Top Questions To Ask When Buying A Pre Construction Condo In Ottawa

Unlike resale condominiums, the process of buying a pre-construction condominium can be very different, using different industry jargon and at a much faster pace. During the buying process, you want to make sure that you ask all the right questions and fully understand all of the worst-case scenarios. I always prefer to ask hard or difficult questions in advance, so there are no surprises. As well, with the major influx of non-local buyers, investors, and builders, pre-construction condominium buying is constantly changing. Assignments, development fees, etc, are two examples that were not a major topic of discussion a few years ago. Our job is to foresee possible issues and avoid all or as many as possible! Use this list to ask the builder or builders salesperson when you are looking at buying a pre-construction condominium in Ottawa. 

- What are we able to negotiate?
I usually will start with this question when I have a new builder or new sales staff that we are not familiar with. An open-ended question that I expect will be met with a blank stare and a “Ummm, nothing sir”. While it is very common that builders will not negotiate, I usually want to see if they are, and if so what are we able to negotiate. Some builders have some room in their price, others will not touch the price but are able to negotiate the deposit, inclusions, parking price…. Some will even throw in a free storage locker. Even if the builder says no, often they are still open to negotiations in some other way. Every builder, building, and project launch will be different - asking on opening day if you can get the price down, when there is a line around the block, probably isn’t very likely.

- Can we amend the deposit structure?
Often the deposit structure is laid out very straightforward - typically 20% that is split amongst set dates/timelines. For example: X amount to hold the unit until you do the paperwork, X amount when you sign the paperwork, X amount in 30,90,120 days, X amount on occupancy. Some builders will allow these dates to be shuffled around, while some will allow an overall lower deposit percentage. The closer the project is to be finished, you might find a deposit as low as 5% or even less!

- Will you allow me to assign? If so, how much will it cost?
Assigning a pre-construction condominium is somewhat new to the Ottawa condo market. While it has been around for years (decades), it has only started to gain popularity with buyers and builders who are coming over from Toronto. In Toronto, the market has seen such crazy up-swings that pre-construction condo buyers are assigning their condo before closing and able to make $200-300,000 or more - hence why it is so lucrative. Typically for these very complicated assignment deals to take place, the builder will allow it for a fee. We have seen low rates of a couple thousand, up to $10,000 plus a lawyers fee of a few thousand. 

However, many Ottawa builders have not yet caught on, and are not allowing assignments period. Some smaller Ottawa builders have allowed it later on in the cycle if a certain percentage or certain model are all sold firm. The builder is worried that they will have to also compete with you, trying to sell your unit.  

Tip: Request to include a clause in the agreement that allows you the right to cancel the sale if injury, unemployment, or other drastic circumstances prevent you from closing. This could save you tens of thousands of dollars down the road.

- What are your outside Tarion dates?
Every agreement includes the Tarion Statement of Critical Dates which will outline the important dates regarding your condo and the project. These dates include the tentative occupancy date and the outside occupancy date, which make up the current projected date that the builder will expect your property to be completed and ready to move in, along with the latest date by which the builder agrees to provide the occupancy. From a recent project as an example, the tentative occupancy date at the time of signing the agreement was September 1st, 2023, while the outside occupancy date was set as September 1st, 2026. When you are trying to plan this far ahead, it is always a good idea to know the worst-case scenarios. The same form also includes the termination period date, which is 30 days after the outside occupancy date. This date would allow the buyer the ability to a full refund of monies paid plus interest, and delayed closing compensation. 

- What is not included in the price?
Builders are constantly looking for ways to lower or pass on costs to the buyer. While still relatively new in Ottawa, we are seeing builders (Toronto builders especially) pass on closing costs, municipal levies, and development fee’s to the buyer. Often these amounts are unknown until the unit is officially registered and you close on the property, however, they can easily add up to 1-3% of the original purchase price. In our experience, the sales staff might not acknowledge these, and it is always best to also ask your lawyer during your cooling off period when they are reviewing the agreement. While they are not listed out specifically in the sales agreement, they are mentioned.

- Can we cap the development fees, municipal levies, and/or closing costs?
While these “hidden” costs can be a large turn off for many buyers, many builders are willing to cap a limit to how much they will be at closing. Recently some builders have been willing to cap the entire amount, while others are willing to cap them at a set amount. Ensure you are clear with your lawyer and the sales staff when negotiating as we recently had experience where a builder advertised that it was willing to “cap development charges at $5,000”, however, what they were capping was only a portion of the fee’s and the amount they were willing to cap for all of the closing costs/development fees was $10,000. Keep in mind that this was a building that we were expecting the fees to be closer to $20,000 without a cap in place.

- What is and is not included in the monthly condo fee?
Always make sure to ask what is and isn’t included in your monthly condo fee. Knowing in advance that the builder will be sub-metering something that you didn’t expect can change how you look at the costs. For example, that the water is not included, or that the heat is actually a heat pump and the heating is not included. While usually well explained, it should be noted that if you add a parking spot or storage locker, your condo fees will typically increase as well. These extra charges can add up and change your monthly costs which is always wise to know in advance. 

- Does this purchase qualify for the HST New Housing Rebate? Or is the HST rebate factored into the price?
It is always a good idea to ask the salesperson if the HST New Housing Rebate is factored into the sales price. Most of the projects are, and if you are an end-user (you plan on living in the unit), but the fewer surprises at closing the better. Keep in mind that there is a different rebate if you are an investor (planning on renting out the condo), but it is required that you pay the HST upfront at closing and then apply for the rebate after the fact. HST rules are so confusing that we are seeing specialty companies who are specifically focused on assisting buyers and investors with getting the rebate etc. Regardless if you are an end-user or investment, we suggest that you get legal advice to ensure there are no surprises.

- What is their typical period between Interim Occupancy and the Closing?
When your unit is ready, the builder will tell you that you have to move in, a period called Interim Occupancy. You have not yet closed (taken legal ownership) on the property, so instead of paying your mortgage, condo fees, and property taxes, you will pay the builder an Interim Occupancy fee. For more information on Interim Occupancy, view a post we did here which fully breaks it down and explains everything.

Typically you can expect a period between Interim Occupancy and the Closing to be anywhere from a month up to two years. Knowing in advance what the builder’s past history of the period is, can certainly help you plan moving forward. As an example, an Ottawa builder had advertised that it had a zero-day interim occupancy period on its last few projects. 

