Le Sold Realty

做完今天的open house, 开车回家的路上， 想起downtown 一个待租room share 的小单位（目前的招租淡季并且是分租的情况下， 难度之大可想而知）； 抓紧 follow up 一下周一中午的showing 情况，电话没接， whatsap, 又是留语音又是发短信， 终于收到对方回信息 “今天是周日， 不是周一”。

尴尬之余，向这位潜在租客诉说下作为一名地产经纪的实际生活状态 -- 每天都是星期一！

心里话， 和任何一个群体一样， 地产经纪群体内肯定也是良莠不齐， 但靠谱的经纪 -- 他们能成为顶尖经纪的前提是： 随时处于工作的状态， 无论白天黑夜，无论刮风下雨， 无论假日周末， 他们没有了个人隐私 -- 个人电话号满天飞。 最重要的， 他们必须工作负责， 用心服务客人。 所以， 碰到一个靠谱的地产经纪时， 祝福您， 好好珍惜！

我是乐售地产的阿刚， 您觉得我说的对么？

Frequently asked questions about dealing with bad tenants that do not pay rent.

1. Q：After I have served the notice for nonpayment of rent, the tenant is willing to make a partial payment of the rent owing. What should I do? Do I have to start the process all over again if I accept it?
A: No worries, you can accept the payment. The notice will be in effect until the tenant pay off the rent of owing. You can still proceed to LTB for an eviction hearing on/after the 15th day since the day tenant received the notice.

2. Q：After I sending the notice of the N4 interchange to tenant, tenant proposed to pay part of the rent to me first. What do I do? Do I need to start over again if I accept the payment?
A: Do not worry about it, accepting partial payment would not make your N4 notice invalid. It would be valid until tenant pay off all rent. You can still proceed to LTB for a hearing on eviction on the 15th day since tenant receive the notice but remember to change the amount is owed.

3. Q: I have already sent my tenant N4 notice, what should I do to make sure they received the notice? Will the tenant say he has never received the notice?
A: When tenants receive notice to terminate the lease, N4 interchange, for example, they don't have to confirm receipt notification. They either pay the rent and cancel notification, move out, or do nothing and stay. If they do not pay by 14th day after serving notice, you may apply to the Board on or after the 15th day for an eviction hearing. If they pay before your Landlord and Tenant Board (LTB) hearing, they will also have to pay the filing fee.

4. Q: I have given N4 to my tenant, what happened next?
A: Once you have given the tenant a N4, if the tenant does not pay the rent on or before the termination date set out in the N4, you may file an L1 Application along with a Certificate of Service with the Landlord and Tenant Board to obtain an order to terminate the tenancy.

5. Q: I have attended the hearings and got the order from LTB, what is the next step?
A: Once you received the paper file from the board, it should specify the exact amount tenant must pay to avoid eviction. If the tenant made the payment before the date on file, then they can stay. If they did not pay or only paid part of it, you can continue to proceed with the Sheriff’s office.

6. Q: I have the order from LTB, I think the tenant would give up the unit to escape the rents they owed, what should I do?
A: In most cases, the standard order will require the tenant to pay the arrears owing plus a per diem rate until the date they vacate the unit. The easiest method of collecting on an order is through a garnishment of wages provided you know where the person is employed. Garnishment is done in Small Claims Court with the order that you received from the Board which is the same as any other court judgment.

What is Stacked Townhouse & Condo Townhouse

Recently someone talked about Stacked Townhouse & Condo Townhouse. IHome realty wrote this article to explain what Stacked Townhouse & Condo Townhouse refer to.

What is Stacked Townhouse?

Stacked Townhouse is between Townhouse and Condo, each unit is stacked on top of each other, special house design.

Stacked Townhouse has multiple units per building just like a Condo. Usually 1 unit contains basement and 1st floor, and another unit contains 2nd and 3rd floor.

Like a regular Townhouse, Stacked Townhouses are attached residences, each with their own front door. The units are arranged in a 2-storey design.


What is Condo Townhouse?

A condo townhouse is a form of property rights, compared to a freehold townhouse

A Condo Townhouse is when you own the title to the building within the unit structure, but the exterior needs to be managed by a condo management company, including the property's common areas, courtyards, and parking spaces. So you need to pay for maintenance.

And a freehold townhouse is when you own the freehold of the townhouse and the land it sits on, both interior and exterior. But you are responsible for maintenance, including lawn care, snow removal, and exterior repairs.

The renovation in Canada
People who own houses in Canada are familiar with the renovation of their houses, whether for their own use or for the appreciation of their houses. The renovation of their houses is very popular, ranging from the tabletops to the demolition and reconstruction. Building and rebuilding houses are generally divided into two cases: one is to live in; Buy old houses to tear down and rebuild; Design according to oneself be fond of and demand, choose material, guarantee building quality, total cost is lower than the market price of new house. Second, it is used for investment. Reconstruction is to increase the value of the property. The market price of the new house built is high, and then the profit can be hundreds of thousands. Rebuilding is the most important areas of choice: in the field of renovated luxury, there is a wisdom "location, location, location. “A true investor thinks about future trends, not current static markets. It’s like playing chess. Some people look at one step, some look at two, some look at a dozen. Do you know what we should pay attention to before rebuilding? First consideration should be given to applying for a building permit from the authority. Some renovation projects do not need to apply for:
1. Replace doors and Windows of the same size.
2. Install yard decks smaller than small and uncovered
3. Install floor or other wall structures
4. Build tool sheds less than 100 square feet
5. Replace or add insulation or drywall to your home.
6. Keep basements dry
7. Paint your home
8. Install cabinets or bathroom sinks without modifying your plumbing.
9. To set the yard fence around
10. Repair the roof and these are needed:

These are the cases that require a permit to proceed:
1. To change the structure of the application: each piece of land has the regulation of the local government USES, if you want to change its use in the short term, such as in the original homes are built on the site of a commercial building, this time you need to apply to the lands department and pay the relevant fees, after being adopted to officially started.
2. Installation, modification or removal of load-bearing structure: if removed or modified, it will destroy the building structure, reduce the safety factor, especially the wall thickness of more than 24 cm, generally are load-bearing walls, so before changing must apply to the government.
3. Change the location or size of doors and Windows
4. Build a garage, balcony or yard deck
5. Dig a basement or build a foundation
6.Installation of heating, drainage and air-conditioning systems, installation of fireplaces
7. Demolition of the whole building or part of the building
About the permit: submit building plans with the application to the relevant government building authority. Ontario province and the municipal government have various competent departments and perfect laws and regulations in urban planning and construction. The complexity of the approval process for redevelopment is not difficult for skilled professionals, mainly depending on the size of the redevelopment project and whether the use of the renovation conforms to the planning. Even if the use of the house is not changed, the reconstruction of the house also needs to comply with the provisions of Zoning Bylaw, but also to the Building Department to obtain the Building Permit approval. In addition, in the scope of their own plot, cannot be turned into arbitrary size of housing. Because Zoning Bylaw has clearly stipulated the plot ratio, regression distance and height of each plot. Apply for Minor Variance if changes are to occur. Applying for rebuilding old houses to relevant government departments is a relatively detailed process, which needs to involve communication with relevant government personnel. Moreover, each area and each house are unique, so it is best to invite professionals to evaluate. After buying a house, there is no need to wait for Closing. The original owner shall issue an Authorization certificate and go through relevant procedures with the Authorization. Last remind: old house reconstruction, although the interest is big, the risk is also big. So investors must do a detailed "homework" in advance, please professional real estate personage to assist the operation of the whole process, the success rate will be greatly improved.