Tanya DiNicolantonio, Author at Brandow Group

Unless you’re among the rare and independently wealthy, you’ll likely need a mortgage to buy a home. That’s simply how most purchases work.

If you’re a buyer just starting out, getting a mortgage pre-approval before making offers is essential. It helps you understand your real budget and reduces the risk of surprises later. The questions most buyers have are where to go and what the process actually looks like.

Where Mortgages Come From

Most buyers start by thinking about their bank. Sometimes that does lead to a solid option. That said, many buyers benefit from working with a mortgage broker.

A broker can shop across multiple lenders, including major banks and alternative lenders, to find a product that fits your situation. That flexibility matters more than most people realize.

A-Lenders

Canada’s “Big 5” banks [TD, RBC, CIBC, Scotia, BMO] are considered “A-lenders.” They are federally regulated and lend to borrowers with strong credit and consistent income. Applicants must pass the federal stress test to qualify.

Some credit unions also fall into this category. While they are provincially regulated, their lending standards are often just as strict.

Monoline lenders are another type of A-lender. These companies focus exclusively on mortgages and usually work through brokers rather than directly with consumers. Because they have lower overhead, they often offer very competitive rates and clean, straightforward products.

A-lenders have the most detailed application process and the highest qualification standards. In return, they offer the lowest interest rates. They are also the only option for buyers with less than 20 percent down.

B-Lenders

B-lenders are a common and legitimate alternative for buyers who do not quite fit A-lender guidelines. Lenders such as Home Trust and Equitable Bank fall into this category.

They are regulated, well-established, and widely used. Many self-employed buyers qualify through B-lenders because these lenders are more flexible in how income is assessed.

They may also work with buyers who are newer to Canada or rebuilding credit. A minimum 20 percent down payment is usually required, and interest rates are typically a bit higher than A-lender rates.

Private Lenders

Private mortgages are usually a last resort.

Unless the loan comes from a trusted family member, private financing is expensive. Rates are high, and upfront fees are common. These fees are often 2 to 4 percent of the loan amount, paid at the start. On a $500,000 mortgage, that can mean $10,000 to $20,000 in fees before you even make a payment.

Private mortgages are usually short-term, often six to twelve months, and payments may be interest-only. They are typically used as a temporary solution while a borrower improves their situation.

This sector is largely unregulated, so having your lawyer review the contract before signing is critical.

Even within the same category of lenders, you will find multiple mortgage products and different interest rates.

High-ratio vs Conventional

There are two basic mortgage structures.

A conventional mortgage is uninsured. You provide at least 20 percent down and borrow no more than 80 percent of the home’s value.
A high-ratio mortgage is insured through providers such as CMHC, Sagen, or Canada Guaranty. Insurance adds cost, but it allows buyers to purchase with less than 20 percent down.

When mortgage insurance is required, both the lender and the insurer must approve the deal. Each insurer has its own qualification rules.

What You Need Before Applying

Mortgage applications are document-heavy. Being organized makes the process far less stressful. Most lenders will ask for:

Recent pay stubs and an employment letter
Notices of Assessment and two or three years of tax returns if you’re self-employed
Proof of down payment and closing funds (bank statements)
A list of assets (savings, RSP’s, cars, boats, other real estate, etc)
Details of current debts (credit cards, lines of credit, personal loans, student debt, etc)
Support obligations, if applicable
Lease or Rental agreements, if applicable
Government-issued ID

If your application meets guidelines, the lender issues a conditional commitment. Read it carefully. It outlines exactly what must remain true for the financing to hold, which matters a lot if you are making a firm offer.

A very important note about timing

From the moment you apply until the day you close, your financial picture needs to stay essentially unchanged.

That means:

Do not take on new debt, including car loans, leases, or new credit cards
Avoid increasing balances on existing credit cards or lines of credit
Do not co-sign for anyone else, even temporarily
Avoid changes to employment, income structure, or hours without speaking to your broker first

Lenders can and do recheck credit and employment before closing. Even small changes can affect your approval or reduce the amount you’re able to borrow. When in doubt, pause and ask before making any financial moves. If you think your job situation may be different at closing, inquire of the lender during the application process whether they will guarantee the approval.

Am I Finished Once I’m Approved?

Not quite.

Mortgage approval has two parts:

You as a borrower
The property itself

The lender also evaluates the home. An appraisal is often required, and this can affect your down payment.

For example, you might be approved to borrow $500,000. That assumes the home supports a value of at least $625,000 on a conventional mortgage. If you pay more than the appraised value, the gap usually has to come from your down payment.