- Will my view be obstructed, what is the chance that the view will change?
Typically, one of the most important features that you are looking for in a condo is a stunning unobstructed view. The last thing you want to find out is that your perfect view is actually facing another building. Ask your agent or the builders salesperson what are the chances of your view changing. Any vacant lot, parking lot, zoning amendment sign, or even just a zoning amendment application could signal a possible future building. Even heritage properties are not off-limits and we always suggest asking more questions and doing research with the city.

If you are thinking of buying pre-construction condos in Ottawa and would like to chat more about your options, fill out the form below.

Q&A With Peter - CMHC First Time Home Buyer Incentive

We sat down with mortgage broker extraordinaire Peter Rostocki from Capital Home Lending to give us a full break down of the new incentive that is being offered to first time home and condo buyers from CMHC. We wanted an industry expert to help us better understand the program and learn more about it. Questions for Peter? Email him directly peter.rostocki@capitalhomelending.ca or visit CapitalHomeLending.ca.

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Matt Richling: What is the new program? 

Peter Rostocki: The new incentive is aimed to increase affordability and get people more buying power if you are in a household that has an income of $120,000 and below. The idea is that the first time buyer who's household is $120,000 and below is typically capped by how much they can afford because obviously, they have to fit into the ratios (ratios are TDS or Total Debt Service, GDS or Gross Debt Service - essentially how much you make vs expenses). With this new program, it gives the FTB additional buying power because the government is giving them additional down payment funds that increase how much they can buy. So, if previously you are limited to 5% down on a purchase of $450,000 now you can buy something for $475,000/$480,000 with 5% down because the other 5% is going to come via the grant program. My opinion is that the main goal here is to allow people whose income is $120,000 and below to have more options. Keep in mind that the incentive will provide 5% additional down payment if it’s a resale property or 10% additional down payment if it’s a new construction property.

M: Who Qualifies?

Anybody that qualifies under the mortgage insurers’ current criteria. The criteria hasn’t changed, all of the existing rules and qualifications stay the same, but now this is above and beyond that. The main 3 qualifiers for the program are;

1. You need to have the minimum down payment to be eligible.
2. Your maximum qualifying income is no more than $120,000.
3. Your total borrowing is limited to 4 times the qualifying income.

M: Where do consumers go for details? 

P: Here is the link to the official government website that takes you through the steps;
https://www.placetocallhome.ca/fthbi/first-time-homebuyer-incentive

M: Who would qualify that might not think that they do?

P: Somebody who hasn’t done the application to the new standards because they're based it on a pre-approval from two years ago. I get calls from a client where they say they were pre-approved last year. That is great, but before we even go past the conversation of anything, get the details on that pre-approval and let's do a new pre-approval with today's rules. So much has changed over the last year, even!

M: Who should take advantage of the new incentive?

P: Exactly who is it designed for. The first time buyer(s) whose household income is under $120,000, that likely they probably have more 2-3 people in the family or they are looking at buying an area where prices are a little higher. Maybe that larger condo that they can’t currently get into or a bigger house where just the incentive helps pushes up their price range. That’s what it does, it gives everybody that additional 5% or 10% additional buying power and that’s a big difference in a lot of markets right? I think that the big thing there is what is it that you are buying and where are you buying it? And that will largely drive who benefits from this. So if you’re a first-time buyer in downtown Ottawa, on your own making $100,000 salary and you can only afford a smaller studio condo, and now with the incentive, you can afford a slightly larger one-bedroom condo. That difference in price might make a big difference for you because of where you want to live, which building, or size, or location, etc. Or if your family with two kids and you're looking at a townhouse that is $400,000 with a builder, now you are up to $450,000. $450,000 with certain builders a little bit out of the city in Ottawa, will almost get you into brand new single… almost. Right? For a lot of people, that's a huge difference going from an apartment to a townhouse or apartment to a brand new single.

M: What are the dates for the program?

P: The program started accepting applications as of September 2nd, 2019, and the property sale will need to close no earlier than November 1st, 2019. So you can start sending them in as of September 2nd but the closing date has to be November first or later. Which makes sense because November 1st is the fiscal date for the majority of the banks. You can see in the background changes like this is all starting line up with the banks and how they are implemented this with their policies, saying “ok we will start doing this effective November 1st which is the new fiscal year for all the banks”. 

M: What can’t the incentive be used to buy? 

P: It has to be owner-occupied, and the primary residence (not an investment property, not a cottage or second residence). That is the only thing this is built for. This is the government's response to “Hey, I'm 30, I work a good job but I can’t afford what I am trying to buy”, “Ok, we will help you a little, this is how we are going to help you”. Which makes sense because the government is not getting involved with more than 5% of the market value, which is good as a taxpayer and as parents, you don’t want to be underwriting future generation debt, so that’s a good thing. And it’s smart doing the 10% of the new home builders stuff because chances are that you are running a model where it’s a new home build you are probably on a two year wait anyways, so by that time the true property value will be 5% higher because of appreciation so it’s a bit of a speculative move, but really the end value position is the same because the value has gone up on what they bought it for from the builder vs from the market value is. 

M: Is the First Time Home Buyers Incentive a good deal?

P: It’s so hard to answer that because we don’t have anything to compare it to. We have never seen anything like this. My personal opinion is yes, it’s as much as the government wants to be involved in the financing of real estate. It’s to help those people who are in that lower bracket because again, you look on MLS in Dartmouth NS, the difference between $400,000 and $500,000 buying power, left and right field. That’s going to help those people. In Toronto or Ottawa? Again how many of those buyers are going to be under that $120,000 cut-off, this is a small city bigger house program to me, that is what I see or downtown large condo just a little more sqft, instead of a studio, you are now in a one-bedroom.

M: What are the issues with the incentive, or downsides for the buyer to be aware of?

P: The amount you will owe the government back is proportional to your property value, so if the property goes up by $100,000 then $5,000 of that goes back to the government. You don’t get to keep the whole amount. The downside to the taxpayer would be if the market turned, that the taxpayer would be on the hook for a bunch of negative equity if the price is pulled back because if we’ve gone down proportionally then we’ve gone down. Because if you’ve lost $100,000 then 5% of that is $5,000 so you can take $5,000 of the grant amount that was given to you because it’s dropped in value so whose that $5,000 going to fall on? Taxpayer. 

M: Why is the government doing this incentive?

P: They have to address the huge amount of Canadian citizens who are saying that I can’t afford to buy what I want to buy, in this area that I want to live. The idea that you want to live where you work, and that we need to as a society have affordable housing in all areas regardless of where that is. That’s the ideal model, the problem with is the reality of big city costs. 

M: Will this help affordability?

