with appropriate insulation, weatherization, and thermostat settings, you can cut your energy bills and your pollution output in half.

Heating Tips

Set your thermostat as low as is comfortable.
Clean or replace filters on furnaces once a month or as needed.
Clean warm air registers, baseboard heaters, and radiators as needed; make sure they're not blocked by furniture, carpeting, or drapes.
Bleed trapped air from hot water radiators once or twice a season; if in doubt about how to perform this task, call a professional.
Place heat resistant radiator reflectors between exterior walls and the radiators.
Use kitchen, bath, and other ventilating fans wisely; in just 1 hour, these fans can pull out a houseful of warmed or cooled air. Turn fans off as soon as they have done the job.
Keep draperies and shades open on south facing windows during the heating season to allow sunlight to enter your home; close them at night to reduce the chill you may feel from cold windows.
Close an unoccupied room that is isolated from the rest of the house, such as in a corner, and turn down the thermostat or turn off the heating for that room or zone. However, do not turn the heating off if it adversely affects the rest of your system. For example, if you heat your house with a heat pump, do not close the vents - closing the vents could harm the heat pump.
Select energy efficient equipment when you buy new heating equipment. Your contractor should be able to give you energy fact sheets for different types, models, and designs to help you compare energy usage.

Heat Pumps

Heat pumps are the most efficient form of electric heating in moderate climates, providing three times more heating than the equivalent amount of energy they consume in electricity. There are three types of heat pumps: air-to-air, water source, and ground source. They collect heat from the air, water, or ground outside your home and concentrate it for use inside. Heat pumps do double duty as a central air conditioner. They can also cool your home by collecting the heat inside your house and effectively pumping it outside. A heat pump can trim the amount of electricity you use for heating as much as 30% to 40%.

Heat Pump Tips

Do not set back the heat pump's thermostat manually if it causes the electric resistance heating to come on. This type of heating, which is often used as a backup to the heat pump, is more expensive.
Clean or change filters once a month or as needed, and maintain the system according to manufacturer's instructions.

Solar Heating

Using the sun to heat your home through passive solar design can be both environmentally friendly and cost effective. In many cases, you can cut your heating costs by more than 50% compared to the cost of heating the same house that does not include passive solar design. Passive solar design techniques include placing larger, insulated windows on south facing walls and locating thermal mass, such as a concrete slab floor or a heat absorbing wall, close to the windows. However, a passive solar house requires careful design, best done by an architect for new construction or major remodeling.

Solar Tips

Keep all south facing glass clean.
Make sure that objects do not block the sunlight shining on concrete slab floors or heat-absorbing walls.
Consider using insulating curtains to reduce excessive heat loss from large windows at night.

Fireplaces

When you cozy up next to a crackling fire on a cold winter day, you probably don't realize that your fireplace is one of the most inefficient heat sources you can possibly use. It literally sends your energy dollars right up the chimney along with volumes of warm air. A roaring fire can exhaust as much as 24,000 cubic feet of air per hour to the outside, which must be replaced by cold air coming into the house from the outside. Your heating system must warm up this air, which is then exhausted through your chimney. If you use your conventional fireplace while your central heating system is on, these tips can help reduce energy losses.

Fireplace Tips

If you never use your fireplace, plug and seal the chimney flue.
Keep your fireplace damper closed unless a fire is going. Keeping the damper open is like keeping a 48-inch window wide open during the winter; it allows warm air to go right up the chimney.
When you use the fireplace, reduce heat loss by opening dampers in the bottom of the firebox (if provided) or open the nearest window slightly, approximately 1 inch, and close doors leading into the room. Lower the thermostat setting to between 50 and 55F.
Install tempered glass doors and a heat air exchange system that blows warmed air back into the room.
Check the seal on the flue damper and make it as snug as possible.
Add caulking around the fireplace hearth.
Use grates made of C-shaped metal tubes to draw cool room air into the fireplace and circulate warm air back into the room.

Air Conditioners

It might surprise you to know that buying a bigger room air conditioning unit won't necessarily make you feel more comfortable during the hot summer months. In fact, a room air conditioner that's too big for the area it is supposed to cool will perform less efficiently and less effectively than a smaller, properly sized unit. This is because room units work better if they run for relatively long periods of time than if they are continually, switching off and on. Longer run times allow air conditioners to maintain a more constant room temperature. Running longer also allows them to remove a larger amount of moisture from the air, which lowers humidity and, more importantly, makes you feel more comfortable.
Sizing is equally important for central air conditioning systems, which need to be sized by professionals. If you have a central air system in your home, set the fan to shut off at the same time as the cooling unit (compressor). In other words, don't use the system's central fan to provide circulation, but instead use circulating fans in individual rooms.

Cooling Tips

Whole house fans help cool your home by pulling cool air through the house and exhausting warm air through the attic. They are effective when operated at night and when the outside air is cooler than the inside.
Set your thermostat as high as comfortably possible in the summer. The less difference between the indoor and outdoor temperatures, the lower your overall cooling bill will be.
Don't set your thermostat at a colder setting than normal when you turn on your air conditioner. It will not cool your home any faster and could result in excessive cooling and, therefore, unnecessary expense.
Set the fan speed on high except in very humid weather. When it's humid, set the fan speed on low. You'll get better cooling, and slower air movement through the cooling equipment allows it to remove more moisture from the air, resulting in greater comfort.
Consider using an interior fan in conjunction with your window air conditioner to spread the cooled air more effectively through your home without greatly increasing your power use.
Don't place lamps or TV sets near your air conditioning thermostat. The thermostat senses heat from these appliances, which can cause the air conditioner to run longer than necessary.
Plant trees or shrubs to shade air conditioning units but not to block the airflow. A unit operating in the shade uses as much as 10% less electricity than the same one operating in the sun.