Certain property issues, such as insurance problems, can also affect funding.

Talking through these risks with your mortgage broker before making offers helps avoid unpleasant surprises.

“Talk to your mortgage broker to find out what you need to know about the mortgage approval process before putting in offers. This is the best way to protect yourself from ugly surprises when it comes to financing.”

What Sellers Should Know Before Accepting an Offer

Price matters, but financing strength matters too.

The highest offer isn’t always the safest offer. Even a firm offer can fall apart if the buyer’s financing is fragile.

Key questions your real estate agent should understand include:

Is the buyer fully pre-approved?
How much down payment do they have?
Is there family support if needed?
Do they need to sell another property first?

Knowing who is behind each offer helps you choose the one most likely to close smoothly. That clarity is usually appreciated most on closing day.

In Summary

Mortgage approval can feel complicated, but it doesn’t have to be intimidating. Most of the stress comes from not knowing where the real pressure points are, or assuming everything is locked in once a pre-approval is issued.

Understanding how lenders look at you, how they look at the property, and how easily things can change between offer and closing puts you in a much stronger position. It helps you plan realistically, write offers with confidence, and avoid the kind of last-minute surprises that turn exciting purchases into stressful ones.

Whether you’re buying your first home or your fifth, the goal is the same. Clear expectations, solid financing, and a transaction that actually closes the way everyone hoped it would.

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We have yet to meet anyone who looks forward to moving houses. They look forward to the end result, sure. But the process- not so much.

Moving is hard work. It’s physically exhausting. And often, it’s also emotionally draining.

One of Life’s Top 10 Stressors?

If you do a quick Google search, you’ll find a few different lists of “the top 10 most stressful life events.”

Most of them look very similar to this:

Death of a loved one
Getting married
Separation or divorce
Marital reconciliation
Workplace stress/job loss
Money problems
Moving
Chronic illness or injury
Retirement
Incarceration

The Holmes and Rahe Stress Scale measures stress levels to assess potential health consequences. A “change in residence” rates as a significant stressor on the scale.

Part of a Bundle

Take another look at the list. There is something striking about the items on it. Do you see it?

The nine other events that make up the top 10, whether positive or negative changes, can all be triggers for a move. Death of a family member, financial challenges, a change in marital status, retirement – even incarceration – can force a change in residence.

The real stress often results from having to deal with the factors that lead to the move.

For example, most of us look forward to our retirement. We plan for it. We dream of all the things we’re going to do when we don’t have to work so much. When the time comes to do it, though – people have at least some mixed feelings. There are emotions connected to getting older, worries about finances, and fears of losing health and independence – all of which cause real stress.

How to Offload the Stress of Moving

If you’re currently making plans to move because of a major life change, you’re already dealing with a lot. And if you are buying or selling a home, there is the additional pressure of figuring out how to navigate the real estate market.

You may have to make health, marital, or employment decisions with support and advice from doctors, lawyers, or counselors. Such important matters deserve your full attention.

When it comes to preparing a home for sale, buying a property, and navigating the process of moving, though – we have systems in place to help you out. Our primary role is to be negotiators who represent your interests to sell your property for the best price at the best terms. However, it’s important to us that you know we are available to help with other practical aspects of your move along the way.

Here’s a sample of some of the things we can help you get done:

Decluttering. If you are struggling to get through the process of clearing out your space ahead of a sale, we can get you help to purge, pack, and store things away. This is especially helpful when you are moving due to health issues or reduced mobility. We will even provide you with a supply of moving boxes to get you started!
Repairs. There are some repairs that are well worth doing to make sure you get the most money on the sale of your home. We can help you decide which items to tackle and which ones to leave. We also have a database of reliable people who will be happy to offer their services.
Cleaning. Whether you need help with the inside or the outside, we can offer help with pre-listing cleanups. And even if you want to take care of the regular cleaning yourself, we can send in a window cleaner to save you from that time-consuming job!
Exterior Maintenance. Curb appeal is important when selling. If you need a hand with keeping the lawn and garden looking neat in the summer or the driveway and walkways shoveled and salted in winter, we can send help.
Staging. It’s common knowledge nowadays that staging a house results in higher sales prices. We work with stagers who can provide services ranging from basic consultations to full staging with rented furniture.
Marketing. We arrange professional photography, video, and other media. We ensure that your property is exposed to as many buyers online as possible, using every distribution tool available to market your offering, even internationally. At the same time, we make it easy for potential buyers to see as much detail as possible. This prevents unnecessary in-person visits.
Coordinating with lenders, lawyers, and others. You will need to deal with mortgage brokers, lawyers, buyers and their agents, appraisers, insurance companies, and others in the course of selling your home. The paperwork, communications, and scheduling can all be very time-consuming – especially if you’re also dealing with other important personal matters. We are happy to handle all of this so you can concentrate on yourself and your family. We stay with it until closing day to protect your interests and make sure that things go as smoothly as possible.
Packing and Moving. Finding trustworthy help can be a challenge. Our goal is to connect you to people who carry some of the burden to relieve you of as much stress as possible. Our network of reliable professionals is a godsend.
Notifying contacts. We make sure to provide you with a guide to follow so that you can make the proper notifications of your new address. Having everything in one place makes the job less daunting.
Keeping you safe. We’ve all learned a lot since March 2020 about how to stay safe from viruses and contagion. We now have protocols in place to limit the number of people who enter your home. We screen and track visitors and enforce attendance limits to protect you and your property as best we can. When all showings are over, we send in someone to disinfect all the hard surfaces in the house using safe, food-grade disinfectant so that you can feel safe and comfortable going back into the house.
A listening ear. We know it’s a stressful experience and we have been through it ourselves. We are happy to take your calls whenever you need to talk to us. Throughout the process, we are always available to hear your concerns and help address any issues that come up.

A Phone Call Away

When dealing with one of life’s most stressful events, having a good support team can make a big difference. We are honoured when our clients choose to make us part of that support system – and we will always do our level best to reassure them that they’ve made the right choice. If you have questions about how we can help you make some decisions about moving, don’t hesitate to call us!

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If you’re looking for a house in Hamilton, you want as much information as you can get about the place before you buy. Especially in these times of frenzied bidding wars and shortened showing times, doing your own research can help you make an informed decision.

Whether the Hamilton property you are interested in is for sale or not (yet), you can do a little legwork to find out some important details.

Here is some preliminary recon you can do to find out some important details:

TAXES

Hamilton makes is really easy to find out the annual taxes for a property within the municipality. If you are curious about how much you’d pay in taxes, you can search by address here at Hamilton’s Property Inquiry Tool.

This database includes the original City of Hamilton, as well as Stoney Creek, Dundas, and Ancaster. You can look up commercial and residential properties. It will show you three years’ worth of taxes, as well as the breakdown of what’s included.

Here’s a guide to help you read Hamilton property tax bills.

PERMITS

You always hope that a seller obtained the appropriate permits for any work beyond cosmetics. Structural changes can create danger if not done properly by a professional who knows what they’re doing.

Maybe you’re looking at a property (listed or not) that was recently renovated. You’d like to know about the existence and status of any permits.

Hamilton has a public search option for permits here. It will show you closed permits within the past 12 months. This means the City approved the final renovation or modification.

It will also show you permits that the City has issued. These permits are still open and subject to inspection and/or final approval. If you see this status, it’s a good sign. It means the current owners are doing their best to do the work correctly. But it’s a flag for you to ask some questions to make sure that the permits will be closed before you buy.

Here’s a guide to what requires a permit and what doesn’t.

LEAD WATER SUPPLY PIPES

If you’re looking at a home that is pre-1960, it’s a good idea to do a little research into the water supply pipes. Hamilton still has some lead pipe in its infrastructure. They are working to update it. Any time a homeowner applies for a plumbing permit to replace interior plumbing, it triggers the City to look at their public supply lines to that property. They do a “Size and Type” inspection to assess whether the public service pipe (between your property line and the water main) is lead or is less than 3/4″ in diameter.

As a potential buyer, it’s important that you know where your household water is coming from. Especially in the Lower City, you should investigate whether the pipes are 3/4″ copper supply lines.

This one is not a simple online search, unfortunately. It is, though, a simple call to 905-546-CITY (2489). When you call, make sure that you are clear that you are only inquiring about the public portion of the supply lines. They will not release any information about updates done by the owner to the private portion.

For more info about lead pipes, check the City of Hamilton website.

ZONING

Seldom will you truly need to deal with zoning unless you plan to make some changes to a property. For example, Hamilton allows conversion of single family homes into two-family dwellings only in certain zones: AA, B, B-1, B-2, C, D, R-2 (as of the last time we checked).

Zoning designations affect things like parking, property use, and setbacks. It also affects whether you can have farm animals, including chickens. (Only rural or agricultural zoning allows them.)

If you’re looking at a property, and you need to know about specific uses, it’s always good to do a full zoning verification. This will cost between $124-384.