P: I think it will help the single person downtown Ottawa that wants to from the studio to a condo but the way that they are very much restricting it is that $120,000 income cap. There’s a majority of households that you and I cross together that are making more money than $120,000. The majority of buyers this does not entertain, not because they don't want it or because it’s a bad program, they just won’t qualify because they make too much as a household. It’s really going to help smaller communities, located outside of major area’s.

M: Flash forward five years, it is currently 2024 - was this a good thing to do? As the condo owner?

P: There’s a reason you went with the incentive. You didn’t stumble into it, you went into it because it allowed you to buy something you couldn’t afford to buy before. Even if that difference is marginal at $20-30,000, it still got you to that $20-$30,000 more than you needed. Are you happy? I’ll pull out my crystal ball and see what the market says in 5 years. Across Canada, we are slowing down. In Ottawa and Montreal and a couple of other key pockets just keeps going. I think that is local economics vs cross Canada. Cross Canada I do believe we will continue to consolidate. Locally in Ottawa, I think we are going to go on a bit of a run still for another two or three years and we will probably have a long flatline. I don’t think prices will dip but I can see a nice four to five year flat coming from like 2021/2022 to 2026/2027 just a nice flat where certain neighbourhoods go up by 2% others drop by 2%. 

M: What about Ottawa specifically?

P: In Ottawa, everything for me depends on the towers downtown, everything depends on that because that will drive how the city goes. The faster you get big towers downtown the more pressure will be taken off of builders and suburbia so that they can carry inventory. It’s not healthy for any new builder to not carry inventory. It’s like going to a car dealership where they don’t have inventory, it doesn’t make any sense. It’s not the purpose. The purpose is to go in and buy the inventory for future closings. That’s always the cycle, right? There’s no resale, you go to a new build, but not here. There are no resales, and no new build, so that's why the values are popping so much because there’s nothing feeding the cycle, plus our crazy low vacancy rates.

For more information about financing and how it affects your purchase or sale, reach out to Peter by visiting CapitalHomeLending.ca.

First Time Home Buyers Incentive - Full Details Announced

Earlier this year, the government announced a plan to help first time home buyers enter the market and help reduce their monthly mortgage carrying costs. There was no in depth information provided, and a large amount of speculation about what exactly it could include or who would be eligible.

This week, the government provided all of the details. Launching September 2nd, 2019, the first time home buyer plan is aimed at providing a 5% or 10% shared equity mortgage with the Government, which will act as part of the deposit.

More in-depth
- Total qualifying income must be no more than $120,000 and your total borrowing is limited to four times the qualifying income.
- At least one of the persons on title must be a first-time buyer (keep in mind this is also valid for those who did not own within 4 years)
- Total borrowing (including the incentive amount) is limited to four times the qualifying income.
- The incentive will be a second mortgage that is registered on the title of the property.
- There will be no regular principal payments, it is not interest bearing, and a maximum term of 25 years.
- The incentive is offered at 5% or 10% for a new construction home or condo, or only 5% for a existing re-sale home or condo.
- Property must close on or after November 1st, 2019
- Property can be a 1-4 unit residential property (hello investors), and must be available for full-time, year-round occupancy (no cottages).
- The first time buyer will be required to repay the incentive after 25 years or when the property is sold (or sooner without penalty). Refinancing will not trigger re-payment.
- Repayment is calculated at property’s fair market value at time of re-payment. If you took a 5% incentive, you would pay back 5% of the homes value at the time of repayment.

Example

Olivia wants to buy a new condo for $400,000.

Under this incentive, Olivia can apply to receive $40,000 in a shared equity mortgage (10% of the cost). This is on top of the minimum required downpayment of 5% ($20,000) that she must provide from her savings.

This lowers her monthly expenses, and the amount that she is borrowing. As a result, Olivias mortgage is now reduced by $228 less per month or $2,736 a year.

When Olivia sells her home for $420,000 she would have to pay back the incentive of 10% which is now $42,000.

Do we like it?
This is a great tool for someone who wants to lower their monthly carrying costs. It might not be a great tool for someone in a larger market with higher average prices. Every situation is different and even if you qualify, this might not be a good fit.

Do you have questions about if the new first time home buying incentive is a good fit for you? Let’s chat. Call, txt, email, or fill out the form below.

What is a PDI or Pre-Delivery Inspection?

Often you will hear people in Ottawa throwing around the term PDI - Which stands for pre-delivery inspection. When you purchase a brand new condo (or home) you will be enrolled in the seven-year Tarion Warranty program. Before you take occupancy (move in), you will do an "inspection" of the entire unit with the builder. This is a comprehensive inspection where you may also be demonstrated on how to operate the home's systems such as plumbing, heating, and cooling. 

Any item that is damaged, missing, incomplete, or not operating correctly, should be noted on the PDI form that the builder will provide, which will verify that these conditions existed prior to occupancy. Some units have many small problems, some have very few. This is a chance for the builder to correct any issues before you take occupancy. Once the inspection is over, you will be asked to sign the PDI form.

Some examples that we have seen first hand are:
- tiles or flooring installed incorrectly or damaged
- appliances missing or damaged
- cabinet trim missing or damaged
- windows damaged
- baseboard trim damaged or missing
- poor paint or drywall mudding
- drywall nail pops
- counters missing or damaged
- the list goes on...

Keep in mind that the PDI is to establish that the problem existed before you moved in. If it is not mentioned on the PDI form, then it may be difficult to establish that the issue did not happen after you moved in and after you have occupancy. If there are any items that are not corrected by the time you move in, they need to be listed on a 30-day or year-end form. These forms represent a request for a warranty service and listed items that are covered under warranty that must be addressed by the builder within a specific amount of time.

If you are unable to make the PDI, you can always ask the builder and try to change the date. If that is not possible, you are able to send a designate (such as your real estate agent or friend/family member) - just provide your builder with written authority to sign the PDI form. 

Check out our post with tips for doing your PDI inspection - CLICK HERE.

Questions about buying condos in Ottawa? I would love to chat. Fill out the form below and ask away!

CLICK HERE TO CHAT!

PDI Inspections

Condo Fees - What exactly am I paying for?

The gym at 111 Champagne (SoHo Champagne) is a common element which is paid for by the monthly condo fee.

A common question people ask is regarding the monthly condo fees and what exactly the fee is paying for. To start, the fee is to pay for your share of the building... or your share of the common expenses. 
Your share is decided based on your percentage of ownership in the building or square footage of the overall building. In a highrise, it can be as little as .3% (or even less), however in a small lowrise that percentage could much higher. This would also increase if you have a parking spot and locker. Keep in mind that (typically, in most buildings) balconies or terraces are not used to determine ownership - you don't pay for the square footage of your balcony or terrace. They are referred to as exclusive common elements. You don't own them like the condo unit, instead, you have exclusive rights to use them. 