Programmable Thermostats

You can save as much as 10% a year on your heating and cooling bills by simply turning your thermostat back 10% to 15% for 8 hours. You can do this automatically without sacrificing comfort by installing an automatic setback or programmable thermostat.
Using a programmable thermostat, you can adjust the times you turn on the heating or air conditioning according to a preset schedule. As a result, you don't operate the equipment as much when you are asleep or when the house or part of the house is not occupied. (These thermostats are not meant to be used with heat pumps.) Programmable thermostats can store and repeat multiple daily settings (six or more temperature settings a day) that you can manually override without affecting the rest of the daily or weekly program

Ducts

Your home's duct system is one of the most important systems in your home, and may be wasting a lot of your energy dollars. It is a branching network of tubes in the walls, floors, and ceilings, carries the air from your home's furnace and central air conditioner to each room.
Unfortunately, many duct systems are poorly insulated or not insulated properly. Ducts that leak heated air into unheated spaces can add hundreds of dollars a year to your heating and cooling bills. Insulating ducts that are in unconditioned spaces is usually very cost effective. If you are buying a new duct system, consider one that comes with insulation already installed.
Sealing your ducts to prevent leaks is even more important if the ducts are located in an unconditioned area such as an attic or vented crawl space. If the supply ducts are leaking, heated or cooled air can be forced out unsealed joints and lost.
Although minor duct repairs are easy to accomplish, ducts in unconditioned spaces should be sealed and insulated by qualified professionals using the appropriate sealing materials. Here are a few simple tips to help with minor duct repairs.

Duct Tips

Check your ducts for air leaks. First look for sections that should be joined but have separated and then look for obvious holes.
If you use duct tape to repair and seal your ducts, look for tape with the Underwriters Laboratories (UL) logo to avoid tape that degrades, cracks, and loses its bond with age.
Remember that insulating ducts in the basement will make the basement colder. If both the ducts and the basement walls are un-insulated, consider insulating the basement walls and the ducts.
If your basement has been converted to a living area, install both supply and return registers in the basement rooms.
Be sure a well sealed vapor barrier exists on the outside of the insulation on cooling ducts to prevent moisture build up.
Get a professional to help you insulate and repair all ducts.

Water Heating

Water heating is the third largest energy expense in your home. It typically accounts for about 14% of your utility bill.
There are four ways to cut your water heating bills: use less hot water, turn down the thermostat on your water heater, insulate your water heater, and buy a new, more efficient water heater. A family of four, each showering for 5 minutes a day, uses 700 gallons of water a week; this is enough for a 3-year supply of drinking water for one person. You can cut that amount in half simply by using low-flow showerheads and faucets.

Water Heating Tips

Repair leaky faucets promptly; a leaky faucet wastes gallons of water in a short period.
Insulate your electric hot water storage tank and pipes, but be careful not to cover the thermostat.
Insulate your gas or oil hot water storage tank and pipes, but be careful not to cover the water heater's floor, top, thermostat, or burner compartment; when in doubt, get professional help.
Install aerators in faucets and low flow showerheads.
Buy a new water heater with a thick, insulating shell; while it may cost more initially than one without insulation, the energy savings will continue during the lifetime of the appliance.
Although most water heaters last 10-15 years, it's best to start shopping for a new one if yours is more than 7 years old. Doing some research before your heater fails will enable you to select one that most appropriately meets your needs.
Lower the thermostat on your water heater; water heaters at a setting of 115°F provide comfortable hot water for most uses.

Water Heater

Insulate your water heater to save energy and money.

Drain a quart of water from your water tank every 3 months to remove sediment that impedes heat transfer and lowers the efficiency of your heater.

Take more showers than baths. Bathing uses the most hot water in the average household. You use 1525 gallons of hot water for a bath, but less than 10 gallons during a 5-minute shower.

If you heat with electricity and live in a warm and sunny climate, consider installing a solar water heater. The solar units are environmentally friendly and can now be installed on your roof to blend with the architecture of your house.

Solar Water Heaters

If you heat with electricity and you have a non-shaded, south-facing location (such as a roof) on your property, consider installing a solar water heater. Solar water heating systems are also good for the environment. Solar water heaters avoid the harmful greenhouse gas emissions associated with electricity production. During a 20 year period, one solar water heater can avoid over 50 tons of carbon dioxide emissions.

Windows

Windows can be one of your home's most attractive features. Windows provide views, daylight, ventilation, and solar heating in the winter. Unfortunately, they can also account for 10% to 25% of your heating bill. During the summer, sunny windows make your air conditioner work two to three times harder. If you live in the Sun Belt, look into new solar control spectrally selective windows, which can cut the cooling load by more than half.
If your home has single pane windows, as almost half of homes do, consider replacing them. New double pane windows with high performance glass (e.g., low-e or spectrally selective) are available on the market. In colder climates, select windows that are gas filled with low emissivity ( low-e) coatings on the glass to reduce heat loss. In warmer climates, select windows with spectrally selective coatings to reduce heat gain. If you are building a new home, you can offset some of the cost of installing more efficient windows because doing so allows you to buy smaller, less expensive heating and cooling equipment.

Cold-Climate Window Tips

Install exterior or interior storm windows; storm windows can reduce your heat loss through the windows by 25% to 50%. Storm windows should have weather stripping at all moveable joints; be made of strong, durable materials; and have interlocking or overlapping joints. Low-e storm windows save even more energy.
Install tight fitting, insulating window shades on windows that feel drafty after weatherizing.
Close your curtains and shades at night; open them during the day.
Keep windows on the south side of your house clean to maximize solar gain.

Warm-Climate Window Tips

Install white window shades, drapes, or blinds to reflect heat away from the house.
Close curtains on south and west facing windows.
Install awnings on south and west facing windows.
Apply sun control or other reflective films on south-facing windows to reduce solar gain.

Landscaping

Landscaping is a natural and beautiful way to keep your home more comfortable and reduce your energy bills. In addition to adding aesthetic value and environmental quality to your home, a well placed tree, shrub, or vine can deliver effective shade, act as a windbreak, and reduce overall energy bills.
Carefully positioned trees can save up to 25% of a typical household's energy for heating and cooling. Properly placed trees around the house, can save an average household between $100 and $250 in heating and cooling energy costs annually.
During the summer months, the most effective way to keep your home cool is to prevent the heat from building up in the first place. A primary source of heat buildup is sunlight absorbed by your home's roof, walls, and windows. Dark colored home exteriors absorb 70% to 90% of the radiant energy from the sun that strikes the home's surfaces. Some of this absorbed energy is then transferred into your home by way of conduction, resulting in heat gain inside the house. In contrast, light colored surfaces effectively reflect most of the heat away from your home. Landscaping can also help block and absorb the sun's energy to help decrease heat build up in your home by providing shade and evaporative cooling.

Lighting

Increasing your lighting efficiency is one of the fastest ways to decrease your energy bills. If you replace 25% of your lights in high use areas with fluorescents, you can save about 50% of your lighting energy bill.

Indoor Lighting

Use linear fluorescent and energy efficient compact fluorescent lamps (CFLs) in fixtures throughout your home to provide high quality and high efficiency lighting. Fluorescent lamps are much more efficient than incandescent bulbs and last 6 to 10 times longer.

Indoor Lighting Tips

Turn off the lights in any room you're not using, or consider installing timers, photo cells, or occupancy sensors to reduce the amount of time your lights are on.
Use task lighting; instead of brightly lighting an entire room, focus the light where you need it. For example, use fluorescent under cabinet lighting for kitchen sinks and countertops under cabinets.
Consider three way lamps; they make it easier to keep lighting levels low when brighter light is not necessary.
Use 4-foot fluorescent fixtures with reflective backing and electronic ballasts for your workroom, garage, and laundry areas.
Consider using 4 watt mini fluorescent or electro luminescent night lights. Both lights are much more efficient than their incandescent counterparts. The luminescent lights are cool to the touch.
Use CFLs in all the portable table and floor lamps in your home.
For spot lighting, consider CFLs with reflectors. The lamps range in wattage from 13 watt to 32 watt and provide a very directed light using a reflector and lens system.
Take advantage of daylight by using light colored, loose weave curtains on your windows to allow daylight to penetrate the room while preserving privacy. Also, decorate with lighter colors that reflect daylight.

Outdoor Lighting

Many homeowners use outdoor lighting for decoration and security. When shopping for outdoor lights, you will find a variety of products, from low-voltage pathway lighting to high sodium motion detector floodlights. Some stores also carry lights powered by small photovoltaic (PV) modules that convert sunlight directly into electricity; consider PV-powered lights for areas that are not close to an existing power supply line.

Outdoor Lighting Tips

Use outdoor lights with a photocell unit or a timer so they will turn off during the day.
Turn off decorative outdoor gas lamps; just eight gas lamps burning year round use as much natural gas as it takes to heat an average size home during an entire winter.
Exterior lighting is one of the best places to use CFLs because of their long life. If you live in a cold climate, be sure to buy a lamp with a cold-weather ballast.

Appliances

Appliances account for about 20% of your household's energy consumption, with refrigerators and clothes dryers at the top of the consumption list.
When you're shopping for appliances, you can think of two price tags. The first one covers the purchase price - think of it as a down payment. The second price tag is the cost of operating the appliance during its lifetime. You'll be paying on that second price tag every month with your utility bill for the next 10 to 20 years, depending on the appliance. Refrigerators last an average of 20 years; room air conditioners and dishwashers, about 10 years each; clothes washers, about 14 years.

Dishwashers

Most of the energy used by a dishwasher is for water heating. The Energy Guide label estimates how much power is needed per year to run the appliance and to heat the water based on the yearly cost of gas and electric water heating.

Dishwasher Tips

Check the manual that came with your dishwasher for the manufacturer's recommendations on water temperature; many have internal heating elements that allow you to set the water heater to a lower temperature.
Scrape, don't rinse, off large food pieces and bones. Soaking or prewashing is generally only recommended in cases of burned on or dried on food.
Be sure your dishwasher is full, but not overloaded.
Don't use the "rinse hold" on your machine for just a few soiled dishes. It uses 3 to 7 gallons of hot water each time you use it.
Let your dishes air dry; if you don't have an automatic air dry switch, turn off the control knob after the final rinse and prop the door open a little so the dishes will dry faster.
Remember that dishwashers use less water than washing dishes by hand, about 6 gallons less per load; dishwashers also use hotter water than you would use if you were washing the dishes by hand, so they can do a better job of killing germs.

Refrigerators

Refrigerator Choices

Refrigerators with the freezer on top are more efficient than those with freezers on the side.
The Energy Guide label on new refrigerators will tell you how much electricity in kilowatt hours (kWh) a particular model uses in one year. The smaller the number, the less energy the refrigerator uses and the less it will cost you to operate.

Refrigerator/Freezer Energy Tips

Look for a refrigerator with automatic moisture control. Models with this feature have been engineered to prevent moisture accumulation on the cabinet exterior without the addition of a heater. This is not the same thing as an "anti sweat" heater. Models with an anti sweat heater will consume 5% to 10% more energy than models without this feature.
Don't keep your refrigerator or freezer too cold. Recommended temperatures are 37° to 40°F for the fresh food compartment of the refrigerator and 5°F for the freezer section. If you have a separate freezer for long term storage, it should be kept at 0°F.
To check refrigerator temperature, place an appliance thermometer in a glass of water in the center of the refrigerator. Read it after 24 hours. To check the freezer temperature, place a thermometer between frozen packages. Read it after 24 hours.
Regularly defrost manual defrost refrigerators and freezers; frost build up increases the amount of energy needed to keep the motor running. Don't allow frost to build up more than one quarter of an inch.
Make sure your refrigerator door seals are airtight. Test them by closing the door over a piece of paper or a dollar bill so it is half in and half out of the refrigerator. If you can pull the paper or bill out easily, the latch may need adjustment or the seal may need replacing.
Cover liquids and wrap foods stored in the refrigerator. Uncovered foods release moisture and make the compressor work harder.
Move your refrigerator out from the wall and vacuum its condenser coils once a year unless you have a no clean condenser model. Your refrigerator will run for shorter periods with clean coils.

Other Energy-Saving Kitchen Tips

Be sure to place the faucet lever on the kitchen sink in the cold position when using small amounts of water; placing the lever in the hot position uses energy to heat the water even though it never reaches the faucet.
If you need to purchase a gas oven or range, look for one with an automatic, electric ignition system. An electric ignition saves gas - typically 41% in the oven and 53% on the top burners - because a pilot light is not burning continuously.
In gas appliances, look for blue flames; yellow flames indicate the gas is burning inefficiently and an adjustment may be needed.
Keep range top burners and reflectors clean; they will reflect the heat better, and you will save energy.
Use a covered kettle or pan to boil water; it's faster and it uses less energy.
Match the size of the pan to the heating element.
If you cook with electricity, turn the stovetop burners off several minutes before the allotted cooking time. The heating element will stay hot long enough to finish the cooking without using more electricity. The same principle applies to oven cooking.
Use small electric pans or toaster ovens for small meals rather than your large stove or oven. A toaster oven uses a third to half as much energy as a full-sized oven.
Use pressure cookers and microwave ovens whenever it is convenient to do so. They can save energy by significantly reducing cooking time.

Laundry

About 80% to 85% of the energy used for washing clothes is for heating the water. There are two ways to reduce the amount of energy used for washing clothes - use less water and use cooler water. Unless you're dealing with oily stains, the warm or cold water setting on your machine will generally do a good job of cleaning your clothes. Switching your temperature setting from hot to warm can cut a load's energy use in half.
When shopping for a new washer, look for a front loading (horizontal axis) machine. This machine may cost more to buy but uses about a third of the energy and less water than a top loading machine. With a front loader, you'll also save more on clothes drying, because they remove more water from your clothes during the spin cycle.
When shopping for a new clothes dryer, look for one with a moisture sensor that automatically shuts off the machine when your clothes are dry. Not only will this save energy, it will save wear and tear on your clothes caused by over drying. Keep in mind that gas dryers are less expensive to operate than electric dryers. The cost of drying a typical load of laundry in an electric dryer is 30 to 40 cents compared to 15 to 25 cents in a gas dryer.

Laundry Tips

Wash your clothes in cold water using cold water detergents whenever possible.
Wash and dry full loads. If you are washing a small load, use the appropriate water-level setting.
Dry towels and heavier cottons in a separate load from lighter weight clothes.
Don't over dry your clothes. If your machine has a moisture sensor, use it.
Clean the lint filter in the dryer after every load to improve air circulation.
Use the cool down cycle to allow the clothes to finish drying with the residual heat in the dryer.

Is your Rental Property Insurance Void if the property is vacant over 30 days

2012-04-11T11:34:00.000-07:00

Compliments of www.cameronpaine.com

A recent case demonstrates the importance of carefully reading an insurance policy and ensuring that the insurance policy remains in force. Failing to do so cost Paul Wu and Wendy Wu dearly.

Background

The Wus purchased a house in Windsor, Ontario to serve as an investment for their future and to produce rental income. In 2002, they rented the house to a tenant. This tenancy was uneventful until the tenant began to date a certain man. At this point, garbage, including junk cars and tires, began to accumulate in the yard and neighbours complained of blight and rats. The Wus were given repeated notices by the City of Windsor to clean up their property. Eventually, the Wus gave their tenant notice to vacate the property. The tenant agreed to move out on August 1, 2006; however, the tenant and her boyfriend failed to leave that day. The Wus permitted them to stay until August 5, with the tenant agreeing to clean up the property before leaving. On August 4, the tenant and her boyfriend moved out of the house and gave Mrs. Wu keys to the property. As it turned out, those keys were for the front door only.

The property as left by the tenants was in a serious state of disrepair and the house had a very foul odour. The Wus, along with some friends, spent considerable time cleaning up the house and the property and, six weeks later, made the property available for renting.

During this time, and in advance of a new tenancy that was to begin on November 1, 2006, the Wus visited the property nearly every day to clean up the property and to empty the mailbox. In mid-October of 2006, a fire caused major damage to the property.

On October 11, Mr. Wu visited the house and discovered that the interior was burned and that the water pipes had burst, resulting in significant damage. There was no sign of forced entry to the house, and the presence of gas cans suggested that the fire had been lit deliberately. A representative of the Windsor Fire Department opined that the fire had been intentional. There were also beer cans inside the house that had not been there the last time Mr. Wu had entered the house.
Insurance Claim

The Wus sought to claim under their insurance policy, which they believed covered fire damage and loss of rental income. Gore Mutual Insurance Company ("Gore") denied coverage under two grounds: first, that the Wus allegedly had knowledge that the house was vacant for more than thirty consecutive days, in violation of the policy; and second, that there was a material change in risk of which the Wus allegedly were aware, but to which they did not alert Gore.

While Mr. Wu agreed that the insurance policy had a 30-day vacancy clause, he claimed that he did not know about this clause and it was never pointed out to him. In addition, he claimed that either he or his wife visited the house nearly every day and so, in his mind, the house was never truly vacant.

Unfortunately for the Wus, the term "vacant" was explicitly defined in the insurance policy, as the policy was specific to rental property. The definition provided in the policy stated that a property is to be considered "vacant" when, regardless of the presence or absence of furnishings, (i) all occupants of the dwelling have moved out with no intention to return and no new occupant has yet to take up residence, or (ii) no occupant has taken up residence in a newly-constructed dwelling. This definition makes clear that vacancy is established when there is no resident in a property. Under the terms of the insurance policy, maintaining property such as furniture in the home or frequent visitations to the home do not qualify to make the property no longer vacant.

For the Wus to have been able to demonstrate that their property was not vacant, they would have had to show that someone slept or cooked at the property and that it was someone's "habitual abode".
Court's Reasoning

The court noted that case law relating to non-rental property, or to seasonal property such as summer homes which are not expected to be occupied during the winter months, provides for a different result.

These divergent outcomes are based largely on the difference in wording in rental property insurance policies as compared with non-rental property insurance policies . Insurance policies relating to rental properties tend to define expressly the term "vacant," as the occupancy status of the property relates directly to the risk of the property.

The court also found that there was a "material change in risk" under the insurance policy, and that this material change began in February 2006, upon the initial neighbour and city complaints about junk cars and garbage spread around the property. The court found that, at this point, the Wus should have told their insurer about the situation and their proposal to address the matter. The three elements of material change requiring notification to the insurer – (i) a material change in risk that is (ii) within the control of the insured and (iii) of which the insured had knowledge – were all present. The Wus' failure to disclose a change in material risk had the effect of terminating their insurance policy.
An additional material change in risk was created when the Wus determined that the previous tenant had kept a copy of the keys to the property, but nevertheless neglected to change the locks on the doors . The Wus had decided not to change the locks upon realizing that not all prior keys had been returned as they wanted to change the locks only immediately in advance of future tenants taking up residence.

Decision
While expressing sympathy for the Wus, the court found that the property lacked insurance coverage and that the fire damage to the property was therefore not an insured risk. The Wus would need to spend nearly $130,000 to repair the house – or approximately $9,000 to demolish it.

Some Final Comments
Insureds are well advised to:
• consider their needs when entering into insurance contracts, including the type of insurance coverage required and the use of the property to be insured;
• review carefully their insurance policies and discuss their current or prospective needs with their insurance brokers;
• notify their insurance broker of material changes in risk, including such things as property vacancies or major disputes with tenants; and
• discuss their insurance needs with a lawyer if in doubt about their rights.
Ed.: A version of this article was previously published in "International Law Office" and was among their most frequently-read recent articles.
This article appeared in the Lang Michener LLP InBrief Fall 2010 .

Mortgage Pre Approval Windsor Real Estate

2012-04-11T07:45:00.000-07:00

By Dan Lanhardt - Scotia Bank

Compliments of www.cameronpaine.com

Two often confused terms in the home buying process are a mortgage loan pre-qualification and a home loan pre-approval. Even some loan officers and real estate agents will use the terms incorrectly, so here's what you really need to know about each one.

Pre-Qualification

A mortgage loan pre-qualification is simply an estimate of how much house you can afford and how much money a lender would be willing to loan you. The best time to get a pre-qualification is right at the beginning of your home buying process, before you even start looking at houses. This involves either sitting down with a lender or talking with one on the phone, and providing information on your income, assets, debts, and a potential down payment amount. The lender would then provide you with a ballpark figure in writing of how much he thinks you could afford to pay for a monthly mortgage. There is no cost involved and there is no commitment on either side. This estimate is just helpful in helping you figure out if buying a home is a viable option, and if so, what your price range would probably be.

Pre-approval

Getting pre-approved means that you have a tentative commitment from a specific lender for mortgage funding. In this case, you provide a home loan lender with actual documentation of your income, assets, and debts. This process typically requires an application fee as well, since the bank will run a credit check and work to verify all your employment and financial information. Once you are approved, the lender will give you a letter of commitment, stating how much money her bank is willing to loan you for a home purchase. With a pre-approval in hand you can start your shopping - real estate agents and sellers will take you much more seriously when they see you have your mortgage funding in place.

It is important to understand, however, that even a pre-approval is not a guarantee that you will be approved for a mortgage loan. The funding will only be given when the property appraisal, title search, and other verifications check out on the home you have chosen to buy. Neither is the pre-approval binding; you can still obtain a mortgage from a different lender. If you do stick with the same company that pre-approved you though, the application process will be much shorter once you find the right house.
Call Dan for your pre-approval !

Scotiabank

Dan Lenhardt, AMP
Mortgage Manager
Windsor and Area
off: 519-974-4632
cell: 519-919-2779

Mold and Water Damage in Homes - Windsor Essex Real Estate

2012-04-03T05:06:00.000-07:00

Compliments of www.cameronpaine.com

Homebuyers often have concerns about mould, but are their fears justified?

Although thousands of types of mould exist, only a few are actually harmful to people. Toxic varieties, such as moulds from the genus Stachybotrys, can produce chemicals linked to various health problems including sinus infections, asthma and certain respiratory infections. However, mould must generally be present in large quantities to have a noticeable effect on most people.

Mould eats wood cellulose and can potentially affect the structural integrity of wood. Some insurance companies have excluded mould damage from both first party and third party coverage. Property owners may be able to obtain costly site-specific environmental insurance that specifically includes mould coverage.

Mould is caused by water damage or excessive humidity, poor ventilation systems, wet construction materials or poor construction or design. Mould travels on air currents and is all around us, and so it is difficult to find a house that is completely mould-free.

The smell should be the first red flag. Just because a house is nicely renovated and freshly painted doesn’t make it mold free, if there’s a musty, mouldy smell, and lots of plug-ins and potpourri, you should investigate further.

The best advse is use common sense. During a home inspection, the inspector cannot open walls. Therefore, you may need to rely on your sense of smell. If moisture damage has built up in the basement over the years, the smell will reveal it right away, regardless of how nice it looks

If there’s mould in their home, it can be a minor issue involving lack of circulation in the basement, or it could be a serious case of black mould coming through the drywall or baseboard, which probably needs to be ripped out. You can’t just wipe it off. Either way, the issue causing the mould must be solved and the area has to dry out.

Whether inspecting a home you should always look for signs of water damage.

You should hire a home inspector or other mold professional if there is a concern

Be sure to inspect moisture-prone areas such as basements, bathrooms and kitchen cupboards. Mould behind a wall will not be visible to you, but signs of mould include:

discolouration on finishes
staining
spotty patterns revealing visible mould growth (which may indicate a larger, unseen problem)
musty smells.

Mould issues can usually be resolved. The moisture or water source needs to be located and stopped, and then the mould needs to be removed. If the problem turns out to be widespread and remediation is necessary, it’s important to ensure that the entire problem area is remediated, otherwise the mould infestation could return.

A proper home inspection may uncover indications of mould or structural deficiency issues, although there is no guarantee that it will. However, an inspector cannot speak to chemical contamination or health risks. The inspector may recommend that the homeowner enlist the services of a mould investigator.

Source Edge Newsletter

Do Your Homework When Choosing a Mover - Windsor Essex Real Estate

2012-04-03T04:43:00.003-07:00

Compliments of www.cameronpaine.com

Do your homework when choosing a mover

For some consumers, the most daunting aspect of the buying or selling process is the move itself.
Moving is not only labour-intensive, but it can also unleash a range of emotions at a difficult time. If the catalyst for the move is a family death, divorce or other major lifestyle change, a bad moving experience can rub salt in the wound, aggravating an already challenging situation.

Many resources are available to determine whether a mover is reputable. The Canadian Association of Movers (CAM), the Better Business Bureau, and any of the major national van lines (such as Allied, Atlas, Mayflower, North American or United) are all good sources. Also check out the Consumer Beware page through the Ontario Ministry of Consumer Services for movers to avoid.
One of the best tips is to place more weight on reputation than price, says John Levi, president of CAM. With about 350 members across the country, CAM represents Canada’s largest moving companies, many small to mid-sized movers, national van lines, suppliers and many international movers. It also works with government agencies to represent member issues and with consumers to provide referrals and assist with complaints.
"Many people don't realize that their prime concern should be a having a good moving experience, not getting the cheapest price,” says Levi, who has been with CAM for 16 years.

"The lowest quoted price does not actually guarantee the lowest cost or a good-quality job, he advises.

Consider the value of your possessions as well as the potential cost of loss, damage, tardiness or claims, he says. All of those factors should be weighed to determine the move’s total price tag, and doing some homework before selecting a mover is well worth the time.

Because the moving industry is largely unregulated, Levi warns that choosing a reputable mover is vital in avoiding problems. His organization receives about 150 complaints a year about movers. The most common complaints pertain to overcharging, lateness, damage or loss, but issues also arise with inexperienced crews, poor communication, and failed promises.
To join CAM, a mover must be in business for more than a year, be reputable, and undergo a due diligence and verification process. The association checks out companies through the Better Business Bureau and asks other members to offer a fair opinion on potential members.
Loss or damage claims can end up being drawn out for years, says Levi. Consumers who take steps to do some preliminary research usually avoid claims, he adds.
Many problems are preventable. A good mover should be prepared to answer questions and provide clear expectations about the move for the individual or family. Consumers can spare themselves grief simply by asking potential movers questions such as:
What is your experience with moves like mine? How experienced is your crew? What is the bottom-line price? What is the not-to-exceed price, including all charges and taxes? What happens if loss or damages occur, and how will we be protected?
The most important step, often overlooked, is getting an in-home estimate. “Consumers can get sweet-talked over the phone by a company that claims it can do the job,” says Levi. “Unfortunately, that’s an invitation to disaster. If movers are willing to give you an estimate by phone, don’t hire them. If they can’t see your place or belongings, they have no idea how the move will go.”
An experienced mover will visit the consumer at home and examine furnishings and possessions, give a more reliable estimate, and outline difficulties that might occur during the move, he adds.
Remind your clients that damages sometimes can’t be helped, adds Levi. “There isn’t a mover around who hasn’t scratched, nicked or lost something – it happens,” says Levi. “Moving big objects through small openings means these things sometimes occur, but the crux of the matter is how the mover deals with the issue. A good mover gets the repair done quickly or pays the consumer for loss or damage if the claim is valid.”
Written estimates are vital, he adds. “Make sure that you get the company’s promises in writing,” warns Levi. “If they won’t put it in writing, don’t move with them. It’s as simple as that.”
Sharing these insights (and the tips below) with your clients before they pick a mover can make a world of difference to the outcome. It’s an extra step with the best possible reward – a happy ending.
Do research when choosing a moverJohn Levi, president of the Canadian Association of Movers, says these steps will help consumers to have a positive moving experience.
Pick three – Choose at least three companies and then check them out. Ask questions and check their reputation through available resources (see below) before settling on one.
Match them to the job - Choose a mover with the resources and crew to suit your situation. A large family move across the country and a one-bedroom condo move across town are completely different. Verify the company’s capabilities with CAM, or you may end up paying more than you thought -- or learning that your mover can’t do the job and has handed it off to someone else.
Invite them over - Refuse to accept an estimate delivered by phone, fax, text or email from a mover who has not assessed the space in person. An on-site estimate is essential.
Get it in writing - Get every promise made in the moving estimate in writing, along with dates of the move and specifics on what will and won’t be moved, and who will be doing the packing. If you promise to de-clutter and pack, you must follow through or else extra charges may be added.
Book well in advance – After you’ve chosen a reputable company, ensure that the mover has lots of time to meet your expectations.
Schedule with care – Avoid booking a move the same day as a property closing or a popular moving date. Closing dates have their own problems. There may be a deadline to vacate on one side of the move, while keys or titles are not ready on the other. Such delays can mean movers sit and wait at a site, creating extra costs and stress. Avoid the first and last days of the summer months like the plague. These are a mover’s busiest times, and steering clear of those dates will boost your chances of getting an experienced crew.
Be realistic – Damage and loss can happen, although good movers will do their best to prevent or minimize them. Ask questions about company policies on loss and damage and discuss concerns about particular items with them.
For more information - Before hiring or recommending a mover, you can contact the following organizations:

Consumer Beware page, Ontario Ministry of Consumer Services website
Better Business Bureau
Canadian Association of Movers - 1-866-860-0065

Source: Edge News Letter

Tips for Showing a Home Windsor Real Estate

2012-03-30T12:40:00.002-07:00

6 Tips to a Great Home Showings

Compliments of www.cameronpaine.com

When it comes to showing your home to potential home buyers, you want to make sure that they are focused on the home’s potential to become theirs rather than constantly distracting them with outside issues.

The following tips will help showings .

Home Showing Tip #1

Dont have Family and friends just hanging out
When you decide to sell your home, you really do need to consider how you will show your home. It is definitely unsettling for home buyers to walk through a home only to find that there are kids sleeping in the rooms or someone is frying up a steak as they arrive.

A home showing must be treated like a business transaction and in order to drive a sale, you must behave in a professional manner. Ask family members to look after your kids and make sure that the only people in the home are the ones who will be showing it.

Home Showing Tip #2

Being Present for Showings

You have right to be excited about showing your home to potential hom buyers and you may want to gauge their opinion about your home. But best if the home owner is not present during showings.

If the home owner is home, people often feel rushed and do not give the home enough time.

By letting the Realtor handle the showing, it gives the buyer time to look around and discuss the home with their Realtor.

Home Showing Tip #3

Knowing your homes strengths and weaknesses

From the moment home buyers walk toward your home, they are searching for flaws and drawbacks, as most skeptics tend to do. I often find it helpful to do a summary of the strengths of a home and show the value of improvements, as well I can often do a cost analysis of any potential weaknesses ie. cost of a new roof or windows. If a home needs a major repair, it will be obvious to any buyer. Having a quote before hand can often elimante any fears a buyer might have.

Home Showing Tip # 4

Removing any Odours
Nothing says “don’t buy my house” quite like the smell of wet dog. Add the smell of synthetic roses to the mix, and you might essentially be telling home buyers to run not walk away from your home.

As well, cooking before or during a home visit is not appreciated, as no one wants to leave a home smelling like fried food. Boil some cinnamon in water and keep the scent of your home welcoming and delicate rather than invasive.

Home Showing Tip #5

Temporary removing pets

If possible Pets should not be presetn for showings. If they cannot be removed, ensure they have a place that is away from all the main features of the home ie kitchen, baths bedrooms.

Home Showing Tip #6

A Clean Hoouse
If a home buyer walks into a home and all they can think about is the cleaning up they would have to do if they bought your home, chances are they will not want to buy your home.

You need to make your home sparkling clean and I am not exaggerating when I say that it should be clean enough that people could eat off the floor. If you want home buyers to focus on the potential of the home and not the clutter and grime, clean it and clean it well.

Making a Room Feel Bigger - Windsor Essex Real Estate

2012-03-30T12:13:00.000-07:00

Compliments of www.cameronpaine.com

Most of us can’t afford a home with massive rooms – not just because the square footage is costly, but also because it would cost an arm and a leg to keep that home heated and comfortable. There are, however, a vast array of tricks and methods that lend themselves to creating an illusion and will help you make a room feel bigger.

That said, here are seven ways to make a room feel bigger:

Ways to make a room feel bigger #1

Get Roman blinds
Window treatment are an important part of making a room feel bigger and using roman blinds instead of curtains takes away that cluttered feeling and the look of extra and unwanted material draped over the living room floor, getting in your way and causing more problems than it’s worth.

Ways to make a room feel bigger #2

Use color
In terms of illusion, light colors will always make a room seem larger, so try and avoid darker colors when painting the walls, opting instead for a light shade of blue or white. This method will make rooms appear open and airy, and they are also naturally reflective colors, which leads me on to the next point.

Ways to make a room feel bigger #3

Opt for natural lighting
Letting natural light stream into the room will really open it up, making it feel larger. Make as much use of natural light as possible; add skylights, windows, anything that will open your house up. If this is not possible, then ensure the room is adequately lit as shadows can make a space seem smaller and cramped.

Ways to make a room feel bigger #4

Hang mirrors
Perhaps an odd choice, the use of mirrors is recommended by experts due to the way it gives the illusion of depth. Place it at a specific point in the room, angle it in a way that is going to ensure maximum depth and it will give you the illusion of more open flow. Like light colors, it can also reflect natural light, and helps brighten up a room.

Ways to make a room feel bigger #5

Go for built-ins over closets
Instead of moving each bit of furniture back against the wall, a built-in closet enables you to gain extra space and effectively move a lot of your junk out the way by placing it in the wall closet. The extra space built into the closet will have little effect on the size of the room, and means you are effectively not losing any space, but gaining more room to place decorations, mirrors, and anything else you might want.

Ways to make a room feel bigger #6

Buy folding furniture
This trick ensures that the furniture doesn’t cover too much of the floor or room, and saves you a lot on furniture costs. By using a pinned device, tables and chairs are able to fold inwards without losing their elegance or beauty, and become multi-efficient devices. The important thing is you’ll be able to see the floor, which in turn, makes the room feel bigger.

Ways to make a room feel bigger #7

Declutter
Not incredibly original, but when it comes to adding space, you need to be ruthless with some of your possessions. If they haven’t been used in a while, or just don’t fit in with the rest of the decor, then they have to go. Store them somewhere out of sight or chuck them altogether. This can include small things like cleaning your desk, or larger things such as moving furniture around, or removing it completely.

Did you make a room feel bigger?

Of course, there are a number of other ways to get the most out of your space; the important thing to remember is that you must be organized, ruthless, and willing to make some drastic changes, but it could prove to be one of the best decisions you’ll make in finding that perfect living space.

Windsor Homes Buying vs Renting

2012-03-26T09:37:00.003-07:00

Windsor Homes Buying vs Renting
www.cameronpaine.com

I am often asked whether it is better to rent or to buy. There are several sites which offer lease vs buy analysis. The main factors are to consider are:
1.    Monthly Rent
2.    Home Price
3.    Down Payment
4.    Mortgage Rate
5.    Annual Property Taxes
Other items such as maintenance, cost of buying, cost of selling, operating costs such as insurance and utilities should also be considered.
As a rule of thumb, if you plan on staying in a home for more than 3 years, it is cheaper to buy.

Most people think the benefit in buying is to "stop throwing your money away on rent," but in fact the equity you build from buying is mostly offset by the money you will "throw way" on taxes, insurance, maintenance, and mortgage interest, which renters don't pay. The real benefit from buying is that you assume your property will increase in value over time while you continue to pay the same monthly payment for 15 to 30 years, and then you stop paying it altogether.

If property values decline, the numbers change in favour of renting fairly quickly.

2005 marked a peak in the Windsor Real Estate Market with average home prices at around $165,000.. Struggling with high unemployment and a slightly declining popluation, Windsor saw a decline in property values from 2006 – 2009. Many people that purchased in Windsor in 2005 and attempted to sell in 2009, did so at a loss. However, property values are again on the rise in the Windsor Area and there is a lot of money being spent on infrastructure over the next several years. 2011 saw property average residential property values of $169,000 over the 2005 average value.
Home prices in Windsor have risen for the past two years an average of 4% per year. In addition Windsor entered a sellers market in 2011 with the sales listing ratio exceeding 50%, this is a further indication that prices will continue to rise.

Other Factors which make it a good time to buy in Windsor:
The current low interest rates are also very helpful in reducing mortgage payments.
Average house price of $169,000 (2011) is less than half of the National Average.
Massive infrastructure spending in Windsor and surrounding area over the next several years.

You don't pay cash when you buy a home. If you had to do that then nobody could afford to buy a house. Instead you get a loan from a bank called a mortgage. You make payments on this loan every month for 15 or 30 years, and then you get to stop making payments.

Most homebuyers also make a cash down payment of 5 to 20% of the sale price. The higher the down payment you can make, the easier it is to get a loan, and the lower the interest rate is, and the lower the monthly payment is.

By Cameron Paine, Buckingham Realty (Windsor) Ltd., Broker

What to do when your assessment is too high, Windsor Real Estate

2012-03-09T12:57:00.000-08:00

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Source MPAC brochure:

If you don’t agree with your Property Assessment from MPAC you can file a Request for Reconsideration.

The deadline to file your RfR is April 2, 2012.

There are two ways to file a RfR:
• The preferred method is to submit a RfR form.
Request For Reconsideration 2012 Form

Forms are available at www.mpac.ca, or call us at 1 866 296-MPAC (6722). You may also choose to file your RfR electronically through AboutMyProperty™ on MPAC’s website. You will be able to attach documents, pictures and reports to accompany your RfR. Your personalized User ID and Password for AboutMyProperty™ are included on your Notice.
1. Write a letter requesting a reconsideration. In your letter, please include the 19-digit roll number on your Notice; your full name, address and phone number; and the reasons why you feel your assessment is not correct, including any information you have to support your claim.
2. File an Appeal with the Assessment Review Board (ARB) You may also choose to file an Appeal with the ARB, an independent tribunal of Ontario’s Ministry of theAttorney General.

Residential, Farm and Managed Forest Properties
If your property, or a portion of it, is classified as residential, farm or managed forests, you must first file a RfR with MPAC before you are eligible to file an Appeal with the ARB. The classification of your property is indicated on your Notice.

If you are required to, or choose to file a RfR first, you have 90 days after MPAC has notified you of its decision on your RfR to file an Appeal with the ARB.
The ARB has its own Appeal process. For more information, please contact the ARB at
1 866 448-2248 or 416 212-6349 or visit their website at www.arb.gov.on.ca.
To request that your property be eligible for the farm or managed forests classes or
conservation land exemption, you must file a RfR with the respective program administrator. For more information, please contact MPAC or visit www.mpac.ca.
Other Property Types
For any other property types, you can choose to file a RfR with MPAC or file an Appeal with the ARB. The deadline to file your RfR and/or Appeal is April 2, 2012.
MPAC’s Role at an ARB Hearing At an ARB hearing, the onus is on MPAC to prove the
accuracy of our assessed value. MPAC will present comparable properties as evidence and will share that information with you prior to the hearing. You will also be asked to provide evidence to support
your position. Ideally, you should select properties that are most similar to yours (for example, neighbourhood, lot dimensions, living area, age of structure(s) and quality of construction). Please contact MPAC if you have any questions.