To start, though, check out Hamilton’s Interactive Zoning Map. At the top, enter the address of the property into the white text box, and a clear map will show you the base zoning of the area. This will let you know if you’re on the right track to pursue your plans!

FUTURE BUILDING

When you fall in love with a place that has open space around it, you might want to know if there are any planned projects for the area. Whether you just want to be surrounded by greenery and quiet, or you have a beautiful view you don’t want to lose, you’ll be interested in any upcoming development plans.

Take a peek into applications for development here. Enter the address in the text box at the top of the map. Use the Legend and the Layer List options at the bottom of the screen to see what the pins close to your property mean. If you see any pins that are in an area that you want more detail about, you can call the City of Hamilton at 905-546-2489. Ask for the Planning Department and tell them what your concerns are. They will tell you what they can about the application and how you might be affected.

CONSERVATION LAND

In the City of Waterfalls, surrounded by so much of nature’s beauty, it’s no surprise that some of our lands come under Conservation Control. This could affect the way you use your land and even its resale value.

To find out whether any part of a property is Conservation Land, go to the Conservation Hamilton website. The map tool isn’t as user-friendly as we’d like, but it does give you the choice between desktop and mobile. Type the address in the text box. If any Conservation Control applies, it will show you results. Click the arrow that says, “Click to expand results.” Then click on “Layers” to get a description of what the map shows you.

If you find out that you do fall into a zone that is under this Conservation Authority, you can get more information about restrictions that apply by calling 905-525-2181 or emailing nature@conservationhamilton.ca.

We are always happy to do this research and more for you before you make offers on a property. Due diligence is crucial to make sure that you get what you really want. If you have other questions about a property that is listed for sale, please don’t hesitate to reach out. We will help find answers!

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If you want to watch a conversation get heated QUICKLY, ask a roomful of people for their opinion about bidding wars. Then put on your asbestos suit and watch the sparks fly!

In a market, like we’ve been in for the past few years, sellers and their agents expect a bidding war. If they don’t get one, they feel that they’ve done something wrong. Some sellers are surprised at how emotionally draining the process is on them. (We hear you, Buyers – “Cry me a river, you’re making off like bandits.”)

Buyers, by and large, are fed up. Some buyers have been outbid many times and have lost hope. A few are super frustrated because they didn’t get the house they wanted despite bringing the highest offer. (Because a handful of those emotional sellers actually still choose to sell to the buyer who told the most compelling story in a personal letter.) Buyer agents are working their tails off to try to secure an accepted offer for their clients.

With all the focus on getting – and winning – a bidding war, it’s important to remember the importance of CLOSING the deal. Failure to do so can have serious financial consequences.

Today, we want to share the cautionary tale of some Toronto buyers who got ‘caught up in the craziness,’ and what you can learn from their experience.

Gamoff v Hu – Just the Facts

The Gamoffs listed a Toronto property in March 2017 for $2,000,000. The market then was much like it is now, in April of 2021 – super hot.

Hu, a buyer, fell in love with the house. Hu didn’t want to get involved in a bidding war. Still, they offered $2,050,000.

The Gamoffs’ agent informed them that there were two other offers and that theirs would not be accepted at that price. Ultimately, the Gamoffs accepted an improved offer from Hu on April 2, 2017: $2,250,000.

Their offer included a $30,000 deposit on acceptance, with a further deposit of $90,000 to be made later. Problems became apparent when the second deposit never came.

Unfortunately, Hu was not able to secure financing to close the deal. They were forced to notify the seller that they were walking away from the deal. This was the notification their lawyer sent to the Gamoffs’ lawyer:

We are putting your clients on further notice to take immediate steps to start mitigating their losses by (a) immediately contacting any buyers who made offers on April 1, 2017, to determine whether they may be willing to purchase the property; and (b) re-listing the property on the market/MLS as soon as possible in order to find a suitable buyer. We trust your clients will make best efforts to sell the property for the highest price possible in order to satisfy their duty to mitigate.

So What Happened?

The Gamoffs responded to the notice right away, re-listing their property for $2,250,000.

However, the timing for both the Gamoffs and the Hus was rather unfortunate. You might remember that in April of 2017, the provincial government announced a new Foreign Buyer, or Speculation, Tax that would apply to the Greater Golden Horseshoe Area.

The real estate market tumbled a little, going down about 18% in just four months.

Before finally selling again in July 2017, the Gamoffs dropped their list price to $1,998,000, then to $1,798,000. The final accepted offer price was $1,700,000.