Common expenses can include:
- garbage collection
- snow removal
- landscaping
- water charges
- electricity for the common elements (hallways, parking garages, etc)
- natural gas heating for the common elements
- natural gas heating for the boiler tanks that supply heating to the units
- building insurance
- professional property management
- audit, legal, and professional expenses (lawyer, accountant, etc.)
- the maintenance, repair, and replacement of the common element components (this is and can be a big one - since this includes the building structure, elevators, windows, etc.) this also includes the amenities and equipment (gym equipment, bbq, pool, etc.)
- the cost of borrowing money (if a repair is needed that can't be covered by the reserve fund, the Corporation needs to borrow money)
- any remuneration payable to employees (superintendent, security, concierge, etc).

Every year Ottawa condo owners receive a breakdown of the expenses, and how the monthly condo fee was allocated and is projected to be spent. It is easy to ignore the document as it is long and dry, but important to look over and pay attention to how the money is being spent. 

Often I explain it as living in a condo provides a luxury that is impossible to match in a residential house at the same price point. Underground heated parking, an elevator, a concierge, gym, party room, no landscaping such as snow removal or lawn cutting, and no taking out the trash - just send it down a chute. 

Have a question about condo living or buying a condo? Let's chat.

Do I Need A Concierge In My Condo Building?

One of the first impressions that you will have as a buyer is often when you enter the lobby and are greeted by the concierge. Big smile and a friendly "hello" go a long way. However not all condo buildings in Ottawa have someone sitting in the lobby. In fact there are only a couple buildings in Ottawa that have a true concierge. Those buildings that have someone in the lobby, typically employ security guards who also handle resident requests (move-in's, packages, etc.).

Up until recently, having someone at the front lobby was a big bonus for a number of reasons: 
- Ensure security, and are able to see who is coming and going, plus keep an eye on the common area's.
- Handle move-ins and elevator/loading areas.
- Pass keys or assist with entry for cleaners or repair persons. 
- Booking or reserving common area's.
- Receive packages and oversized mail/deliveries. 

The biggest one for me aside from providing the extra bit of security, was helping receive packages and deliveries. Online shopping is on the rise and having to track down a parcel after it has been "attempted" to be delivered is a huge pain. 

Enter Canada Post!

The photo on the right is in the lobby for 205 Bolton (Sussex Square) which is one of the downtown buildings that you will find the Canada Post Parcel Box. This now allows them to securely leave oversized boxes and packages, without making you head to the nearest pickup location! 

The mail person leaves a notice in your mailbox along with the key for the specific box that contains your package. Then once retrieved just drop the key back in the slot, and voila!

Obviously, the parcel box does not say Hi, or it wont hold the door when you have your hands full, but it's a start! You can find the boxes in a number of buildings across Ottawa, typically next to the mail room.

As a buyer, do you feel that you need a concierge? 

Truth about Barbecues on Condo Balconies in Ottawa

The one thing I can count on when showing units, is being asked if the building allows owners/renters to operate a barbecue on the balcony. Usually here in Ottawa, the answer is no. With about 90% of the high rise buildings across the city having a rule, bylaw, or ban, on non electric BBQ's.

Most clients, owners in the building, and believe it or not, even other professionals, believe that it is the city or the builder that has created a by-law against it. People have suggested to me that it is because of the smoke from the barbecue, and how it would draft into another unit, or that the architect didn't follow local building code. I have heard many different "ideas" as to why, but the true reason is actually quite simple. And no, there is not a municipal bylaw that restricts the use of barbeques on balconies here in the city of Ottawa.

Here is an example from 200 Besserer Rules and Regulations (note this would only permit electric barbecues on PH unit terraces and balconies):

5. (d) No barbecues may be operated on any part of the common elements, including any part designated to be for exclusive use of a unit owner, including balconies, terraces and patios except for electric barbecues on the balconies attached to each dwelling unit on the upper penthouse floor in the building.

Here is an example from the 234 Rideau "Welcome Book":

- Barbecues on balconies must be electric.
- Charcoal and Propane BBQ's are prohibited.

Typically they are not allowed, because the TSSA or Technical Standards and Safety Authority has set rules in place that the condo corporation cant properly enforce. This means that for the condo board, its easier to lay a blanket rule than risk having the rule broken and being fined. 

Which rule?

• propane cylinders are to be transported in a service elevator or, when there are no service elevators, the person must use the passenger elevator alone to transport the cylinder

How to get around it?

A few builders have listened, and have made BBQ's available on the balconies. To get around the by-laws, they install natural gas lines to the stoves and to the balconies. Some charge a few thousand extra for the upgrade, but something I would gladly pay. Other options are having an electric BBQ or by having a shared natural BBQ in a common area.

At the end of the day, if having a barbecue on your balcony is important to you, tell your lawyer to look into the status certificate and find out if they are allowed. Looking for a condo and want to make sure it has a BBQ? Lets chat, I would love to help out.

Dear Matt: Looking at buying my first place.... Lawsuits?!

Have a question about real estate that you would like answered? Email Matt directly Matt@MattRichling.com.

Dear Matt,

I'm looking at buying my first condo in Ottawa and my search keeps bringing me to a particular building. I love the central location and the prices aren't as high as the new builds I've seen. I have been told that it has a lawsuit against the builder, any idea on that?

I'm wondering if you have any more information about situations like this and weather it is a bad idea to bad in a building that has a lawsuit or other issues.

Thanks,
Taylor

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Hi Taylor:

Right off the bat, talk to your lawyer. If/when you decide to move forward, you will include a condition in the Agreement of Purchase and Sale (APS) that allows your lawyer time to review the status certificate and documents. During this period, you will be able to find out much more detailed information about the condo corporation, building by-laws, financial history, and any projected increases in fees, among other things. 

HOWEVER. Lawyers are hired by you, to save you from any trouble. Think guardian angel sorta domain. So when it comes time to choose your lawyer, be very picky on who you have standing in your corner. Ideally you want someone who is local, who is not afraid to tell you the issues, but is able to remove judgement from the issues and not scare you. Great example is also the building inspector, who is also working for you to find issues and give you information. A good building inspector can tell you all the issues without saying personal judgement - "Don't buy this", "I love this builder", These renovations look horrible",  "I would live here" etc. You want facts. Not emotion. A good lawyer will tell you the facts without trying to scare you. 

