More boomers to buy condos...

The year 2010 ended on a high note for Toronto's condo market, according to statistics released in January by Urbanation. The fourth quarter of the year (October to December 2010) showed 6,280 new condominium sales, up from 3,805 in the quarter before.

"There was a huge jump in sales and that was directly relatable to the fact that we had 29 new projects and 6,500 units that launched in the fourth quarter," says Ben Myers, executive vice-president and editor of Urbanation, which tracks the Toronto condominium market. "A lot of those were large-scale projects and a lot of them did fairly well."

Investors are continuing to drive the market, he says, making "the bulk of the sales" for newly released condo projects before sites even have their grand openings to the public. But once that surge of sales is over, end users are the prime buyers; Urbanation tracks those existing new projects already on the market, too, where sales continue at the same average pace as they have for the past five to six years. "For the end users, that level hasn't changed, just the level of investor activity has improved," Mr. Myers says.

With a seven per cent to nine per cent increase annually in the price per square foot of condos in the city, it's no wonder investors are continuing to buy. Price per square foot rose from $352 in the fourth quarter of 2009 to $374 per square foot in the fourth quarter of 2010. "Increases like that provide investors with returns," Mr. Myers says.

While investors may be looking for returns, another buyer group — baby boomers — is considering something else: condo lifestyle. A certain segment of boomers is starting to see condos as a viable option, according to a recent report by TD Canada Trust, which tracked housing trends among boomers throughout Canada. The TD Canada Trust Boomer Buyers Report showed that while 61% of the boomers surveyed planned to look for a detached house with their next move, the next largest segment of the population — 24% — were looking at condos, citing the lack of maintenance, better security and amenities as deciding factors.

"We've seen so many condo developments, especially in Toronto, that you're at least seeing these boomers talking about condos, where in the past they haven't at all talked about them," says Farhaneh Haque, regional sales manager for the Mobile Mortgage Specialist area of TD Canada Trust. (Not that all of the boomers surveyed were convinced: 61% didn't like the idea of living in a condo because they didn't want to give up their backyard or garden, and 57 per cent didn't want to pay condo fees.)

So what does 2011 promise? According to Mr. Myers, Toronto can expect a slowdown compared to 2010 numbers — although with the 16,000 new condo sales he predicts within the city limits this year, sales certainly won't stop completely. "I still think it's going to be a pretty solid year," he says. "Based on quarter four, we may even have higher results than the 16,000—but I'll stick to my prediction for now."

http://www.househunting.ca/montreal/Condos/More+boomers+condos/4378845/story.html
© Copyright (c) National Post

Canada Post back-to-work bill clears House

A Conservative bill ordering 48,000 Canada Post employees back to work cleared the House of Commons on Saturday night after a marathon debate and several failed opposition efforts to win changes.

The House gave third reading to the bill shortly after 8 p.m. by a vote of 158-113 and then adjourned for summer.

The bill, which imposes a four-year contract and certain wage increases on the workers, now goes to the Senate, which has been called to sit at 11 a.m. ET on Sunday.

The back-to-work order would go into force 24 hours after receiving royal assent, Labour Minister Lisa Raitt told MPs.

While opposition members expressed fear for the rights of organized workers, Prime Minister Stephen Harper called the three days of round-the-clock debate over the bill "a completely unnecessary delay."

But Harper said he was pleased that "soon Canadians will again have access to their postal service, particularly small businesses and charities."

Third reading came at the end of a 58-hour filibuster, during which the opposition tried to either hold up or modify what it called a "draconian" bill — and after talks between Canada Post and the Canadian Union of Postal Workers collapsed again.

The Crown corporation locked out the employees on June 14, after the union conducted 12 days of rotating strikes.

Workers face binding arbitration

The back-to-work bill, introduced last Monday also imposes a form of binding arbitration in which each side would table its final offer and the arbitrator would pick one or the other. This provision and the imposed wage increases provoked the most debate.

Late Saturday afternoon, the House gave second reading to the bill, which then moved into committee-of-the-whole, the stage where the Opposition NDP and Liberals had hoped to propose changes.

At the opening of the committee debate, Raitt told MPs the postal dispute was expected to cause a "measurable" impact on the Canadian economy, with losses of between $9 million and $31 million a week.

"The parties in the dispute have tried again and again and again … and indeed there is no agreement in sight," she said.

But MP Thomas Mulcair, the deputy leader of the NDP, accused the Conservatives of rolling back the collective bargaining rights of workers.

"It's an indication of what's to come for other public service workers who are unionized," Mulcair said. "But it's also a signal from the Conservatives to all employers — in a union setting or otherwise — that it's an open bar. They can start going after the acquired rights of their workers."

As MPs voted on individual sections of the bill at the committee stage, it became clear the Conservatives weren't going to accept any changes.

One amendment sought by the NDP would have removed clauses forcing the two sides into final-offer selection by an arbitrator to end the dispute.

Another would have removed the salary provision of the bill, which the NDP said proposes a wage increase lower than what Canada Post had wanted to offer the union.

The Liberals favoured similar changes to end the "stubborn ideological debate" between the government and Opposition on the issue.

"The sterile and hopelessly polarized debate between left and right cannot go on forever," Bob Rae, the Liberal interim leader, said in a statement. "It's time for parliamentarians to put an end to this shambolic debate and find a solution to the impasse."

The New Democrats began the filibuster Thursday evening as MPs were scheduled to start their summer break. The non-stop stall continued all day Friday, with a setback for the NDP as Conservatives and Liberals joined to defeat a procedural motion.

Record for non-stop debate

The NDP had introduced a "hoist" motion to put off second reading for six months but failed to win approval after the Liberals joined the governing Conservatives to defeat it by a vote of 160 to 74.

MPs have set a record for non-stop debate on back-to-work legislation. The Conservative government says the old record of 27.5 hours was set in 1989.

Talks between Canada Post and the union collapsed late Wednesday, with pension issues at the heart of the stalemate.

Canada Post said there were discussions on Saturday morning, but they broke off and the two sides were still "far apart."

CUPW national president Denis Lemelin, who was seen mid-Saturday leaving Parliament Hill with other union officials, would not confirm whether talks had resumed.

With files from The Canadian Press

How to help your clients pick the right neighbourhood

How well do you know the neighbourhoods in which you ply your trade? There’s a big irony that goes with up-and-coming neighbourhoods and in a city with many neighbourhoods, Toronto realtor John Pasalis has seen it time and time again.

“There’s a huge emphasis on neighbourhoods,” says the president of Realosophy Realty, “but what I find is I get a lot of buyers interested in up- and- coming neighbourhoods until you show it to them. A lot of times, they’re thinking cool, young, and hip and then they see it. ”

Up-and-comers or those neighbourhoods on the cusp of being the next hot real estate market often start out as ugly, rundown districts bereft of the badges of gentrification such as young families and thriving commercial activity. Some are former industrial areas. The homeless or people living on the fringe reside there. Others are just old, outdated and untended neighborhoods that could use an injection of charm and vitality.

Six years ago, that was what clients thought of about Leslieville, Toronto’s east-end neighbourhood now known for vintage furniture shops, film studios and cafes. The then-derelict neighbourhood needed more than a little TLC. Today, Leslieville real estate prices have reached those of Riverdale and the Beaches.

At about the same time, Toronto realtor Steve Arruda began suggesting his clients look to Starbucks as a barometer for a neighbourhood’s upward evolution. Because the coffee giant does its research and has a good track record, he encouraged clients to consider investing in neighbourhoods in which a Starbucks was soon to open or had just opened.

“It’s the latte factor,” says Arruda, who owns Urbanopolis.com, a full-service realtor affiliated with Century 21. “If you see a Starbucks opening, it’s a catalyst for something happening soon. Starbucks don’t open at Jane and Finch. They open in neighbourhoods that are on the verge of something trendy happening.”

The benefit to either moving into or investing in a neighbourhood on the rise is that if you get in early enough there’s money, sometimes substantial money, to be made.

Those who are drawn to emerging neighbourhoods tend to be more creative and artistic types, says Pasalis. These people are often on a restricted budget and are trying to get into a neighbourhood so that they can put their stamp on it.

“The people who buy very early have the most to gain,” he says. “Neighbourhoods don’t appreciate at the same rate as across the whole city. Up-and-coming neighbourhoods typically double the appreciation rate of the city as a whole. So if a city house is appreciating at five per cent, the up and coming would be 10 to 12 per cent.”

So how do you determine the gold mines from the duds? The key, says Pasalis, is doing your homework and knowing what signs to look for. Here are his top three tips:

The first step is to pick a neighbourhood that will gentrify in five to eight years. To do that, look for the early signs of improvement such as people moving into the side streets, fixing up their homes, and adding curb appeal. Once that happens, it’s often followed by the neighbourhood’s commercial district, where you’ll see lively looking cafes and shops starting to open.

Established neighbourhoods that have already gone through gentrification often bound emerging neighbourhoods, he says. In the case of Leslieville, Riverdale, the Danforth and the Beaches, all well-established areas, flank the neighbourhood.

The second pointer Pasalis offers is that the houses in the neighbourhood must have some redeeming features. Curb appeal is critical. Victorian era homes are a good example of this. Their charm will appeal to younger buyers who often fuel the improvements in an emerging neighbourhood.

“The types of neighbourhoods that don’t appeal are older rundown houses that are completely different in style from one to the next,” says Pasalis. “That’s where one home is built in the forties and one in the eighties and they’re not in very good condition, maybe the aluminum siding is falling off. Even if an old Victorian is rundown, you can see the potential, whereas in a neighbourhood where all the houses are rundown, it’s less likely that that neighbourhood will change very soon.”

The third factor in trying to determine a neighbourhood ripe for improvement is to keep an eye on urban areas near main arteries that are close to transit.

Realosophy’s website (www.realosophy.com) offers dozens of very useful and free GTA neighbourhood profiles with a breakdown on schools, house pricing, restaurants and shops, how walkable a neighbourhood is, where the nearest Starbuck’s is and demographics on everything from average household income and languages spoken to the number of families with and without kids.

www.hoodreports.com offers similar information for real estate professionals willing to pay $299 for a one-year license. The fee means you can access information that helps define a neighbourhood based on such demographics as crime rates, schools, EQAO test results, ethnicities, closest transit, population density of the neighbourhood, the marital status of its residents, median incomes, types of dwellings and the age distribution of its population.

“One of the ROIs we demonstrated is that the time you spend looking for information requires lots of energy and effort,” says website co-owner Amit Garthani.“To do that for each client is a lot of work."

Garthani and his partner Ovi Comes started Hood Reports in February, 2010.

What realtor Glenn Perdue,who works for Remax Realty Specialists in Mississauga, likes about www.hoodreports.com is that it breaks down all sorts of statistical information based on the address he enters into the software. “If a client wants information on a specific house, I can pull up local schools and crime stats. A lot of people will ask if there are a lot of robberies in area. This shows it up front. It’s helpful and inexpensive.”

Perdue says the program is easy to use and the information can be emailed to clients even before they’re taken on a showing.

Information like this can fulfill consumers’ growing need to be well informed and educated before making a decision to buy. Once a client is armed with the report, their decision to buy or not to buy is generally reinforced.

“The(se types of reports) reports (don't) scare people away from purchasing a specific home. I think the more information the public has, though, the better position they’re in to make decisions.”

Gary Singh, a sale rep at Kingsbury, says many of his clients are interested in learning about a neighbourhood’s schools. Their second concern, though, seems to centre on what ethnicities comprise the neighbourhood in which they are looking.

What information do you collect when researching a neighbourhood? What do you find your clients are asking about today that they didn’t seem too concerned with a few years ago? What do you look for in a neighbourhood that is emerging in popularity? And what tools have you used to get this information to your clients?

Balance for Canadian Housing Market: CREA

Stability, generally speaking, was the theme from last month, according to new data released by CREA. For many, after swings from high to low swift enough to cause motion sickness, this is welcome respite.
The report says, “Seasonally adjusted national home sales activity edged down by less than one per cent in May 2011 compared to the previous month. Among major markets were activity declines in Vancouver and Ottawa, offsetting gains in Edmonton and Toronto, where sales reached the second highest level on record for the month of May. “Actual sales activity was a manageable 2.7% higher in May 2011 than in April. This also marks the first year-over-year increase in over a year. Despite these gains, the tremendous volatility seen last year is expected to put downward pressure on year-over-year numbers for the coming months.

“The Canadian housing market has seen some big ups and downs in recent years, making national sales activity so far this year look like something of a Goldilocks story by comparison - not too hot, not too cold," said Gary Morse, CREA's President. "Since local housing market trends often differ from national trends, buyers and sellers should consult their local REALTOR® to understand how the housing market is shaping up where they live."

Again there was balance and stability with listings too, with gains in some regions offsetting drops in others. They fell in Vancouver, Fraser Valley and the Okanagan region, but rose modestly in Toronto and Montreal.

CREA paints a picture of balance: “With sales and new listings holding steady on a national basis in May, the resale housing market remained firmly planted in balanced territory. The national sales-to-new listings ratio, a measure of market balance, stood at 52.1 per cent in May, little changed from 52.5 per cent in April. “

"For the most part, sellers' markets became slightly more balanced than the previous month," said Gregory Klump, CREA's Chief Economist. "Toronto stood out as an exception, with sales activity there growing faster than new supply."

The sales-to-new listings ratio was reported to be between 40 % and 60%. Of the 101 Real Estate Boards in the country, 62 were balanced.

Looking at prices, skyrocketing prices in Vancouver are continuing to skew national prices upwards. The flood of foreign investors continues to snap up properties- many of them luxury ones- at top dollar. Toronto too, is placing upward pressure on prices across the country.

In May, the average price nationally was 8.6% over last year and rested at $376,817. If you take Vancouver out of the calculation, the average price comes back down to earth, increasing by only 5.6%. If you take out both Vancouver and Toronto, the average price is up only 3.7%.

"Changes in the national average home price reflect variations in home sales activity across and within local markets," said Klump. "Failure to recognize changes in the mix of sales activity can lead to misinterpretation of average price fluctuations. It can also give rise to faulty predictions of broadly based home price deflation by way of price correction."
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Canada Leading The Way In Global Economic Recovery: Desjardins

According to a new study released by the Desjardins Economic Studies team some industrialized countries are displaying signs of economic weakness, but the report indicates that this is not necessarily a trend.
"Growth should firm up in the second half of the year and continue in 2012, without being outstanding," stated François Dupuis, Desjardins Group Vice-President and Chief Economist. Leading the way, as an example of just this, is the Canadian economy, where a recovery is underway. Although things are definitely picking up in this country, Desjardins warns that there is still much work to do ahead- and that there may be some bumps along the way. There will be challenges presented by “the winding down of government stimulus plans, budget cuts, as well as a currency whose high value is still hurting exports.”

There are also fears that a looming interest rate hike will put downward pressure on the Real Estate market.

Analysts encourage businesses- and the general population for that matter- to continue to invest. “Economic growth has been revised from 3.0% to 2.9% for 2011 due to temporary weakness this spring; for 2012, growth is maintained at 2.7%," emphasizes Yves St-Maurice, Director and Deputy Chief Economist at Desjardins Group. “

The high price of oil has been of benefit to Newfoundland and Labrador- as well as Alberta. There is expectation as well that British Colombia may get a shot in the arm from massive reconstruction efforts underway in Japan to rebuild after the earthquake, through the end of this year- and in 2012 as well. They feel that, eventually, Ontario will benefit again from the auto industry. Although new home building has not slowed down as of yet, they feel that it is only a matter of time.

Consumer spending fared worse in Quebec than it did in other provinces, mostly due to a 1% increase in QST.

Analysts feel that the economic damage done by the earthquake in Japan, while far-reaching and tremendously impacting is short term. “The damage done by Japan's earthquake and tsunami on March 11, and problems that have arisen at a number of nuclear power plants have had repercussions on the global economy. A number of industrialized nations will have their economies slowed this spring by the collateral impacts of these recent events. However, the effects will be temporary. The rebuilding efforts needed will have a positive impact around the world in the second half of the year. “

With inflation on the rise, most central banks are utilizing caution in terms of raising interest rates and monetary policy. Both the UK and Canada are not expected to raise rates until the end of the summer at the earliest.
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The Model: Searching for a perfect love shack?

A little bit of his. A little bit of hers. A touch of theirs thrown in for good measure. The iCouple model at iLoft was designed specifically for a young professional couple. With that in mind, the designers aimed to bridge masculine and feminine, while embracing hip urban loft living with a clean, contemporary style. “It’s professional but not stuffy,” says Anwar Mekhayech, who designed the space with Andrew Bottecchia, both of The Design Agency. “It’s kind of playful, with art and splashes of colour. Urban and playful, but professional at the same time.” The 1,010-square-foot two-storey space features a comfortable European-inspired style, with an open, airy feel and little clutter. While the design looks high-end, Mr. Bottecchia adds everything was chosen to keep it affordable — perfect for a stylish young couple on a budget. Suites at iLoft, by developer Camrost Felcorp, range in size from 720 to 1,125 sq. ft. and in price from $329,900 to $482,900. The sales office is located on the fourth floor at 185 Legion Rd. N., Etobicoke. It’s open Monday to Thursday from noon to 6 p.m. and weekends from noon to 5 p.m. For information, call 416-251-8888 or visit iloft.ca.

1. A glass top and base with chrome in between: Everything about this dining table from Casalife is reflective and “floaty,” explains Mr. Bottecchia — attributes that contribute to the suite’s lofty feel. A built-in Lazy Susan in the centre of the table is perfect for a dinner party. Swivel those canapés this way!

2. Tucked into one corner of the kitchen, the multi-functional desk is the perfect place to pay bills, do work at home or even eat your breakfast. From Ikea, it’s also affordable, but the black tempered-glass top “gives it a little bit of a bump” style-wise, Mr. Bottecchia says.

3. A pop of red’s sure to brighten your day — even if you’re stuck at home getting work done. The moulded plywood desk chair from West Elm scoops your back for comfort. “It’s a very Danish design element,” Mr. Mekhayech says.

4. It’s clear from the art (silkscreen posters of Canadian bands, purchased at Telegramme Prints) that the homeowners here love music. And maybe moose, too? The whimsical faux moose head comes from West Elm. “This is a young professional couple that’s hip and urban at the same time,” Mr. Mekhayech explains.

5. Red and orange are gender-neutral accents throughout the suite. This table from Casa­life, featuring a red tempered-glass top and base, mimics the shape of the dining table, and it’s versatile. The telescopic base can move up or down.

6. “It’s like a nesting table,” Mr. Bottecchia says of the Casa­life coffee table. The glass tabletops can be swung around to increase the reach and surface space during parties. Guests need somewhere to place their cocktails, after all.

Posted in: Condos, Posted Homes Tags: Condominium, The Model

Realtor vs FSBO: A Balanced Perspective

To get legal advice, you visit a lawyer; to get medical advice, you go and see a doctor; most people, to get their car repaired, leave it in the hands of a trained professional. Even to get your hair cut, you go to someone who is trained to do that job. In all of these instances, the average consumer, without specific training and resources in a given area, defers to a qualified individual. So what is it about Real Estate that is so different? ...

Propertywire.ca reported last week on the findings of a poll by Propertyguys.com that surveyed a sampling of 700 Canadians.

Referencing the findings of their internal poll, Propertyguys.com reported that there is a correlation between return on investment and paying out commissions.

There was a wave of response from many of our readers, much of it negatively geared towards PropertyWire.ca giving voice to these kinds of organizations. Therefore, in the spirit of objective journalism, we now wish to present a counterpoint to the findings of this particular poll.

Because of the sensitive and highly controversial nature of the conversations our journalist had with our Realtor readers, many of those who commented did not wish to be identified. Amidst many of the comments there were several common themes expressed by many of our readers.

The beliefs purported by the findings of the Propertyguys.com poll seemed to be posing the question- read, a rallying cry, to our Realtor® readers, of “Why are Realtors® necessary?” Our readers responded passionately- answering not just that question- but “Why are the services that Realtors® provide necessary?" Here are some common themes:

Much depends on the property itself

Many readily admit, Realtors® included, that some properties- and some people- are excellent candidates for private sale. But the fact of the matter is that it often comes down to the property itself.

When all the stars align-price, location, state of the property & market conditions- some properties “sell themselves” in a matter of hours or days. However, as many of the statistics that we were presented with would suggest, for the most part, this is not indicative of the average selling experience.

What our readers told us is that you need to rely on a number of variables for these stars to cross- and it is, often times, in enlisting the services and support of a Realtor® that these variables can not only be harnessed, but turned into opportunity.

As an example, a Realtor® who is well experienced in rural properties with unique challenges, or a Realtor® who offers extensive knowledge of a municipalities, bylaws and areas- or a Realtor® who is very skilled in finding buyers to meet very specific property needs, or are skilled negotiators- all offer something that sellers simply do not have access to privately. These things (and many more identified by our readers) are simply what they feel distinguishes the services of a Realtor®.

Commission vs. Service

The debate over commissions is ironic really, because at its’ core, it has nothing to do with money, although messaging and advertising would lead consumers to believe that. The heart of this debate is really about service and choice. If you ask most consumers, it is not about what you pay- it is about what you get in return for what you pay. Again this comes down to understanding your own professional value and articulating it.

Other issues that private sellers may not have thought of

As many Realtors® have expressed to PropertyWire.ca, they can offer assistance even with things like safety (by screening people and qualifying leads), offering sellers access to their databases and networks, acting as an emotional break between a property they may not be able to be objective about & handling paperwork. A good Realtor will offer even more services than this. PropertyWire.Ca explored this is more detail in our recent article "Consumers Should Weigh Up The Risks Before Going It Alone In Real Estate".

Mixed Messages

By and large, our Realtor® readers are not discounting the existence of FSBO / low fee brokerages. They recognize their place within the market and that there are clients out there for whom private selling is a good option. As one of our commenter's expresses "Propertyguys has the right to compete and consumers have the right to use them".

What we heard from the bulk of those we spoke with is that they are frustrated with the messages, and the half-information that is being distributed by polls like the one that we reported on in the last story; for the public as a result, as reflected by our reader opinion, there is a predominant sense that that the message of “Why do we need Realtors®, when we can do this ourselves?” is being delivered. So who is responsible for delivering the other side of the coin to the consumer and are they doing a good job?

The real issue is that when consumers ask themselves "Why not go it alone?" they do not receive all of the answers they need to make an informed decision, and they end up armed with a little bit of information- which can end badly.
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Glorious sights, scents reward hard work.... By Helen Chesnut, Times Colonist

By Helen Chesnut, Times Colonist


Pick a spot - any spot in my garden. It's almost certain something will need doing there, and fairly urgently. That's just a fact of life when one person is attempting to manage a large garden.

There is an advantage to the situation. At every gardening session I can elect to work anywhere, and I often choose the prettiest or most fragrant location at the time.

That's why, on the Victoria Day weekend, I decided to spend a day in an area of the back garden where a longestablished Shogetsu (Myako) flowering cherry spread its long, horizontal limbs, dipping some of them into a stand of tall, self-sown, violet honesty (Lunaria, money plant) against the side fence. The flower-filled limbs also hovered over a neat row of cushion spurge (Euphorbia polychroma).

When it's in full bloom, I love standing under the flowering cherry tree and looking up into the fluffy mass of dangling white blossom. All this visual beauty was accompanied that day by the strong, clove-like scent of Korean spice viburnum blooming nearby.

Looking around from under this magical tree, I immediately spotted two villains needing to be challenged. The wretched Peruvian lily (Alstroemeria aurantiaca), despite being dug up many times, had resprouted through the wood anemones and daylilies. And sweet cicely had wandered again from its spot against a snake fence into a neighbouring geranium planting. More digging.

A rectangular plot adjacent to the flowering cherry tree had already been planted at one end with potatoes, and sweet peas against a length of wire fencing. Nasturtiums edge that end of the plot. To complete the planting, I dug compost and natural-source fertilizer into the soil, sowed canary vine seeds along a similar length of wire fencing at the opposite end, and filled the rest of the bed with cabbage, broccoli and cauliflower transplants.

It was a day well spent, amid flowers and fragrance, dabbling in a bit of trouble shooting and making another worthwhile down payment on floral beauty and fine food.

A twisted tale of cauliflower. At the most recent potluck gathering in my home, my friend Daphne brought a dish of lightly steamed cauliflower floret clusters topped with a white sauce deliciously flavoured with a little sharp cheddar. The cauliflower was grown at a local farm and sold at the Saturday morning market.

The following Saturday, I bought one of the cauliflower heads at the same farm's table and asked what variety it was. The grower identified the large, beautiful heads as Snow Crown, one of the earliest and most dependable cauliflower varieties. It is exceptionally cold tolerant but not recommended as far as I know for overwintering. This grower planted Snow Crown in her large greenhouse last September.

Snow Crown was for years a constant, reliable cauliflower in my garden, but over the years I'd drifted away to other varieties. Now I'm quite intrigued by the gorgeous May heads at the market. I've acquired seeds (West Coast Seeds) and will sow some indoors soon for transplanting next month and a fall crop.

As an experiment, I'll make another indoor sowing in July for transplanting into a cold frame in September, just to see what happens. A lot will depend on the weather this winter. In a good year, a January indoor sowing and March transplanting of early varieties will yield late spring and early summer crops of cabbage, broccoli and cauliflower.
© Copyright (c) The Victoria Times Colonist

Ask the Expert: The mortgage game

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With anticipated interest rate increases on the horizon, many homeowners are wondering whether to lock debt such as mortgages and secured lines of credit into a fixed-rate mortgage or stay variable. Even some who are mortgage free are concerned with how rate increases will impact secured lines of credit, the financing of vacation homes and recreational property.

First-time buyers may be particularly concerned with entering the national capital’s expensive real estate market.

What can you afford?

As a first time home buyer, it’s essential to figure out what you can afford. A quick rule of thumb is that your household expenses should not add up to more than 40 per cent of your pre-tax household income. Household expenses include mortgage payments, property taxes, condo fees, utility and heating costs, and any payments on other loans such as car loans, credit card debt and lines of credit.

Probably the first step should be to get a copy of your credit history from Equifax Canada and/or the credit bureau. As this is what lenders will look at, it’s important to review its accuracy.

Then do a household budget, list your assets and liabilities and meet with a bank or mortgage broker to get pre-approved for a mortgage. Try the monthly payments on for size. Let’s assume that your current rent is $1,000 and your anticipated payment as a homeowner is $2,350 for principal, interest, taxes, hydro, etc. Try putting aside the extra $1,350 immediately. Not only will this help you save some extra money, but it will get you in the habit of allocating this level of payment every month. Consider the maintenance costs as well, from normal upkeep to potentially larger expenses like a new roof or furnace.

It’s important to find out how much you can afford before falling in love with a house.

Start saving before you start shopping — the larger the down payment, the lower the financing costs. Although it’s not always possible for first-time home buyers, try to come up with at least a 20-per-cent down payment. Any down payments below this level must be insured with Canada Mortgage and Housing Corporation (CMHC) or Genworth Financial — another expense to factor in.

To assist with your down payment, consider using the Home Buyer’s Plan, which allows you to withdraw up to $25,000 from your RRSP for the purchase of a qualifying home.

Work with a real estate agent familiar with the area you would like to live in, an experienced home inspector and a real estate lawyer to help draft an offer and ensure that title is transferred properly.

Mortgage options

A recent survey indicated that more than 60 per cent of Canadians expect rates to rise over the next 12 months. With this in mind, here are some mortgage strategies to consider.

Fixed rate: If the prospect of rate increases is causing you significant concern, then perhaps you should consider locking in all or some of your debt. With the inflated home equity line of credit rates that consumers have been charged (prime plus 0.5 to one per cent instead of the traditional prime), it’s not that big a jump to a five-year fixed rate, perhaps as little as one per cent more.

If your fixed-rate mortgage is renewing in 2011 and you are interested in another fixed-rate mortgage, it may be worthwhile negotiating with your lender to close out your current mortgage and move into the new lower rate mortgage without penalty. As a strategy to pay off the mortgage sooner, consider increasing the payment and utilize weekly or accelerated bi-weekly payment schedules.

If you would like some level of security but don’t want a fixed rate on all your debt, consider a blend where a portion is at a fixed rate and the balance at a variable rate.

Variable rate: There are many studies that show that despite its volatility, a variable-rate mortgage tends to save more interest in the long term.

House guest horrors: The seven deadly sins

Every summer, the species comes out of hibernation and wreaks havoc in your home, eating everything in its path and leaving a mess in its wake. No, we don't mean bears or ants. We're talking about house guests, those all-too-common creatures who show up on your family's doorstep and create total chaos.

It may seem like we're exaggerating, but for every lovely guest we've heard of (like the gracious woman who offered free babysitting services and made a batch of delicious muffins for our friends), there are two awful tales about a selfish or slovenly visitor who made their hosts regret ever opening the front door.

Before you play host or stay with a friend, read our totally anonymous worst-house guest tales.

SIN NO. 1: SNOOPING When you open your home to people, you are trusting them around your most prized possessions and giving them a peek into your private life. But that doesn't mean a guest should abuse that trust. One friend tells us that there was "obvious evidence that the house guest had gone through our things." There were caps left off of items in her medicine cabinet and things hanging out of drawers. "It was totally creepy," she adds.

If you need something -say, a Band-Aid or an Aspirin -don't just rifle through your friend's things, ask. Better yet, pack wisely (that includes all your basic toiletries and a decent medicine kit), so you don't have to hit up your friends for more than they are already providing, which is a roof over your head.

SIN NO. 2: 'HELPING'

This one came up a lot in our survey: The house sitter who overwatered her hosts' plants in the living room but didn't wipe up the resulting flood, causing thousands of dollars of damage to the floors. The guest who unloaded the dishwasher and placed items exactly where they didn't belong ("I couldn't find my cutting boards until we moved!" our friend admitted). The budding chef who insisted on making a gourmet meal but left a messy kitchen that took hours for the hosts to clean up.

Rather than tackling a project without getting clearance, offer to help by asking "What can I do?" Basic good manners -unloading groceries, making the bed, bringing your dishes into the kitchen -don't need an official okay, but before you decide to refinish that antique chair, see if the chair's owner actually wants you do that.

SIN NO. 3: ABUSING THE BEDSHEETS

One friend told us that she found a "mystery stain" on a mattress after a friend departed. Another had an even weirder tale. He and his wife let a couple stay at their home while they were out of town. When they returned, they couldn't find their comforter. When asked, their guests acted surprised and confused. "Oh, yeah, right," they finally offered up, reaching back in their memory from one day earlier -they'd gone to the emergency room with the comforter and then left the bedding in their car and forgotten about it. No further explanation was offered. We once (stupidly, but in our defence, it was our first kid) changed a newborn's diaper on our relative's 80 billion-thread-count king-sized bed. Disaster.

When you're using someone else's sheets or bed, by all means stick to sleeping, not eating, drinking wine, fooling around, changing diapers or anything that might involved a trip to the ER. If you do spill or get dirt on the sheets, immediately tell your hosts and then either do the load of wash yourself or offer to pay for a dry cleaner. If the stain does not come out, insist on replacing the damaged item. And wherever you sleep -be it the couch, floor or guest bedroom -make up your bed every morning. On the last day you're there, strip the bedding and ask if you can do a load of wash or help make the bed up with fresh sheets.

SIN NO. 4: DRINKING TOO MUCH

"My folks lent out their house to some friends who were in town for a wedding. They left their kids at the house with a sitter and attended the wedding. Their sitter proceeded to help herself to my parents' liquor cabinet and then barfed on the living room chair and rug. And then she passed out. Oh, and she was a minor." Granted, this wasn't the fault of the guests, who were mortified, but it was their sitter who caused the gross damage.

Don't drink to excess when you're a guest.

SIN NO. 5: EXPECTING HOSTS TO BE CRUISE DIRECTORS

"People have no idea how much work it is to entertain," says one woman. Her demanding visitors "were so entitled, they expected to be waited on and amused the entire time." Another frustrated homeowner says, "We had people visit for a weekend. Their kids got up at 6 a.m. and ran around the house while the parents slept until 9: 30 or 10 a.m."

Instead of sleeping, he and his wife had to get up, make the children breakfast and watch over them as their parents enjoyed a free morning of babysitting.

If you're visiting friends to spend time with them, see what they have planned and be a good sport (nobody cares if you don't really like county fairs). But you should also be open to doing your own thing, coming up with suggestions for activities and giving your hosts a break from you. P.S. Never expect to be chauffeured around. Rent a car, get a taxi or borrow a bicycle.

SIN NO. 6: FREELOADING

We'd never advocate charging a guest for your hospitality, but many people take advantage of their hosts' generosity. One woman's cousin will often call to say she's coming, then show up later that day with her boyfriend and two young children in tow. "They don't help with dishes or cooking and don't offer to pay -even for themselves -if we go out."

Offer to take everyone out to eat or buy muffins and bagels for everyone for breakfast. Chip in for groceries. Pay the museum entrance fee. If you're driving around and your host needs gas for the car, pay for it (don't take no for an answer).

SIN NO. 7: NOT SAYING THANK YOU

It's surprising how easy it is to forget to thank your hosts -maybe you're racing to catch a flight or your kids are freaking out about getting back into the car and you're focusing on making sure you haven't forgotten anything. But we admit, it stings when our guests don't express their gratitude.

As you are leaving, you should thank your hosts, but we suggest a post-visit thank-you card/call/email/pigeoncarrier letter. If you did not bring a gift when you arrived, a small present would be thoughtful, too, but a heartfelt "thank you" would mean the world.
© Copyright (c) The Vancouver Sun

Measures set to ease traffic congestion during Mercier Bridge closings

MONTREAL - Montreal’s summer traffic woes just got a lot worse.

But authorities are taking measures to mitigate congestion caused by the sudden partial closing of the Mercier Bridge.

Lane directions are being changed and more South Shore commuter trains and buses are on the way. They’re also considering opening to car traffic the ice bridge next to the Champlain Bridge.

Here are the measures:

Mercier lane changes

The part of the bridge that normally takes motorists to Montreal remains open, but lanes on it will switch directions at various points:

- From midnight to noon, both its lanes will be used for Montreal-bound traffic only.

- From noon to midnight, both its lanes will be used for traffic to the South Shore.

- On weekends, it will be used as a two-way road, one lane in each direction.

There will be short periods during configuration changes when the entire span will be closed.

Commuter trains

The Agence métropolitaine de transport will add six weekday departures on its weekday-only Candiac commuter train line as of Thursday morning, thanks to the cooperation of Canadian Pacific, which owns the tracks and bridge used by the line.

New departures from Candiac will leave at 6:35 a.m., 8:25 a.m. and 10:30 a.m. From Lucien L’Allier station, new departures will leave at 9:35 a.m., 3:55 p.m. and 5:55 p.m.

These are in addition to the 12 daily weekday trains on the Candiac line.

The AMT is also adding a total of 380 additional parking spots at its Candiac, St. Constant and Ste. Catherine train stations.

Buses

The AMT said regional transit authorities on the South Shore will add buses to and from Montreal. Details have not been worked out yet.


Read more: http://www.montrealgazette.com/Measures+ease+traffic+congestion+during+Mercier+Bridge+closings/4952466/story.html#ixzz1PXRgyRhO