The Ontario Superior Court Decides

With a difference of $550,000 between the two accepted offers, the sellers decided to take the matter to court.

Typically, when a market is in decline, the courts will award the sellers damages to compensate for the difference based on the “highest price obtainable within a reasonable time after the contractual date for completion following the making of reasonable efforts to sell the property commencing on that date”

In this case, Judge Edwards – though he sympathized with Hu’s position as a buyer in a crazy market – ruled in favour of the seller. He awarded damages to cover the loss of $550,000 plus other special damages to which they were entitled under law.

How to Avoid Disaster

Needless to say, Hu suffered great financial pain in this situation. Gamoff, too, lost out on the opportunity to sell at the height of the market. We wouldn’t wish this nightmare scenario on anyone, whether buyer or seller.

So what can you do to keep yourself out of hot water?

Here are a couple of rules of thumb for a buyer to keep in mind:

Know Your Limits

For as long as there are bidding wars, it’s crucial that buyers set limits for themselves no matter what anyone else is doing. Get all the information from your mortgage provider, whether that be a broker, a bank, or another lender. How high can you safely go? What, if anything, should you consider before going to the top of your budget? (For example, condo fees will lower your purchasing power. Find out how much you can afford with fees.) Ask how much your property has to sell for to be able to offer on the property you want.

It will be nice for buyers when the market calms down enough to allow you to make offers that are conditional on financing again but, until then, do not make offers that are higher than you are qualified to make.

Stay in Control of your Emotions

More than one buyer has unraveled during the frenzy of making offers on hot properties. Staying in control of the desire to “win” is a must, especially if you have made many offers and lost out on properties you really wanted.

If you feel like you might weaken and make a risky offer in a high-stress, multiple offer situation, tell your realtor. Tell them well before the offer presentation what your limits are, and ask them to help you stay focused. You can come up with a plan to make sure you don’t get caught up, only to repent at leisure. Remember, Hu never wanted to compete in the first place. And they, at first, offered much less – probably the amount that they could actually afford. Throwing caution to the wind cost them dearly!

Sellers, too, can take steps to protect themselves when receiving multiple offers.

There is no rule saying that a seller must accept the highest offer. As we learn from Gamoff v Hu, the highest offer might not be the best offer. Once you have considered the price and conditions in the offer, there are a few, somewhat more subtle, indicators that you can and should pay attention to.

These are some things that a seller can look for to evaluate the strength of an offer:

The deposit

A very low deposit could be a sign that a buyer is stretching beyond their ability to pay. Always ask for an explanation of the terms of the deposit if it seems too low for the deal.

It’s also much better if the buyer submits the deposit cheque with their offer. We’ve heard of many cases where buyers have failed to show up the next day with the deposit due to buyer remorse. This can cause legal issues and throw a wrench in your plans.

The down payment

Your agent can ask questions to find out whether the buyer has a sufficiently large down payment to compensate for any difference between the purchase price and the appraised value, if the two numbers don’t match up.

The names on the offer

If a couple is buying a house together, but only one name appears on the offer, ask a few questions. Sometimes, this happens in a time crunch when it would be difficult to have both parties sign. But once in a while, one mate is hiding from responsibility by staying off the paperwork in case of a breach of the contract. Find out all you can about the buyers – and decide if theirs is truly the strongest and best offer you have on the table.

Bidding wars are not for the faint of heart – on either side of the table! This market will not last forever. While it does, though, take advantage of the expertise of your realtor and your real estate lawyer to protect you from unnecessary stress and financial losses.

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Homebuyers often come in two extreme categories:

I would NEVER buy a condo

Condo living is the best!

Of course, there are also others who see a condo as a stepping stone to bigger things or a convenient way to downsize from a large family home. If you’ve given even a passing thought to condo living, it’s important to understand the function and the power of the condo board.

What is a condominium?

Here’s the boring technical stuff:

Despite the way we use the word “condo” to refer to a building or a unit within a building, the term condominium strictly refers to a “system of ownership and administration of property.”

An Ontario Court of Appeal judge said this in 2012:

“People join condominium corporations voluntarily on the basis that they agree to share certain collective property and to abide by a set of rules and obligations that protect the collectivity.”

There is a broad provincial law in Ontario, the Condominium Act 1998, that governs condo formation, the process of buying a condo, day-to-day living in, and governance of condos in this province.

In simple terms, condo owners buy into a little mini democratic society. They enjoy ownership of a portion of the real estate, and they share the use of common elements with other owners who agree to be bound by the same rules.

Those rules will be different for each condo, and you do well to research the “culture” of any building or condo development you consider, to make sure it’s a good match for you.

Where does the Condo Board fit in?

The Board of Directors at a condo represents the owners. This elected group makes all major decisions about the building(s). They handle the finances, uphold the Condo Act, decide on maintenance and upkeep of grounds and common areas, and enforce the rules of the place.

As you can imagine, a good Board of Directors manages money well and keeps the condo well-maintained. A bad Board…well, can cause some grief to unit owners. They have a heavy responsibility.

So what does it all mean for you, as an owner?

Examples of Things Your Condo Board Can Do

On a day-to-day basis, if things are going well, you probably won’t think much of the Board of Directors. If someone doesn’t understand the rules of condo living before choosing this lifestyle, though, some of the enforcement powers might feel suffocating!

Here are some things that condo boards can do:

FORBID PETS

You might already know that landlords in Ontario cannot legally forbid tenants to have pets. “No-pets” clauses in leases are totally illegal and unenforceable. Condos, though, CAN and DO make rules banning pets.

Some condos allow pets only up to a certain size. And even the most pet-friendly condo building will not tolerate a nuisance animal that threatens residents or interferes with their peaceful enjoyment of the place.

Your pet can be removed if it is found to be in contravention of the Condo Declaration and its by-laws!

PROHIBIT AIR BnB

In Ontario, no condo can prevent you from renting your unit to a tenant. What they can do is set a minimum rental period to discourage short-term rentals.

Newer condos are building in rules against short-term rentals to protect residents from the noise and nuisance these are known to bring. Older buildings that were built before Air BnB became “a thing” sometimes still allow it, but renters are subject to all the same rules as everyone else.

EVICT YOUR TENANT

A tenant can be evicted by the condo board if they don’t live by the rules of the condo. In fact, the condo corporation can even apply to the courts to evict an owner who is unruly and disruptive to other residents of the condo!

DICTATE DECOR

You might be surprised to find out that you are only allowed to install shades of white or beige window treatments. The logic behind this is that it enhances the exterior appearance of the building to have a somewhat uniform colour scheme visible from the outside. This, in theory, increases the value of the units.

The condo board can also tell you what colour to paint your front door, and may even have a say in whether you do certain renovations to the inside of your unit. To be safe, always talk to someone at the management office before doing any work on your condo.

RAISE CONDO FEES

Obviously, the condo board has a measure of financial discretion. They are responsible for spending money from the reserve fund on maintenance and capital improvements.

They also have the ability to raise your condo fees at any time they feel it necessary. If the reserve fund is on the low side and there is a large repair coming up, you can be sure they will raise your fees to cover the expense.

In the case of an immediate large repair, or after a reserve fund study shows a shortfall, the Board can decide to charge a special assessment. This is a one-time charge that each unit owner must pay toward their share of an expense. These can be modest amounts, or can run into tens of thousands of dollars.

PUT A LIEN ON YOUR UNIT

Paying condo fees is not optional. And withholding payment of either condo fees or special assessment charges is never a good idea.

If a condo unit owner falls into arrears, the condo corporation can place a lien on the unit. If the lien is not discharged, they can even apply to the courts for permission to sell the unit!

So what’s your opinion? Would having a condo board with all its rules cramp your style? Or would it feel more like having a staff at your disposal to do all the things you’d rather not worry about? Condo living is not for everyone – but maybe it’s right for you!

With all that’s involved and what condo boards are able to enforce, it’s more important than ever to do your research. Let us know if you’d like more info on Hamilton/Burlington condo options.

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When you think of white, sandy cliffs and ocean views, do you imagine…Nova Scotia?

Me neither. But it’s 2021, and moving out East is all the rage!

Easterly Migration – it’s Happening

Ontarians are leading the inter-provincial stampede eastward to the Atlantic provinces. People from other provinces are heading for the coast, too. Even Canadians currently living abroad are feeling the tug – heading home and settling on the eastern shores.

You might be surprised to hear that this is not a strictly COVID-related trend, although that has ramped up the movement, for sure. There has been a quiet exodus from parts of other provinces for a few years, now. Momentum is building – check out a “coming soon” website: Moving-to-the-Maritimes-dot-com.

The Atlantic Bubble

While the rest of Canada struggled with rising COVID case numbers, the Maritimes created a travel agreement among themselves. New Brunswick, PEI, Nova Scotia, and Newfoundland/Labrador allowed unrestricted travel across their boundaries from July 3-November 26, 2020. Canadians from the other 6 provinces and 3 territories who wanted to enter Atlantic Canada had to quarantine for 14 days. When the second wave brought a rise in cases, the authorities decided to suspend the arrangement indefinitely.