That being said, purchasing a unit while knowing that there are issues in the building is a risk. Lawsuits are not "cut and dry" and it can go either way. It can be resolved and the building/condo corporation gets what it wants, or the builder can win and certain costs could be picked up by the owners in a special assessment or increase in condo fees.

You need to fully understand the issues, get the facts, listen to the professionals who you hire to look out for you, and know if you are comfortable taking a risk like this or not. 

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Which Ottawa Condos have Pools?

Indoor pool for the owners at 200 Rideau St and 234 Rideau St, built by Claridge

While it might seem like the amenities rarely get used in a building, for those that take advantage of them, its like adding extra rooms onto your condo for free! (Well... yeah you pay for them, but still)

Lets look at which condo buildings around Ottawa have pools!

Claridge (especially lately) has been a big believer in amenities and nice big pool areas. Take a look at  Claridge Plaza (phase 1-4), La Tiffany (phase 1 and 2), Lebreton Flats (250 Lett),  Tribeca (pool under construction), and eventually Claridge ICON (est 2018), etc.

Urban Capital has started including resort styled pools with The Mondrian (324 Laurier) and the Hideaway (on Mcleod). 

Mastercraft Starwood, known for high quality amenities includes pools at SOHO Lisgar (300 Lisgar) and soon SOHO Champange. SOHO Parkway only gets a rooftop hottub with some of the best views of the city... (sarcasm...). 

Richcraft has built a few pools including, The Galleria (200 Besserer), The Galleria Phase 2 (238 Besserer), The Laurier (570 Laurier), and soon to be built The Bowery.

Other central buildings with pools include 90 George St, 160 George Street, 199 Kent, 500/530 Laurier Ave, 470 Laurier Ave, 556 Laurier Ave, 151 Bay, 20 The Driveway.... etc. The list goes on.

Currently we have a few units available with pools including, Claridge Plaza (234 Rideau Unit 1005, Mondrian (324 Laurier Ave Unit 2209) and two units at Tribeca (179 Metcalfe)! 

If you enjoy taking a dip and are looking for a condo with a pool in Ottawa, lets chat! I would love to help you out!

Click To Contact Matt Richling

Ottawa Pools

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Banks Unsure of Micro Condos?

With the recent launch of Smart House Ottawa, and as more micro condo units are being built, buyers are excited for moving into these new spaces... However, if they can move in will be another storey. We are hearing rumours that banks and other lenders are not approving financing for these micro-condos. 

Representatives from the Big Five banks have all said they have rules on their financing policies that restrict approving mortgages that are under 500sqft. Up until the last few years, micro condos or bachalor studios were few and rare. With the shift in size, the lenders are being cautious and want to make sure they "understand" them. 

While this policy for minimum size is a requirement, every application is reviewed on a case per case basis. I have sold multiple units over the past few years that are under 500sqft and a few dozen that were under 600sqft, all without size issues by the lender. While we have heard rumours here in Ottawa, we have not seen any first hand accounts where the mortgage was declined due to size.

So What Do I Do?

Before you sign the Agreement of Purchase and Sale, ensure you have a financing clause, and have consulted a mortgage broker. Make sure they have the green light before moving ahead with the purchase and that they have the correct sqftage. Last thing you want is an issue on closing day.

Examples of Small Units in Ottawa?

There are two units per floor inside Mondrian (324 Laurier Ave at Bank, 2009) that are under 500sqft and another three units that are under 600sqft. The East Market (180 York, 383 Cumberland, 179 George, 2001-2007) has six units per floor that are under 500sqft, and another eleven per floor that are or under 600sqft. 

Are you looking to buy or finance a micro condo and want some help? I would love to chat...

Written by Matt Richling

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle. 

Ottawa Citizen Article - Condo Roundup - Take Aways

The Ottawa Citizen published an article today about the condo market in Ottawa, along with some insider forecasts on the current and future market. You can read the full article here. I have summarized the important take aways, then going to run through exactly what it means for buyers, sellers, and everyone else. 

Coles Notes:
- CMHC reports lowest condo construction starts this year since 2009.
- CMHC says the unsold inventory is to blame
- CMHC forecasts another smaller decline in 2015, then rallying back in 2016
- An industry analyst (from PMA Brethour Realty Group) predicts condos will represent ~18% of sales in 2014, compared to 25% in 2013, 29% in 2012.
- PMA blames poorer job prospects, and more cautious first time buyers, and investors are buying less than previous years, are maxed out, or scared by still-increasing prices.
- PMA sees condo sales increasing over the next year when first time buyers return to market. 

What exactly does this mean for those looking to buy in Ottawa?

Donald Trump is famous for saying you make money in the buy, not the sell. During the meltdown in the USA, Warren Buffett was advising to buy residential real estate before prices went back up. Over the next year or so, CMHC along with other analysts, are expecting the market to continue to soften, and then start to rise again. If you are in the market to buy, there is no better feeling then knowing the prices are going to lower (allowing you to buy low), and then rise. Obviously, you want to take your time and find the perfect place, at the best price, that suits you and your future. *NOTE* Plan on holding your property for at least three years, (preferably five), other wise the costs will outweigh your benefits. So think hard and long about your future or if uncertain, at least look at units that can cover the costs by renting it out. This also means the style of property. Are you dating? Chances are that 500sqft unit wont work for the future couple. Want a dog or kid? same thing. Think ahead and save yourself down the road.

What exactly does this mean for those looking to sell in Ottawa?

Certainly not great if you purchased your condo since 2009 and are looking to sell in the next year or two. You have more competition, and harder pricing. You will need to make your property stand out among the rest, and be willing to work with a buyer for a sale. ***Chances are, you have/will never heard/hear an agent say this but....*** if you can hold out, do it. Wait it out. This is the opposite of what we are "supposed" to say, but this is your largest investment - treat it as such. While you wait, the mortgage is getting paid down, and you will have more room later on. THE FLIP SIDE of this, if you need to sell, take the hit now (hopefully as small as possible), and find a great deal that will have a better return. 

What does this mean for those who are just checking in, with no immediate plans to buy or sell?

Don't panic. Everything goes up and down, and while we have seen a slow but constant increase, corrections are due to happen. Re-evaluate your life plan and see how your living situation will fit in the property over the next four or five years. Then try and plan accordingly. 

Do you want to chat about planing to buy? Or make a plan to reduce the hit you will take when selling? I would love to help you out, click the button below.

Click Here to Contact Matt Richling

Citizen Article - Condo Market 2014

Written by Matt Richling

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle. 

Bought our Ottawa home, When do we get the keys?

Papers are signed, deal is done, inspector has gone through.... Congrats!

