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Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing January 22, 2019 106   0   0   0   0   0
CREW has never been shy in its belief that real estate is a business, and that’s not just because of the dollar signs.Real estate involves the same levels of planning, strategizing and execution that undergird every successful business. But according to Linda and Keith Perrin, co-founders of All-Ternative Solutions, many investors new to real estate don’t realize the importance of creating a sound, business plan and investing footprint.It’s a situation they hope to change as they welcome a fresh crop of investors into their real estate training program. “A lot of the people we come in contact with think ‘I want 1,000 doors in ten years’ is a business plan,” Keith says, “but a phrase like that is a dream or a goal, not a plan.” Without a proper, revisable business plan – which allows investors to chart their progress, tweak strategies and make sounder decisions about their properties – too many investors are just hunting in the dark, hoping to get lucky. But novice investors with no business experience may find creating a business plan daunting and, ultimately, discouraging.That is why the Perrins make building a business plan and footprint central to their teaching.At their upcoming three-day training event, taking place in North Bay, Ontario, from February 14-16, all attendees will be leaving with
 
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Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing January 22, 2019 110   0   0   0   0   0
When another day of US-dominated news draws to an end, few Canadians are lying in bed thinking, “Boy, things sure look good in America.We should buy some property down there.” But the political funk hanging over the country obscures some essential truths about its real estate market.Job growth has been staggering, putting more Americans in a position to either buy or spend more on improved rental accommodations.Most critically, though, prices for renovated properties in solid rental markets are incredibly low, often less than what the common Ontario or BC investor will put up for a 10% down payment on a 700-sq ft condo that has no chance of cash flowing. Canadian investors are running themselves ragged for 4% returns.Keith and Linda Perrin, the husband and wife duo behind All-Ternative Solutions, want to change that by making property investment in the United States as attainable for Canadians as it is for Americans.For them, there has rarely been a better time to purchase rental properties in the US. “In 2008, the market dumped,” says Keith.“And that was actually the best opportunity to start making money in the United States.The reason why we are in the states that we are in – New Jersey, Ohio, Kansas – is because they are some of the later ones to be recovering
 
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Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing January 20, 2019 110   0   0   0   0   0
The acme of real estate activity is spring, but getting in early could tender gems for investors. “There’s far less competition from other buyers at this time of year with the financial hangover from the holiday season,” said Vicki Schmidt, broker of record and co-founder of JUSTO, a Toronto-based realty brokerage.“Buyers are typically strapped for cash and they can’t make big purchases, so buyers who are prepared financially have an opportunity to get a good price.” It’s also an opportune time for investors to find bargains, especially on fixer-uppers.Any seasoned real estate agent will advise their client to list during spring, but sellers who put their properties on the market during the frigid winter months are doing so out of necessity. “When we talk about the idea of people needing to sell, it’s for a reason,” said Schmidt.“It could be an Estate sale or a property for which timing isn’t so important.That property could need fixing up, and this time of year is usually when properties that need more work find their way onto the markets, so investors looking to get in early and close at a good price, but do renovations and update the property through the spring and summer months.” December was one of the slowest months in recent
 
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Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing January 17, 2019 126   0   0   0   0   0
With seniors slated to comprise nearly a quarter of Canada’s population by 2030, real estate that caters to their needs is being touted as one of the most investment-friendly sectors this year. That’s in spite of a somewhat volatile interest rate environment that’s expected to carry through 2019, says Montreal-based Fred Blondeau, an analyst with Echelon Wealth Partners. “The sector should be able to generate significant growth no matter how interest rates evolve, so we’re putting more emphasis on senior living at this point,” he said, referring to a report Echelon released last month. The report, The Ultimate All-Weather Investment:Canadian Senior Living Real Estate, differentiates between long-term care, which is the purview of governmental agencies, and senior housing, which requires private funds. “The appetite from investors for senior living spaces remain strong,” said Blondeau.“The sector will be subject to strong inflows from investors wanting to put their money in the space.” Echelon Wealth Partners reckons that times are turbulent and, in particular, it is worried about the global macroeconomic outlook.However, according to Blondeau, irrespective of whether the economic environment improves, remains stable or becomes more unstable, senior living spaces will be unaffected. “Especially in Canada’s strongest markets, like Toronto and B.C.,” he said.“We also feel like the market will continue
 
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Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing January 17, 2019 129   0   0   0   0   0
A real estate agent in Ontario recently discovered that two of her clients used cameras and microphones to listen in on the conversations of potential homebuyers. According to CBC News, Hamilton realtor Webster said she only found out about the surveillance when her clients mentioned it.Webster told CBC News that neither seller had installed the surveillance devices specifically to monitor potential buyers.It's also unclear if they were hidden, or had simply gone unnoticed. "You can see how somebody could listen in and get some very interesting information,” Webster told CBC News.“And then, when it's in your lap, you don't want to use it, but it could be tempting for some people.It could be tempting for anybody." While her clients said that they did not use this information to their advantage, Webster points out that temptation is inherent. "If your comments and their comments were being recorded certainly that puts the ball in the other person's court doesn't it?” she said. Now Webster is calling for a rule to compel sellers to say if their homes are under surveillance.According to CBC News, she also wants listing agreements to say if there's audio or video surveillance onsite, and for a warning sign to be posted
 
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Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing January 17, 2019 124   0   0   0   0   0
Yukon Housing Corporation announced the availability of two new homes in Porter Creek.The duplex includes two two-bedroom units that are accessible and energy efficient. Yukon Housing Corporation will own and operate these homes as part of the rent-geared-to-income program, which houses families and individuals from the Yukon Housing Corporation wait list. "This new addition to our social housing rental stock made good use of our existing property in Whitehorse by replacing a single family home with a duplex,” said Pauline Frost, minister responsible for Yukon Housing Corporation.“This energy efficient duplex will keep two families safely and securely housed for many years to come." "The peace of mind that comes with having a secure and stable home is invaluable,” said Larry Bagnell, MP for Yukon.“This is why our Government is glad to be involved in the creation of these brand new homes, which will provide two families in Porter Creek with high quality, energy efficient and accessible housing.I'm glad to see we are making progress in tackling housing affordability, all while supporting the local economy." Funding for this project came from the Northern Housing Fund under the National Housing Strategy. Are you looking to invest in property?If you like, we can get one of our mortgage experts to tell you exactly how
 
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Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing January 15, 2019 187   0   0   0   0   0
Temperature-controlled industrial properties are a little-known, yet superlative, asset class that’s sure to grow in popularity among institutional investors. The facilities are designed to maintain temperatures as low as -29 degrees Celsius, which makes construction expensive and buy-ins prohibitive for many, but at below 1% of Canada’s overall industrial sector, it teems with opportunity. “It’s a great investment, not only for REITs, but institutional and private investors, as well,” said Victor Cotic, vice president of national investment services with Colliers International.“All the growth we’re seeing among industrial companies in real estate is all related to consumer goods.Manufacturing has really taken a downturn, so industrial real estate today is predominantly around consumer goods, retailers, and public consumption.” Temperature-controlled industrial facilities primarily house food and pharmaceuticals, and for that reason they’re more or less recession-proof. “Those are perfect examples of consumer goods because they’re linked to population, and unlike some other retail sectors, it’s recession-resistant,” continued Cotic.“Even in a down economy, people are going to consume food and need pharmaceuticals.They might buy a cheaper variety, but they’ll still need to put food on the table.” Colliers oversaw a leaseback sale between Congebec Inc.and Skyline Commercial REIT, with the latter taking ownership of a nine-property national portfolio of temperature-controlled warehouses.Two-thirds of the facilities are divided between Montreal and Quebec
 
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Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing January 15, 2019 195   0   0   0   0   0
The average condo apartment rental rate in the GTA has grown by 9.3% last year to exceed $2,300, according to Urbanation’s year-end 2018 rental market results released late last week. This marked the greatest rise ever since Urbanation began tracking the metric in 2010, the report stated.The 2018 increase also outstripped the 8.3% pace in 2017, contributing to the 4.1% overall average growth over the past 8 years. “Recent housing policy changes, combined with strong demand fundamentals and supply constraints led to record growth for rents in the GTA last year.These factors should continue to keep upward pressure on rents, but to a lesser degree in 2019 as affordability becomes a bigger issue and more condominium and rental units finish construction,” Urbanation president Shaun Hildebrand said. Read more:Toronto due for double-digit market rent increase in 2019[1] Inventory stood at 27,426 units as of the end of 2018, but lease activity declined to 8%, the lowest it has been in 5 years. “The reduced level of turnover was likely a function of the expanded rent controls for tenanted units introduced in 2017 and the increased barriers to homeownership caused by elevated prices, higher interest rates, and new mortgage qualification rules.Low turnover limited the amount of supply in the market
 
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Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing January 15, 2019 133   0   0   0   0   0
While Montreal’s housing market is renowned for its relative affordability, especially when compared to powerhouses like Toronto and Vancouver, the city’s luxury segment proved to be no slouch as it boasted of remarkable sales growth last year. Transactions involving single-family properties worth more than $1,000,000 went up by 18% in 2018, while sales of condos worth more than $500,000 grew by 30%, according to the Quebec Federation of Real Estate Boards. This activity impelled the market’s sales to reach a record high last year, with a total of 46,753 deals across all housing types.The 2018 figures represented 5% growth over 2017, and marked the 4th consecutive annual increase in transactions. Read more:Montreal leads country’s metro areas in price growth[1] Condos (overall) experienced 14% growth last year, while plexes (2 to 5 units) had 3% more sales.Single-family homes went up by a relatively meek 1%, which still did not dent the region’s new sales record. “Generally speaking, 2018 ended with market conditions clearly in favour of sellers for single-family homes, condominiums, and plexes.The scarcity of supply of single-family homes as compared to the demand is undeniable on the Island of Montreal, where the number of months of inventory is slightly less than five,” the QFREB noted. Are you looking to
 
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Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing January 13, 2019 140   0   0   0   0   0
The fourth quarter of 2018 bore witness to the most significant housing correction in Canada in a decade. That’s according to the Royal LePage House Price Survey, which also notes there was a 4% year-over-year rise in in the national home price, averaging $631,223, during Q4 2018. The Greater Montreal Area, Canada’s second-largest metropolitan region, led the way in year-over-year price appreciation for Q4, surging 4.1% to reach $407,230.During this period, two-storey homes in the Montreal area rose 3.5%, for an aggregate price of $517,190.The region’s condo market also performed well, with a 4.9% hike in appreciation to reach $328,254 for the quarter. Residents of the Greater Toronto Area spent 2018 adjusting to new mortgage rules, which—coupled with the region’s high price points—slowed movement in the real estate market.Buyers searched for affordability and they found it in Toronto’s suburbs, the condo sector, and other cities in Southern Ontario.The City of Toronto nevertheless rebounded in the fourth quarter, but that’s more than can be said for its surrounding areas.Toronto’s aggregate home price rose 8.8% in the fourth quarter of 2018, but the GTA as a whole only saw a 3.4% gain. “The market correction in the suburbs of Toronto has been more significant than elsewhere in the country, because price increases in recent years
 
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Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing January 13, 2019 120   0   0   0   0   0
Demand for Canada’s residential property is definitely not slowing down any time soon, but this hunger will be less apparent in Vancouver this year, a new analysis from Altus Group warned. Last year proved to be less than stellar for Vancouver as it experienced a “remarkably constrained” supply of new homes.This trend will most likely last well into 2019, as the market is “exhibiting the most potential for downside risk,” Altus stated. Taking into account increasing borrowing costs and higher construction costs, Vancouver will likely slow down in terms of sales this year. “A key challenge that has become more apparent as of late in Vancouver has been the price sensitivity of consumers, with higher priced projects, or those priced above the competition, experiencing below average sales rates,” Altus said. Read more:Canadian real estate is worth literally trillions, but…[1] Meanwhile, Toronto will enjoy a major boost from increased immigration numbers along with healthy population growth rates. “Markets in the Greater Golden Horseshoe, including the GTA, have the most upside potential for an increase in sales activity in 2019 given the depth of the decline in 2018 and building off of the sales recovery noted in the back half of 2018,” Altus explained in its outlook for this year.
 
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Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing January 13, 2019 149   0   0   0   0   0
Investors in Metro Vancouver are in for a treat this year, as the area’s commercial property market – especially the office segment – is currently the best nationwide. In its analysis, commercial agency Devencore stated that vacancy rates for office space in the downtown area fell to 4.5% at the beginning of the year, from 5% a year ago. Demand for Class A space was even stronger, with vacancy rates at 3.9% and average gross rents at above $51 per square foot. The data came as approximately 1.6 million square feet of new offices, most of which are already claimed by tenants, currently undergo development.A total of 3.5 million square feet in 21 office buildings are slated for completion within the next 5 years. “It is a historical time for Metro Vancouver’s commercial real estate,” Avison Young Vancouver market analyst Andrew Petrozzi told Western Investor. Read more:Vancouver office tower to showcase latest green innovations[1] Devencore attributed the market’s singular strength to historically high property values and sustained development. “The market is showing no signs of slowing down in terms of rental rates.With various developments underway, but no major new office buildings delivered to the market until 2021, tenants with upcoming leases are competing within
 
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Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing January 10, 2019 154   0   0   0   0   0
The federal government announced the completion of recent housing projects in the indigenous community of Webequie First Nation in Ontario. Bob Naulat, MP for Kenora, on behalf of the Jane Philpott, Minister of Indigenous Services, joined Chief Cornelius Wabasse and the community of Webequie First Nation to celebrate the completion of several recent housing projects.These include 14 new modular homes, two new four-plexes, five single-family homes, and renovations to 14 existing homes. The Canadian government is working in partnership with First Nation communities to build new and renovated housing, reduce overcrowding, and enhance the quality of life of families and residents. All of these housing projects were funded through the Canadian government’s Community Wellbeing Pilot Project, launched in February 2016.Since 2016, the federal government has invested a total of $9,387,564 toward these housing projects. "Every person deserves a safe and healthy place to call home.Our government was proud to partner with Webequie First Nation on their newly completed housing projects, which will provide 29 families in the community with new, safe and modern homes,” said Philpott “Through the Community Wellbeing Pilot Project, a whole-of-government approach focusing on First Nation-identified priorities, we are working with Webequie and other communities to reduce the housing gap and support the needs of First Nations families in communities across
 
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Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing January 10, 2019 154   0   0   0   0   0
Home prices in Montreal continued to grow as sales reached new heights last month, according to the Greater Montreal Real Estate Board. The median price of a single-family home in the market increased by 7% on a year-over-year basis in December, reaching $327,450.Meanwhile, the median price of plexes grew by 8% during the same time frame to settle at $525,000, and that of condos by 3% to $272,863. These coincided with the market’s achievement of a new home sales record for December, growing by 3% annually to reach 2,825 completed transactions. December was also the 46th consecutive month of growth in the number of transactions, according to the GMREB. Read more:Montreal to grow increasingly unfriendly to first-time buyers[1] Single-family homes accounted for 1,491 sales, growing by 3% annually.Condo sales also increased by 2% (up to 993 deals closed), while plexes shrank slightly by 1% (down to 336 transactions). Montreal’s supply stood at 18,970 active residential listings as of the end of 2018, which was 18% lower compared to the same time in the previous year. Are you looking to invest in property?If you like, we can get one of our mortgage experts to tell you exactly how much you can afford to borrow, which is the
 
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Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing January 08, 2019 181   0   0   0   0   0
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