Although this arrangement is no longer in force, the fact that it existed is a testament to the strength of the ties among our Maritime provinces. The 4 provinces share a regional flavour and are known to offer a pace of life and a culture that is slightly different from other parts of the country.

Jobs

Historically, Canadians migrated westward in search of jobs due to a sluggish economy and slow job markets in their home provinces. This is changing, though. This information chart for new immigrants to Canada shows that the unemployment rate is actually higher in Ontario than in 3 out of 4 Maritime provinces!

Those who are trying to entice their countrymen from outside the eastern provinces have been creative in their efforts. They especially try to appeal to telecommuters with ads like this one.

New blood coming to Nova Scotia is also creating better economic conditions and better job prospects in that province. In fact, Halifax made the list of 5 top Canadian cities for job prospects in 2021!

Housing

The most common reason that people will cite for leaving Ontario to move to the Maritimes is the cost of living – especially the cost of buying a house. Anyone who owns property in Ontario (or BC, or Alberta, or any other inland province) can sell now and get more house for their money down east.

Take a look at some of the statistics:

The average house price in Nova Scotia in February 2021 was $340,096, up 30.4% from the same time last year.
The average house price in New Brunswick in February 2021 was $224,785, up 21% from 2020.
The average house price in PEI in February was $322,371, an increase of 17.1% year-over-year.
The average house price in Newfoundland and Labrador in February 2021 was $248,315, up 6.6%.

Telecommuters, entrepreneurs, and young retirees all have excellent, affordable options if they can see themselves living in the Maritimes!

What You Need to Know Before You Plan a Move

In normal times, moving to a different province typically meant applying for a new health insurance card and driver’s license.

These days, there are extra rules and precautions. If you’re thinking of a trip to check out the area, or if you are among the most adventurous who want to buy a house, sight unseen, be sure to do your research!

Here are some places to start online:

Nova Scotia has a detailed list of restrictions for travellers entering the province. They also require a “safe check-in” form to be completed.
New Brunswick requires registration and monitoring with Public Health before you enter the province. There are restrictions as to who can enter, so be sure to have the most current information before planning an expensive trip.
Prince Edward Island’s registration requirements are similar to NB. Fill out the PEI travel application here.
Newfoundland and Labrador lists 4 categories of people who are allowed into the province. If you feel you may qualify, fill out the provincial travel form. Otherwise, you may need a request for exemption specific to your circumstances.

Would You Consider Moving Out East?

We have helped several of our own friends and clients to sell here in Hamilton, Burlington, and Niagara and relocate to New Brunswick and Nova Scotia. Some of them have bought houses from videos and pictures alone – trusting the maritime hospitality and helpful spirit of their future neighbours to assist them in setting up.

Uprooting and moving that far away isn’t for everyone. Is it something you’ve thought about? We’d love to hear your thoughts on a big move like this!

For those of us who don’t choose to live on the east coast, the spotlight on the area has certainly given us reason to consider visiting. Who doesn’t love a beautiful beach vacation?

Thinking About a Move out East?

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Family can mean different things. Whatever group of people makes up your family, your home is your base. How can you be sure, especially now, that the family home is your perfect place?

If you take some time to think about what your family really needs, house hunting will be much easier.

You will help your realtor locate the perfect family home for you more quickly by giving as much detail as you can.

Here are some things to keep in mind when shopping for a family home:

1. SHARED SPACES

Living and dining areas are where memories are made. They are where you will have family dinners, movie nights, and playdates.

Here is some help to decide what your family needs:

Do you need a separate play area for younger children? A place for teenagers to hang out with friends? Look for a home that offers a separate living room and rec room. A finished basement can be the perfect spot. Split-level homes often have lots of room to spread out. There is usually a formal living room in the main floor, a rec room, and a basement. Bungalows and multi-storey houses of all kinds usually include a full basement level.
How does your family eat meals? If you love to entertain, or if everyone eats together, you probably need a dining room. If not, a bar-top counter & stools, or an eat-in kitchen with a smaller table might be enough.
Open plan? Or private rooms? Though an open floor plan is a modern trend, think about how you live. Would it be more practical to have separations between the shared spaces, or is it better to be able to see the kids at a glance across the room?

2. BATHROOMS

We are sure you know how many bathrooms you need! It’s almost always more than one in a true family home.

But will you need a second full bathroom? Or will a powder room be enough?

If you have young children, at least one tub is important for bath-time.

Does there have to be a bathroom on the main floor? Or is it ok if there are stairs to get there?

3. BEDROOMS

The number of bedrooms is often the first thing that comes to mind when house hunting.

You know how many you need, but think about these questions, too:

Do you need all the bedrooms on the same floor? You might, especially with babies or younger kids. A multi-generation household, though, might prefer them on separate levels for privacy.
Does the principal room need an ensuite bathroom?
If there is a bedroom in a basement, is there a large enough window for egress/safety?
How small is too small? Bedrooms in some new construction can be very cramped, with room for only a twin bed. If you need something bigger, check the dimensions of the bedrooms in any listings you’re interested in.

4. BUILDING MATERIALS AND FINISHES

If you are looking to buy a home that doesn’t need too much work, you’ll want to think about how well the building materials and finishes suit your family.

Do you prefer carpet (for a softer landing) or resilient flooring materials like tile, hardwood, laminate, or vinyl?

Remember that little kids (and the rest of us, occasionally) will spill things.

Carpet in the living room or hardwood in the kitchen could wear out very quickly if they are forever being soaked with juice and other spills.

Unless you’re willing to paint the whole place after you own it, take a look at the walls, too.

Flat or builder’s grade paint is often hard, sometimes impossible, to clean. The bigger your family, the more important it is to have scrub-able painted walls!

5. BACKYARD

Is your backyard going to be a serene, landscaped oasis?

Or is it more likely to be a place for little ones to romp through the sprinkler and for pets to run around?

A large yard might be very important, and a fence may be a necessity! (If you are thinking of buying a place with a pool or hot tub, always be sure the right safety measures are in place: A compliant fence and/or a locked cover.)

If your children are still young, and you can’t find a house with the perfect yard for them to play, look for neighbourhoods with nearby parks and playgrounds.

6. PARKING

This is a big one for city and suburban home buyers!

Some older city homes don’t even have a driveway or single car parking pad.

Unless street parking is readily available, this can become a real challenge when you’re bringing in groceries or carrying a sleeping toddler!

Figure out how many vehicles your family will have while you own the house, and know whether parking will be an issue.

Will you have teenagers driving soon? They will need a spot.

Or if you have an in-law suite, how many adults in the family will have cars? (A neighbour of ours recently got a ticket for parking on her own grass in Hamilton – so don’t assume that a large lot automatically means you have space for many cars.) Rules for street parking vary in different neighbourhoods – so ask questions to avoid constant irritation about parking.

7. NEIGHBOURHOOD

Parents often want to raise their children in a specific type of neighbourhood.

Do you prefer a close-knit community, where all the kids play in the street together and parents watch over each others’ children?

Or do you envision privacy where homes are more spread out and neighbours keep to themselves?

It’s a good idea to drive around an area you’re considering.

See what kind of activity is going on, or how quiet the streets are at different times of day.

Ask neighbours, if you can, what they can tell you about what it’s like to live there. Read small local newspapers to get a sense of the community. This can help you know whether it’s the kind of neighbourhood where your family will be happy.

8. SCHOOLS

You might already know that you want to live in a specific school district.

A Google search will give you the catchment area boundaries for your chosen school, and your realtor can confine your search to this area.

If you don’t know the area or you aren’t sure about local schools, you can start here. This site gives you school information all over Ontario. Just enter the postal code of the house you’re considering, and you’ll see both public and Catholic school options.

9. A HOME OFFICE

It’s 2021, and the new normal includes working from home for many of us. If you’re looking for a new home, be sure to include a practical space for your work station. Do you need a fully enclosed room? Or will a nook in a larger space in the house suit your purpose? Check out some ideas here if you’re not sure how to set up your workspace!

There is lots to think about when searching for the right home for your family! Fortunately, many listings now come with excellent pictures, video, and even 3D tours to help you do much of your initial searching from home. If you have questions about a neighbourhood or a specific property, please let us know how we can help you to decide whether it’s worth booking an in-person visit!

Looking To Find the Perfect Home in a Great Neighbourhood?

Tell us what you're looking for and we'll reach out!

Here’s a cheat sheet you can use for reference:

FURNACE:

CENTRAL AIR CONDITIONER:

HOT WATER TANK:

REFRIGERATOR:

STOVE & RANGE HOOD:

MICROWAVE:

DISHWASHER:

WASHER/DRYER

POOL PUMP

A Note For Sellers

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