As the days get closer, you will start to plan the move, and life at your new home. Things like moving company, internet, and any renovations, will all need to be co-ordinated in advance. Most of this planing will revolve around the house and having access to the house - aka needing the keys. When exactly will you get the keys in Ottawa?

The biggest mistake that first time buyers make, is booking things for closing day. 90 percent of the time, you wont receive the keys till the afternoon, or most likely 3pm till 5pm. That is if the deal closes when it is supposed to (keep in mind that there are many reasons why it might not close on time). This means do not book Rogers to hook up the internet on the afternoon of closing, because if you don't have the keys, chances are the next open appointment wont be for a week (at least that would be my luck).

Moving companies are a little different, and are used to the process. Make sure to be clear and let them know when you should expect the keys and best to book them for after 5pm, depending on traffic etc. I would always prefer to have a little time before the movers get there to look over the house and enjoy it.

If you can, try and take the day off work. There will be enough stress, that the last thing you need is a work deadline, or annoying co-worker.

Good luck!

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Written by Matt Richling

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle. 

What to expect on closing day in Ottawa for a first time buyer!?

First of all, congratulations on getting this far.

If you are like me, you are probably reading this the night or so before closing day, and are trying to figure what your upcoming day will be like. Well the good news is that most of the possible issues or problems have most likely already happened, or out of your control.  What that means is, you shouldn't find out on closing day, that you didn't get financing (that was the week leading up to closing!). So... GO TO SLEEP. No point in being tired and cranky!

Most likely you have either signed the paperwork already (a day or two earlier) with the lawyer, or will be doing it all on closing day. They would have set up a time for you to come in, and would have told you the amount that you will need in a certified cheque or bank draft. This amount is always more than you think it is going to be (closing costs, lawyer fee's, etc), so do NOT guess it. They will tell you exactly what it will be. If there is a difference in the amount, the lawyer will send you a cheque after closing with all the closing documents. Make sure to bring ID, and anything else that they have requested from you. While going through all the paperwork with the lawyer, don't feel rushed. Make sure to ask for clarification, or to have the lawyer run through it with you. Everyone makes mistakes and better to catch them now, then find out later. Also helps you better when you understand what you are signing and why.

Once the paperwork is signed, the lawyers need to send the funds, register the sale, etc. Legally the lawyer is not able to release the keys until everything is completed. Usually this is sometime in the late afternoon, 3pm-5pm. Since the registry office (yes... it is all online now) closes at 5pm, they will rush to do it last minute or have to wait till next day. What this also means, is don't plan on moving in, mid-day. Many people will book the internet to be installed, and then find out they don't have the keys yet. Best to schedule everything the next day, when you are more likely to have the keys.

If you are closing on a work day and won't be able to sign or grab the keys, let everyone know this. Let your agent and your lawyer know, so they can make alternate arrangements. Most law offices close at 5pm, so would suck not to be able to get the keys!

While it can be stressful, try and enjoy the experience. It is all part of the process of home ownership!

Questions about what to expect? Click on the button below to contact me, I would love to help!

Click To Contact Matt Richling

Closing Day

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Written by Matt Richling

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle. 

Top three Ottawa condo buildings for Young Professionals

As a young professional who is working and living in Ottawa, only the best will do. Work hard, play hard is more than just a saying for you, it's your way of life. Last thing you want, are constant complaints from your neighbour because the walls are too thin, or issues with the condo board. With over 900 condo buildings across Ottawa, we have narrowed this down to a select few. 

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3. Mondrian Condos - 324 Laurier Ave. West

Mondrian, with its "rooftop" (6th floor) outdoor pool, complete with Miami-esq cabanas, large party room and concierge has been the choice of YP's looking for a place to call home. The units them selves are open concept and modern with floor to ceiling windows, exposed concrete pillars and columns, and decently sized. Great location for those working in the downtown core.

Location: 324 Laurier Ave. West, at Bank st.
Builder: Urban Capital (Toronto)
Year Built: 2009
Conceirge: Yes. 9-5 with security nights and weekends
Pool: Yes, Outdoors. Not for lap swimming.
Party Room: Decent sized with large sitting area, kitchen, dining table, TV, and pool table.
Gym: Yes 
BBQ: Yes, shared. Also has outdoor dining table. Electric BBQ's allowed on unit balcony.
Parking: Underground, and heated
Balconies: All units, except two per floor that do not ("07" and "08")
Elevators: Three high speed
Visitor Parking: None in building, paid lot beside entrance.
Demographic: Full mix
 

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2. Central Condo Complex (all three phases) - 354 Gladstone and 349 McLeod, 360 McLeod, and currently under construction Hideaway

Central Condos is a mix of three phases, 354 Gladstone and 349 Mcleod make up phase one (two addresses allow the large U shaped building to have two entrances, mailboxes, etc.), 360 Mcleod which is phase 2, and the third phase which is under construction called Hideaway. Same feel and flow as the Mondrian, but 4 years newer, and reflected in the updated finishings throughout the building.  

Location: Bank st, at Gladstone St. and McLeod St.
Builder: Urban Capital (Toronto)
Year Built: 2012, 2014, 2015
Conceirge: Yes. Each phase has its own, 9-5 with security nights and weekends
Pool: Outdoor pool in Phase 3, for residents of phase two and three only.
Party Room: Each phase has independant room. Decent sized with large sitting area, kitchen, dining table, TV, and pool table.
Gym: Yes 
BBQ: Yes, shared. Electric BBQ's allowed on unit balcony.
Parking: Underground, and heated
Balconies: Yes, few floor plans per building without
Elevators: Two high speed per building
Visitor Parking: None in building, paid lot beside entrance.
Demographic: Mix, 20-40yrs old

1. SoHo Lisgar - 300 Lisgar

SOHO Lisgar is Ottawa's second for Mastercraft Starwood. Located at 300 Lisgar, the building is very central being just off Bank St. and only a few blocks from downtown offices, Elgin St, Byward Market, Little Italy and Chinatown. The high end finishes, quality design, and first class amenities are what one would expect with the Mastercraft Starwood name.

"Timeless design, well thought out living spaces, style and flair are SoHo’s signature. We used the same high quality materials and standards demanded by our boutique hotel clientele – well-heeled jet setters, movie and rock stars, and C-level executives (CEOs, CFOs, COOs) – who demand living spaces equivalent to the comfort of expensive homes. For example, marble bathrooms with large shower stalls and rainshower head, a handshower with diverter, Floor-To-Ceiling and all-To-Wall Windows©, European appliances and Quartz countertops.

A kitchen designed with fine cabinetry you would find on a yacht or private jet, with an island, and kitchen appliances concealed behind lacquered doors. Backsplashes with glass tile and a stainless steel sink with side mounted faucet finish this stunning kitchen. 

Gluckstein designed each luxury condominium floor plan at SoHo Lisgar to accommodate fine furnishings to suit every taste and temperament. Living areas are designed for entertaining, up to 20’ wide, not the typical 10’ wide living room found in other condominium developments." (taken from developer)

 

Location: 300 Lisgar Street, at Bank Street
Builder: Mastercraft Starwood (Toronto)
Year Built: 2013
Conceirge: Yes. 
Pool: Yes, Outdoor pool plus hot tub.
Party Room: Yes, including high end chefs kitchen (Wolf Range, Fisher Paykel Fridge)
Gym: Yes, plus sauna
Theatre: Yes, separate room.
BBQ area: Yes, shared. Electric BBQ's allowed on unit balcony.
Outdoor Entertaining:  Yes includes an outdoor Kitchen and fire pit.
Parking: Underground, and heated
Balconies: Not all units.
Elevators: Two
Visitor Parking: Yes
Demographic: Mix, 20-50yrs old

Honourable Mention - 90 George

Built by Canril Corporation, this five star building is located in the heart of everything. Launched with many high end amenities over and above, such as separate "gold key" concierge and separate security, BMW 7 series Li for short outings (driven by concierge), valet parking, grand piano in lobby, three high speed elevators, etc. Built on a three storey commercial podium, the outdoor terrace which is approximately 9,000 sqft, owners relax, without leaving home. Did we mention the lobby is a BMW showroom, with models rotating throughout the year!

Location: 90 George Street
Builder: Canril Corporation
Year Built: 2009
Conceirge: Yes. 
Pool: Yes, indoor salt water pool plus hot tub.
Party Room: Yes, more of a dinning room
Gym: Yes, plus sauna
Theatre: No
BBQ area: Yes, shared. 
Outdoor Entertaining:  Yes, 9,000 sqft of space
Parking: Underground, and heated, with valet
Elevators: Three high speed
Visitor Parking: Yes
Demographic: Mix, 30-60yrs old, 

Click Here For More Information on these Ottawa Condo Buildings

YP Buildings

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Written by Matt Richling

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle. 

Tips For Doing Your Condo's PDI Inspection

You have been waiting (possibly up to three years) for this day, congratulations you can see your condo in real life for the first time! The PDI or pre-delivery inspection is an opportunity for you to walk through the condo with the builders representative before you take occupancy. The main purpose of the PDI is for you and the builder to make a list of deficiencies before you move in. This could be anything that is damaged, incomplete, missing items, as well as anything that is not functioning the way it is intended. Here are a few tips that you can use to help get the most out of your PDI!

- Be nice with the developers representative. Typically, they are the one who does all the PDI's for the building and will really be able to tell you what has to still be done. They are usually very picky, so make it easy for them help you. 

- Be picky. While the developers representative works for the builder, they will generally be blunt with you depending on what the deficiency is. They will either say that is not something that the builder will repair/replace/etc, or they will. 

- Don't rush! This is your time, and your PDI. Don't let the representative rush you, but also don't take up their whole day. Get to the appointment early and be prepared.

- Look at every room, but the most important is the kitchen and then the bathrooms. This is where your condo has the most moving parts, and has more things to be installed incorrectly.

- Details! Turn on every faucet, flush every toilet, close every door, inspect every wall, open every cabinet. Anything could have been installed incorrectly, so don't be afraid to point something out.

- Bring someone with you. The more eyes the better! Bring your agent (especially if you are planning on renting it out, or selling it shortly after), friend, parents, etc.

- Don't hire a home inspector for an apartment style condo PDI. Home inspectors are not trained to inspect brand new condos, they are trained to find problems in old homes. Save the $300-500.

- Read your APS (Agreement of Purchase and Sale) again before your PDI. There will be numerous schedules, like the one for finishes and features. Compare what you see with what was promised you, and make sure you are getting what is agreed.

- If you missed something during the PDI, you still have the 30-day Tarion form. After you take possession, if you find a 'deficiency' you can use your 30-day form to go through Tarion.

- Pick your battles. If you do have deficiencies with your Ottawa condo after you take possession (and many will), pick your battles carefully and focus on the most important issues. Understand you are most likely never going to have a 100% perfect unit.

- Bring a tape measure and flashlight. While you will have the builders floor plan as a guide for furniture, this is your chance to see exactly how much space you have for the couch, dining table or bed. Remember that the builder is allowed to modify space to a small degree, so it might change from the original plan. Sometimes the power might be off, if the builder is working on a certain part of the building, so having a flashlight just incase doesn't hurt! (Thanks to jcphoenix for the flashlight tip!)

Do you have questions about PDI's, or purchasing a condo? I would love to help.

Click Here to Contact Matt Richling

PDI Info

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Written by Matt Richling.

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home or condo that fits their lifestyle. 

What Schools Are Located in Downtown Ottawa?

A common question before buying is "which school would my child attend?" or "what school zones are for this area?" For those who are looking to start or grow a family, this can be very important when choosing the perfect area. 

Ottawa has four major elementary and secondary school boards, in addition to many private schools throughout the region. Many boards have a "School Locator" that allows you to input the possible new home address and requirements your child will need, and it will display which school boundaries that your home falls in. Keep in mind that this data is always changing (new schools/ larger boundaries/etc), so it could change year to year. See below for the full list.

The Ontario ministry of Education has a great website FAQ up that contains many common questions/answers that a parent would ask. It is a great resource - Learning in Ontario FAQ. 

If you are thinking of making a move to another school zone, I would love to help! 

Click Here to Contact Matt Richling

School zone

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The four major boards are:

• Ottawa-Carleton District School Board (English public board)
• Ottawa-Carleton Catholic School Board (English catholic board)
• CÉP de l'Est de l'Ontario (French public board)
• CSDC du Centre-Est de l'Ontario (French catholic board)

The full list of the private schools:

English

• Ashbury College
• Astolot Educational Centre
• Collège Sphere College
• Counterpoint Academy & Preschool
• Counterpoint Academy West & Preschool
• Elmwood School
• Fern Hill School
• Glebe Montessori School
• Great River Waldorf School
• Heritage Academy
• Maryvale Academy (Catholic) Woodroffe/417
• MindWare Academy
• Mississippi School for the Arts
• Ottawa Carleton E-School
• Ottawa Montessori School
• Rainbow Montessori School
• Turnbull School
• Carleton Montessori School
• Tancook Bell School
• The Greenwoods Academy
• Redeemer Christian High School
• Venta Preparatory School
• VINCI School- Elementary School for Gifted Kids
• Westboro Montessori School

Bilingual

• Académie de la Capitale International School
• Académie St-Laurent Academy
• Canadian Montessori Academy
• Collège Sphere College
• Macdonald-Cartier Academy
• Ottawa Montessori School/École Montessori d'Ottawa
• Parkdale Montessori School
• Westboro Academy

Jewish

Kindergarten

• Rambam Pre-school
• Ganon Pre-school
• Westboro Jewish Montessori Preschool

Community Schools

• Ottawa Jewish Community School

Elementary Schools

• Torah Academy
• Rambam Day School

Ottawa Torah Institute

• Machon Sarah High School (Female)
• Ottawa Torah Institute (Male)

Christian

• Calvary Christian Academy
• Community Christian School
• Ottawa School of the Bible
• Maryvale Academy (Catholic) Woodroffe/Queensway
• Ottawa Christian School
• Redeemer Christian High School
• St. Timothy's Classical Academy
• Bishop Hamilton Montessori School

Islamic

Full-time schools

• Abraar School
• Ottawa Islamic School
• École Ibn Batouta
• Ahlul-Bayt Islamic School

Part-time / Weekend Schools

• Al-Furqan Islamic School
• Al-Nour School
• Al-Rahma Language School
• Cordova Academy

French

• Alliance Française
• Collège catholique Franco-Ouest
• Canadian Montessori Academy
• Collège International L'Odyssée
• Lycée Claudel d'Ottawa[2]
• Académie Providence
• École Montessori d'Ottawa
• Parkdale Montessori School
• Collège Sphere College
• Official Languages School

Christian (French)

• Académie Réveil

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Written by Matt Richling

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle. 

Why Ottawa Real Estate Buyers Must Be Tech Savvy in 2014

The Importance of Technology for Today's Real Estate Buyers in Ottawa

There is a ton of discussion about becoming more tech savvy for the real estate industry in Ottawa as new websites and apps come out, but is technology really going to help you when looking to buy your condo or home?

Lets take a look at exactly why you will, and should, be using technology as an important tool during your hunt.

You will see properties first.

One of the first tools I will use as a real estate agent with my clients is the "Auto Notification" emails for new listings. This service automatically sends you an email of the new property (and price changes) as soon as the agent publishes the listing on our back end MLS (called MLX). This email can give you advanced notice before other buyers, sometimes up to 24 hours, before it will be uploaded to the public MLS. This is a HUGE advantage, especially if it is a hot property or in high demand. 

You will save time.

Recently, the Ottawa Real Estate Board added a feature that allows us agents to upload more  property photos (used to be only ten photos). This alone gives you a better idea of the space, and if it is right for you. Plus over the last few years, Video Tours and the horrible looking "visual tours" have started to become more used, which give you an even BETTER feel into the property and how it flows. All of this to help you decide if the property is right for you, faster, without wasting time to see every property first hand.

You will save MORE time.

Real estate and paperwork, used to go hand in hand. A few years ago, you would set a time to meet your agent, then print, sign, scan, send or fax, print, etc. the agreement, each time we needed to make a change. Now, by using program called DocuSign, I can use digital signatures to cut the time to fractions to get a counter offer. Plus, for the clients who spend the weekend at the cottage, boat, or ski hill, they can spend more time enjoying life rather than dealing with paperwork. Minutes rather than hours, not to mention a much better looking agreement at the end. However, in Ontario, digital signatures for the purchase agreement are still not allowed to be used. We can still use them for everything else such as the listing, buyer, ID verification, etc.

More information.

As an agent, I am also able to add "attachments" to the listing.  These attachments can include great information such as any pre-list building inspections, surveys, floor plans, utility bills, etc. (not every agent uploads this information, so every property is different). Keep in mind they are only accessible by real estate agents who are a member of the Ottawa Real Estate Board, since they usually contain private information. The more information you and your agent have, the better when it comes time to negotiate.

Better organized

When you head out and see ten or even five listings, it can be difficult to keep track of each specific thing you liked or disliked for every home.  It is very easy, very common, and almost expected for first time buyers to have problems keeping track. While I have my own tools and techniques that I have learned and use, every buyer will benefit from keeping notes as they go, to help later when looking back and comparing. Apps or tools like Evernote, can easily become your best friend during the hunt. Allowing you to take photos, videos, emails, notes, attachments and throw it all into an easy to find folder for later use.  

Okay, so it's not a guarantee, but the more tech savvy you are as a buyer, the better chances you will have to find that perfect Ottawa home. Can I help you find your home? 

Looking To Buy Real Estate in Ottawa? Click to Contact Matt

Contact Matt

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Written by Matt Richling

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle. 

Help! Just moved in, and something is broken?!

You just got the keys and started moving in to your new place, when you realize that something is broken or missing. What do you do?

Keep in mind that there are a number of possible problems that could occur, such as; broken appliances, missing chattels, holes in the wall from the seller moving, scratches on floor that were not there, things that were supposed to be fixed and were not. Use the contact button for help with your particular problem.

Right Away

Take photos and notes as soon as possible. The earlier the issue is found then the better for you. If it takes three weeks, and then you contact someone about the stove that is missing, its harder for us to go back to the previous seller. Contact your agent, and let them know. They can get stated on solving the problem. Your agent will then contact the other agent, and possibly your lawyer. Depending on the issue and how easy it is to prove the seller is at fault.

Involve My Lawyer?

Most likely there is not much at this point that the lawyer is going to be able to do. They will let you know and tell you if it is worth moving forward. The thing to ask yourself, is it worth your time? Is it worth getting the lawyer to chase the previous buyer for a $100 cleaning bill because they didn't clean the floors?

Don't Panic

The key here is communication among all the involved parties. You need to communicate everything to your agent and lawyer. They need to communicate the issues to the other agent and lawyer. And it might just be a simple fix or simple answer, or maybe something more detailed. They will have a better idea for each different scenario.

Next Time

The BEST thing you can do, is be proactive. Do a final walk through the day before closing to ensure all the appliances still work, and there are no large holes in the walls. If you find a problem before closing, your lawyer can hold back closing (depending on the issue). Many times there is no way you could have known it was going to happen. Many times we can avoid any issues before they begin.

Have a question or thinking about buying your first Ottawa home or condo? I would love to help. Click the button below.

Click Here to Contact Matt Richling for Information

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Written by Matt Richling

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle.