Strategic Real Estate for all Life's Stages

Making Strategic Real Estate Decisions Through Life’s Transitions

Sat, 09 May 2026 17:16:23 GMT

Navigating every stage with confident moves.

Real estate decisions rarely happen in isolation. Most of the time they occur during important life transitions like buying a first home, growing a family, relocating for work, or downsizing after many years in the same house.

Life's changes can be exciting and very welcomed, but the key to not getting overwhelmed is to approach decisions strategically and not emotionally.

As a Realtor® serving the Greater Toronto and Halton regions, I work with clients at many different stages of life. My goal is always the same: to help them make informed real estate decisions that support not only their current needs, but their future plans as well.

First-Time Buyers: Planning Beyond the First Purchase

For many first-time buyers, purchasing a home can be an overwhelming financial decision. The exciting part is finding the perfect property but it is also just as important to consider what will happen 3-5 years down the road.

Questions worth asking include:

Will this property have strong resale appeal?
Is the location positioned for long-term growth?
Does the layout work for potential lifestyle changes?

Thinking ahead ensures your first home becomes a stepping stone rather than a limitation.

Downsizing: Making the Next Chapter Work for You

For homeowners who have lived in their property for many years, selling a family home can be both practical and emotional.

Downsizing isn’t simply about moving to a smaller space. It’s about creating a lifestyle that better supports the next stage of life.

Important considerations often include:

simplifying home maintenance
unlocking home equity
improving walkability and accessibility
moving closer to family or amenities

With the right strategy, downsizing can offer both financial flexibility and a greater sense of freedom.

Selling After Many Years: Understanding Today’s Market

Many homeowners are surprised to learn how much the real estate process has changed since they last bought or sold a home.

Today’s market involves:

digital marketing exposure
strategic pricing
property presentation
careful negotiation

Understanding these elements ensures sellers can maximize the value of what is often their largest asset.

The Value of Strategic Guidance

Every real estate decision should be aligned with your broader goals, not just the immediate move.

Whether you are purchasing your first home, considering a move after many years, or simply exploring your options, having a clear strategy can make the process far more confident and successful.

Closing

If you are thinking about your next move and would like to discuss your options, I would be happy to help you explore the possibilities.

Francesca Belle Real Estate
Strategic Real Estate Guidance for Life’s Transitions
Serving the Greater Toronto & Halton Region

How to Help Sell Your Home in Buyer's Market

Thu, 19 Mar 2026 13:16:44 GMT

When the market shifts in favour of buyers, selling your home can feel like an uphill climb. But with the right strategy, presentation, and mindset, you can still attract serious offers and achieve a great outcome. Here’s how to stand out and sell your home faster in a buyer’s market.

1. Price It Right From the Start

Overpricing is the biggest mistake sellers make when inventory is high. Buyers have options and will skip listings that seem out of line.
✅ Review recent sold prices, not just active listings.
✅ Consider pricing just below key thresholds (e.g., $799,900 instead of $805,000).
✅ If your home isn’t getting interest within two weeks, adjust quickly.

2. Make It Move-In Ready

Small details can make a big difference.
✅ Declutter and depersonalize your space.
✅ Deep clean every corner.
✅ Fix anything that’s broken or worn.
✅ Consider affordable updates — fresh paint, modern fixtures, or new cabinet hardware.

3. First Impressions Count — Boost Curb Appeal

Buyers often form an opinion before they even step inside.
✅ Cut the grass, trim bushes, and add fresh mulch.
✅ Power wash your walkway and driveway.
✅ A clean, inviting entryway (new doormat, painted front door) goes a long way.

4. Stage Your Home to Sell

Staging helps buyers visualize the lifestyle your home offers.
✅ Rearrange furniture to maximize space and flow.
✅ Use neutral décor to appeal to a wide audience.
✅ Highlight natural light and your home’s best features.

5. Use Professional Photos and Video

Today’s buyers shop online first.
✅ Invest in high-quality listing photos and a virtual tour.
✅ Showcase bright, open spaces.
✅ Ask your agent to use video walkthroughs for social media marketing.

6. Market Everywhere

A strong online presence gets results.
✅ Share your listing on MLS, Realtor.ca, and social media platforms.
✅ Emphasize your home’s best features and location advantages.
✅ Ask your Realtor to write a compelling, story-driven description.

7. Stay Flexible

Make it easy for buyers to view your home.
✅ Be open to short-notice showings and virtual tours.
✅ Keep your home tidy and show-ready at all times.

8. Work With the Right Realtor

Experience matters in a buyer’s market.
✅ Choose an agent who understands your strategy and current trends.
✅ A skilled Realtor can position, market, and negotiate to your advantage.

9. Offer Incentives

Sometimes a little extra motivation helps seal the deal.
✅ Offer to cover closing costs or include special appliances/furniture pieces or chandeliers.
✅ Provide flexible closing dates for convenience.

10. Stay Patient and Objective

Selling may take longer, but don’t lose focus.
✅ Listen to feedback from buyers and your Realtor.
✅ Make changes where necessary and keep momentum going.

With the right pricing, presentation, and professional support, your home can shine—even in a buyer’s market.

Contact me for a FREE consultation

Francesca Belle

Sales Representative

EXIT REALTY HARE Brokerage

905-451-2390

Home Maintenance Schedule

homes@francescabelle.com (Francesca Belle) — Sat, 07 Feb 2026 14:08:39 GMT

Whether you just purchased or first home or you are a seasoned home owner, home maintenance is real and must be adhered to.

Maintaining a home can feel like trying to keep a dozen plates spinning at once. The secret isn't working harder; it's working on a rhythm. This guide transforms your list into a practical, "set-it-and-forget-it" roadmap.

��️ The Monthly "Health Check"

Best performed on the 1st of every month to keep it consistent.

Category Task Action Item

Air Quality HVAC Filters Replace filters and vacuum dust from registers/vents.

Plumbing Leak Hunt Look under all sinks and around toilets for moisture or mold.

Safety The 30-Second Test Press "test" on smoke/CO detectors; check fire extinguisher gauges.

Kitchen Disposal Refresh Grind ice cubes or lemon peels to clean the disposal blades.

�� Spring: The "Recovery" Phase

Focus: Repairing winter damage and prepping for heat.

Roof & Gutters: Clear debris from winter storms and check for loose shingles.
HVAC Tune-up: Schedule a professional AC service before the first heatwave hits.
Draft Patrol: Check windows for damaged weatherstripping to keep the cool air in.
Exterior: Inspect the foundation for cracks and clean your siding.

☀️ Summer: The "Exterior" Phase

Focus: Outdoor living and curb appeal.

Deck & Patio: Power wash surfaces and inspect for wood rot or loose pavers.
Water Systems: Check sprinkler heads and outdoor faucets for leaks.
Dryer Vent: Clean the exhaust duct (lint buildup is a major summer fire hazard).
Garden: Stay on top of weeding and pruning to prevent overgrowth against the house.

�� Fall: The "Hardening" Phase

Focus: Sealing the envelope and prepping for cold.

Winterize Plumbing: Drain garden hoses and shut off interior valves to outdoor faucets.
Heating Prep: Schedule your furnace maintenance and replace filters.
Seal the Gaps: Recaulk windows and doors to prevent heat loss.
Gutter Round 2: Clear fallen leaves to prevent ice dams in the winter.

❄️ Winter: The "Interior" Phase

Focus: Systems monitoring and safety.

Pipe Protection: In extreme cold, run a trickle of water in unused sinks to prevent freezing.
Humidity Check: Monitor indoor humidity to prevent wood floors from shrinking or mold from growing.
Safety Check: Re-test all alarms (we spend more time indoors with the heat on now).

�� The Annual "Deep Dive"

Pick one month (e.g., January or your "house-iversary") to tackle these big-picture items.

Safety Overhaul: Replace all detector batteries (even if they seem fine) and service the chimney.
The "Hidden" Clean: Vacuum the refrigerator coils (improves efficiency) and clean the range hood filters.
Pro Services: Get the carpets professionally cleaned and the windows washed inside and out.
Structural Review: Walk the entire perimeter of your home to look for settling, electrical wear, or drainage issues.

Pro Tip: Set recurring reminders in your digital calendar for the "Monthly Health Check" so you don't have to remember it yourself!

Why “High” or “Low” Markets Don’t Matter When You’re Buying and Selling at the Same Time

Sun, 23 Nov 2025 13:10:37 GMT

One of the biggest concerns homeowners have when considering a move is: “Is this a good time to buy or sell?”

The truth is, if you are both buying and selling in the same market , the relative prices tend to balance out—whether that market is hot, cold, or somewhere in between.

In other words: if you sell low, you also buy low. If you sell high, you also buy high. The key is understanding how this works to your advantage, no matter your next step.

Selling Low = Buying Low (Why That’s Still a Win)

In a buyer’s market—where prices are softer and inventory is higher—your current home may sell for less than you hoped. But the home you purchase will also cost less. Typically, the price difference works in your favour , especially if you’re upgrading.

Example: Upsizing in a Low Market

Your current home is worth $650,000 in a slow market (in a hot market it may have been $700,000).
The larger home you want is selling for $900,000 today (but might’ve been $1,050,000 at peak).

Your “loss” on your sale: $50,000
Your “savings” on your purchase: $150,000

Even though you sold for less, you gained far more when you purchased. Upsizers almost always benefit in a soft market because the dollar amounts scale up.

Selling High = Buying High (Why It Still Balances Out)

In a seller’s market, you may get a premium price for your home. But the home you’ll purchase also comes with a premium price tag. Down sizers often benefit most in this scenario because the difference between the high sale price and the lower purchase price is maximized.

Example: Downsizing in a Hot Market

You sell your family home for $1,200,000 (but in a normal market it may have been $1,000,000).
You purchase a condo for $700,000 (instead of $600,000 in a normal market).

Your “gain” on your sale: $200,000
Your extra cost on your purchase: $100,000

You still net ahead by $100,000 , even though everything is more expensive.

Why Relative Pricing Protects You

When you move within the same market:

The percentage shifts impact all real estate similarly.
You are never buying or selling in isolation.
The market conditions apply across your entire move , which creates a natural balancing effect.

This is why timing the market is less important when your move is lateral within the same region.

Upgrading or Downsizing—You Still Win

If You’re Upgrading

Soft markets are your friend.
Even if you take a slightly lower price on your sale, you gain far more on the purchase of your larger home.

If You’re Downsizing

Strong markets maximize your sale price.
Even though the smaller property costs more, the gap between sale and purchase works in your favour.

The Only Time Market Timing Truly Matters

If you are:

Selling and not buying , or
Buying and not selling ,

then market timing has a direct financial consequence.

But for people moving within the same market, the differential between the two properties is more important than what the market is “doing.”

Final Thought

Don’t let headlines about “high prices” or “slow markets” stop you from making the move you truly want. When you’re both buying and selling in the same market, market conditions move with you , and in many cases, they actually work to your advantage.

If you’d like a personalized analysis of your buy/sell scenario, I’d be happy to run the numbers for you.

About the Author:

Francesca Belle has been a realtor for 19 years. Visit her google reviews https://share.google/XVI99wbix2pRo3sHqfor insight on how she has helped countless clients achieve their dreams of home ownership.

Office: 905-451-2390

homes@francescabelle.com

How to Protect Your Home During Job Losses: A Homeowner’s Guide

Thu, 06 Nov 2025 20:08:36 GMT

When Job Losses Threaten Your Home: What You Can Do to Protect It

Over my nearly 20 years in real estate, my mission has always been to help people buy and sell their homes with confidence. But lately, the calls I’ve been getting are different. Many clients are not asking how to sell their homes — they’re asking how to keep them during unexpected job losses.

You don’t need an economics degree (though I do have one) to see that we’re in the middle of an economic downturn. The headlines are clear: layoffs, plant closures, and industry slowdowns are affecting thousands of hardworking people.

If you’re worried about your job and wondering how to pay your mortgage, you’re not alone — and you do have options.

Preparing before a job loss happens can make all the difference. Here’s a step-by-step plan to protect your home and make selling a true last resort.

Step 1: Assess Your Financial Position

Start by understanding exactly where you stand financially.

Know Your Numbers

List your monthly expenses — mortgage, utilities, food, transportation, insurance, etc.
Separate essential from non-essential spending.
Calculate how long your savings could cover expenses if your income stopped.

Check Your Mortgage Details

What’s your payment amount and interest rate?
Is your mortgage fixed or variable?
Do you have mortgage insurance?
Are you up to date on payments?

Knowing this helps you make informed decisions — and have a confident conversation with your lender if needed.

Step 2: Build a Job Loss Contingency Fund

If you’re still working, focus on strengthening your financial cushion.

Save enough to cover 3–6 months of essential expenses.
Cut or pause non-essential spending.
Deposit bonuses, tax refunds, or side income into your emergency fund.
Keep savings in a high-interest account for accessibility and growth.

Step 3: Strengthen or Diversify Your Income

Before layoffs hit, take steps to make your income more resilient.

Explore side gigs like freelancing, consulting, or ride-share driving.
Ask your employer about retraining or transfers to more stable departments.
Update your résumé and LinkedIn so you’re ready to act quickly.
If you have a partner, plan how to temporarily increase or stabilize their income.
Investigate Government retraining programs.

Step 4: Communicate Early with Your Lender

If you believe your job may be at risk, don’t wait — reach out to your mortgage lender.

Many lenders have hardship or forbearance programs available, especially during industry-wide layoffs.
Options may include:

Payment deferrals or temporary pauses
Interest-only payments for a limited period
Loan modifications to reduce your payment amount

During the COVID-19 pandemic, many homeowners were able to keep their homes through these programs — and similar solutions still exist today. Early communication is key.

Step 5: Cut and Protect Strategically

You may not control your income, but you can control your spending and coverage.

Eliminate unnecessary expenses (subscriptions, travel, large purchases).
Refinance or consolidate high-interest debt.
Review any job loss or mortgage protection insurance you have.
If you’re part of a union , inquire about job displacement benefits or support programs.

Step 6: Explore Support and Relief Programs

Depending on where you live, you may qualify for additional assistance:

Employment Insurance (EI) or government income support.
Utility and property tax deferral programs.
Provincial or municipal homeowner relief programs for those facing layoffs.
Credit card hardship programs that reduce interest or payments for a short term.

Step 7: Last Resort — Alternatives to Selling

If things become more challenging, explore creative solutions before considering a sale.

Rent out part of your home (such as a basement suite or room).
Consider short-term rentals (like Airbnb, where permitted).
Refinance or access a HELOC (Home Equity Line of Credit) while still employed.

Step 8: Engage with a Trusted Realtor®

Having a knowledgeable Realtor® on your side can make a huge difference.
Look for someone who understands that your goal is to keep your home — but who’s also prepared to guide you through a sale strategically if it becomes necessary.

A trusted Realtor® can:

Provide an accurate market evaluation.
Help you explore equity options and refinancing opportunities.
If selling becomes unavoidable, market your home effectively to help you retain as much equity as possible.

Key Takeaway

The biggest mistake homeowners make during uncertain times is waiting too long to act.

The earlier you:
1️⃣ Reduce expenses,
2️⃣ Build cash reserves, and
3️⃣ Communicate with your lender —

…the more power you’ll have to protect your home and your financial future.

If you’re worried about your job or mortgage, don’t wait until it’s too late — reach out to your lender, explore your options, and talk with a trusted Realtor® who understands your goals. You don’t have to face this alone.

Author: Francesca Belle

EXIT Realty Hare (Peel)

Sales Representative

homes@francescabelle.com

905-451-2390

Understanding the Real Estate Market: What It Means for You as a Seller

Tue, 21 Oct 2025 22:43:40 GMT

Download your FREE Seller's Guide

The real estate market is constantly shifting. Knowing where it stands today can make a big difference in how you price, market, and sell your home.

Your real estate agent can walk you through current market conditions and explain how they’ll impact your selling strategy. Here’s a quick breakdown of the three main types of markets and what they mean for you.

�� Buyer’s Market

Supply > Demand — There are more homes for sale than there are buyers.
In a buyer’s market:

Prices tend to drop.
Homes stay on the market longer.
Sellers have less negotiating power.

The good news? Once your home sells, you’ll have the upper hand when buying your next property — more choice and stronger negotiating leverage.

�� Seller’s Market

Demand > Supply — More buyers are competing for fewer homes.
In a seller’s market:

Prices are on the rise.
Homes sell quickly, often with multiple offers.
Sellers typically have more negotiating power and get top dollar.

Just remember — when you go to buy your next home, you’ll be facing the same competitive conditions from the other side of the table.

�� Balanced Market

Supply = Demand — The number of buyers and homes for sale are about equal.
In a balanced market:

Prices stay stable.
Homes sell within a reasonable time frame.
Both buyers and sellers have fair opportunities to negotiate.

It’s a calm and predictable environment — great for those who value stability in their move.

Why Pricing Your Home Right Matters

The single most important decision we’ll make together is setting the right asking price . A realistic price ensures your home gets attention, activity, and serious offers.

Here’s why accurate pricing works in your favor:

Your home sells faster because it attracts qualified buyers.
It maintains its “market freshness.”
You’ll receive stronger, more competitive offers.
Other agents are more eager to show your home.

The Risk of Overpricing

Many sellers start high, thinking they can always lower the price later. Unfortunately, this strategy often backfires:

Overpriced homes sit longer and lose buyer interest.
By the time the price drops to market value, the property seems “stale.”
Some sellers end up dropping below market value just to move it.

Remember: buyers searching in lower price ranges will never even see your listing — and those who can afford your price may find better value elsewhere.

When your home first hits the market, it attracts the most attention and energy. Don’t waste that crucial window with an unrealistic price.

Ready to Sell with Confidence?

If you’re thinking about selling, let’s start by understanding today’s market conditions and setting the perfect price for success.

�� Contact Francesca Belle, Sales Representative
EXIT REALTY HARE (Peel)
�� 905-451-2390

Download your FREE Seller's Guide

Understanding Closing Costs when Trading Real Estate

Mon, 26 Aug 2024 19:01:43 GMT

Preparing for the costs of associated with Real Estate Transactions

Closing Costs Associated with Real Estate Transactions.

Closing costs -‐ the list of charges that your lawyer presents to you on the closing date -‐ surprisesmany people because they are additional costs over and above the price of the home. According to CMHC, one should have, in addition to the down payment, at least 1.5% of the purchase price for closing costs (we say 2-‐2.5%, just to be on the safe side). The costs vary among provinces, and for that matter, among cities.

Below you will find a brief explanation of these costs. Please note that not all of them may apply to your specific situation, and there may be more that apply in your circumstance. Use this is a guideline, and then talk with your lawyer who can provide a more realistic estimate for your situation, since he or she is the best resource for your closing costs.

SELLER Vs BUYER

The seller is usually responsible for Real Estate Fees, Lawyer fees, new survey (if one can not be provided to the buyer).

The Buyer is usually responsible for home inspection, Appraisal (if the finance company requests it), home insurance, Lawyers fees, Land transfer Tax, and mortgage processing fees, CMHC fees if down payment is less than 25%

Description of Fees

Real Estate Fees: In Ontario, up to 5% of sale price plus HST.

Appraisal Fee : The appraisal provides the lenders with a professional opinion of the market value of the property. This cost is normally the borrower's responsibility and it ranges as low as $600 for a drive-‐by appraisal to as much as $1500 for a full appraisal, and the average being $800, plus H.S.T. Occasionally, the costs could be slightly higher for larger, custom-‐built homes, or homes in remote parts.

Home Inspection Fee: A professional inspection of the home, top to bottom, is for the benefit of the buyer, therefore, that's who absorbs the cost. A typical home inspection can cost anywhere from $300-‐$500, but our opinion is that they are well worth the investment. In highly competitive real estate markets, buyers may waive this clause, but we highly recommend doing a home inspection every time your purchase a home. When hiring a home inspector, make sure the inspector has liability insurance, just in case a mistake is made.

Home Insurance: All mortgage lenders will require a certificate of home insurance to be in place from the time you take possession of the home. The amount required is generally at least the amount of the mortgage or the replacement cost of the home. This cost can vary on the property size and extras being insured, as well as the insurance company and the municipality. The cost can vary anywhere from $600-$1500/year for most properties.

Harmonized Sales Tax (H.S.T.) : If your mortgage is CMHC insured (less than 25% down payment), there is H.S.T. of 13% in Ontario, payable at closing, on the CMHC fee. While the insurance premium can be added to the mortgage amount, the H.S.T. must be paid at closing. For example, a mortgage that results in a $1,000 CMHC fee, will have to pay $130 in HST upon closing.

Land Survey Fee Or Title Insurance Fee: A recent Survey of the property is usually required by the lender, and if one is not available, it normally costs anywhere from $1000-‐$3000 for a new survey. In lieu of the Survey, most lenders today will accept Title Insurance, at a much lower price of approximately $250-$500.

Legal Costs and Disbursements : A lawyer or notary will charge a fee for their professional services involved in drafting the title deed, preparing the mortgage, and conducting the various searches. The disbursements, on the other hand, are out-‐of-‐pocket expenses incurred, such as registrations, searches, supplies, etc., plus H.S.T.

Land Transfer Tax: Most provinces charge a land transfer tax, payable by the purchaser, and the amount varies from province to province. This tax is based on the purchase price.

Current Land Transfer Tax Rates

0.5% of the value of consideration for the transfer up to and including $55,000,
1% of the value of the consideration which exceeds $55,000 up to and including

$250,000, and

1.5% of the value of the consideration which exceeds $250,000 and up to $400,000, and
2% of the balance up to $2 Million
Greater than $2 Million is taxed at 2.5%

land transfer tax calculator

New Home Warranty: In many provinces, new homes are covered by a new home warranty program. The cost to the purchaser for this warranty is approximately $600 and should the builder default or fail to build to an agreed-‐upon standard, the fund will finish or repair the deficiencies.

Mortgage Application and Processing Fee: On a high-‐ratio insured mortgage (mortgages above 75% of the purchase price), the mortgage insurer (CMHC) charges a fee for applying and processing the file, as well as appraising the property. On new homes, this fee is less. Visit CMHC for up to date fee calculation.

Closing Adjustments: An estimate should be made for closing adjustments for bills that the seller has prepaid such as property taxes, utility bills, and other charges. Any bills after the closing date are the purchaser's responsibility. Your lawyer/notary will let you know what they are exactly once the various searches have been completed.

H.S.T.: On the purchase of a newly constructed home, HST is payable, but make sure you know who pays this, you or the builder. Therefore, on the offer, the purchase price will say "Plus HST" or "HST Included", and who gets the HST new home rebate. A lot of builders have included this cost into the purchase price so that the buyer does not have to come up with that at closing. (As well, this tax is also charged on all professional fees).

About the Author

Francesca Belle has been a Realtor® in Ontario since 2006. Her mission is to deliver a relaxed and refined buying and selling experience, and to operate with high standards of integrity, expertise and loyalty to her clients. Contact homes@francescabelle.com for all your real estate needs.

Tenancy Act, Ontario. Key points.

Sun, 08 Jan 2023 20:42:25 GMT

What should I know as a Landlord and as a Tenant?

Republished: https://tribunalsontario.ca/documents/ltb/Brochures/Guide%20to%20RTA%20(English).html

Brochure: A Guide to the Residential Tenancies Act

Information in this guide

This guide is a summary of Ontario's Residential Tenancies Act (the Act) which came into effect on January 31, 2007. The Act sets out the rights and responsibilities of landlords and tenants who rent residential properties.

This guide is not a complete summary of the law and it is not legal advice. If you require more detailed information about the law, contact the Landlord and Tenant Board (LTB).

Who is covered by this Act?

Landlords and tenants of most rental units are covered by most of the rules in the Act. A rental unit can be an apartment, a house, or a room in a rooming or boarding house. The Act also applies to care homes, retirement homes, and sites in a mobile home park or land lease community.

Many of the rules about rent do not apply to:

non-profit and public housing
university and college residences

But these units are still covered by most of the other rules in the Act about such things as maintenance and the reasons for eviction.

The Act does not apply if the tenant must share a kitchen or bathroom with the landlord.

About the LTB

The Landlord and Tenant Board resolves disputes between tenants and landlords. It is similar to a court.

Either a landlord or a tenant can apply to the LTB. Their disputes can be worked out through mediation or adjudication.

In mediation, an LTB mediator helps a landlord and tenant reach an agreement they are both satisfied with.

In adjudication, a hearing is held. After the hearing, an LTB member makes a decision based on the evidence that the landlord and tenant present, and then issues an order. An order is the final, written version of the LTB member's decision.

The LTB also provides landlords and tenants with information about the rights and responsibilities they have under the Act.

About tenancy agreements

For most tenancy agreements first entered into on or after April 30, 2018, the landlord must use the https://forms.mgcs.gov.on.ca/en/dataset/047-2229 form. If the landlord does not provide the tenant with the standard lease form, the tenant can demand that the landlord do so.

The landlord must give the tenant a copy of any written lease within 21 days after the tenant signs it.

The lease should not contain any terms that are inconsistent with the Act. If the lease does contain a term that is inconsistent with the Act, that term will not be enforced by the LTB.

Landlords must also provide new tenants with information about the rights and responsibilities of landlords and tenants and about the role of the LTB. The landlord must give this information to the tenant on or before the start of the tenancy. The LTB has a brochure called "Information for New Tenants" that landlords should use for this purpose.

About rent

Rent for a new tenant

When a new tenancy is entered into, the landlord and tenant decide how much the rent will be for the rental unit and which services will be included in the rent (for example, parking, cable, heat, electricity).

In most cases, the rent cannot be increased until at least 12 months after the tenant moved in.

Rent deposits

A landlord can collect a rent deposit from a new tenant on or before the start of a new tenancy. Where the tenant pays rent by the month, the deposit cannot be more than one month's rent; where the tenant pays rent by the week, the deposit cannot be more than one week's rent.

The rent deposit can only be used as the rent payment for the last month or week before the tenant moves out. It cannot be used for anything else, such as repairing damage to the rental unit.

If the landlord gives the tenant a notice to increase the rent, the landlord can also ask the tenant to increase the rent deposit by the same amount.

A landlord must pay the tenant interest on the rent deposit every year. Under the Act, the interest rate is the same as the rent increase guideline (see the section The rent increase guideline, below).

Post-dated cheques and automatic payments

When a landlord and a new tenant agree to enter into a rental agreement, they usually discuss how the rent will be paid.

Although the landlord and tenant can agree that the rent will be paid by post-dated cheques or automatic payments (such as debits from a tenant's account or by credit card), a landlord cannot require the tenant to pay by either of those methods.

Once the landlord and tenant have agreed on a method of payment, it cannot be changed unless both the landlord and tenant agree.

Rent receipts

The landlord must give the tenant a receipt for any rent payment, rent deposit or other charge, if the tenant asks for one.

A landlord must also give a former tenant a receipt if that person asks for one within 12 months after the end of their tenancy.

The landlord cannot charge a fee for giving a receipt.

Increasing a tenant's rent

In most cases, the rent can be increased if at least 12 months have passed since the tenant first moved in or since the tenant's last rent increase.

A landlord must give at least 90 days' notice in writing of any rent increase. The proper forms for this notice (Form N1, N2 or N3) are available from the LTB.

The rent increase guideline

The most a landlord can increase the rent by, without asking the LTB for approval, is the rent increase guideline.

The rent increase guideline is set each year by the Ontario Government. It is based on the Consumer Price Index.

Each year, the government announces the guideline by August 31 for rent increases that will take effect on or after January 1 of the following year.

A guideline rent increase does not need to be approved by the LTB. However, a landlord must get approval from the LTB before they can charge an increase above the guideline.

Rent increase above the guideline

A landlord can apply to the LTB for an increase above the guideline if:

the landlord's costs for municipal taxes and charges have increased significantly,
the landlord has done major repairs or renovations (these are called capital expenditures), or
the landlord has operating costs for security services performed by people who are not employees of the landlord.

Rent increases for capital expenditures or security services cannot be more than 3% above the guideline each year. If the landlord justifies an increase that is more than 3% above the guideline, the increase can be taken over three years, at a rate of up to 3% above the guideline per year. For increases in the cost of municipal taxes and charges, there is no limit on the amount of rent increase that can be approved.

Special rules apply to rent increases due to capital expenditures. For example:

The landlord must make a copy of the supporting documents available to the tenants who are affected by the rent increase.
Before passing the costs on to the tenants, the LTB will determine whether the work was really necessary.
If the LTB determines that there are serious maintenance problems in the rental unit or building, or if the landlord has not complied with an order to fix an elevator issued by the LTB, the municipality or the Technical Standards and Safety Authority, the LTB may:

dismiss the landlord's application, or
require the landlord to prove that the problems have been fixed before they can charge the approved increase.

The landlord and tenant can agree to a rent increase above the guideline if they agree that the landlord will do major repairs or renovations, buy new equipment for the rental unit, or add a new service for the tenant.

This agreement must be in writing. The proper form for this agreement (Form N10) is available from the LTB. The highest increase that can be agreed to is 3% above the guideline.

Where the landlord and tenant make this kind of agreement, the landlord does not have to apply to the LTB for approval of the increase.

A tenant has five days after signing this agreement to change their mind and tell their landlord, in writing, that they no longer agree to the rent increase.

When the rent should be reduced

A landlord is required to reduce the rent if:

a capital expenditure is fully paid for. This only applies to tenants who are still living in the same rental unit they were living in when the LTB approved the rent increase based on the capital expenditure
the municipal property tax is reduced by more than the prescribed percentage, resulting in an automatic rent reduction.

A tenant can apply to the LTB to have their rent reduced if:

the municipal taxes or charges on the rental property go down
the landlord reduced or removed a service they had provided to the tenant without reducing the rent
the landlord did not keep a promise they made in an agreement to a rent increase above the guideline.

About maintenance and repairs

A landlord's responsibilities

A landlord has to keep the rental property in a good state of repair. A landlord must obey all health, safety, housing and maintenance standards, as set out in any provincial laws or municipal by laws.

This is true even if the tenant was aware of the problems when they agreed to rent the unit.

A tenant can apply to the LTB if the landlord is not meeting their maintenance obligations. If the LTB agrees that the landlord is not meeting their maintenance obligations, there are a number of remedies the LTB can order. For example, the LTB can order that the tenant does not have to pay some or all of the rent until the landlord does the repairs or that the landlord cannot increase the rent for the rental unit until any serious maintenance problems are fixed.

A tenant's responsibilities

A tenant must keep their rental unit clean, up to the standard that most people would consider ordinary or normal cleanliness.

A tenant must repair or pay for the repair of any damage to the rental property caused by the tenant, the tenant's guest or another person who lives in the rental unit. This includes damage in the tenant's unit, as well as any common area such as a hallway, elevator, stairway, driveway or parking area.

It does not matter whether the damage was done on purpose or by not being careful enough - the tenant is responsible. However, the tenant is not responsible to repair damage caused by normal "wear and tear". For example, if the carpet has become worn after years of normal use, the tenant would not have to replace the carpet.

A landlord can apply to the LTB if the tenant has not repaired any damage. If the LTB agrees that the tenant should be held responsible for the damage, the LTB can order the tenant to pay the cost of repairing the damage or even evict the tenant.

A tenant should not withhold any part of the rent, even if the tenant feels that maintenance is poor or a necessary repair has not been done. A tenant could be evicted if they withhold rent without getting approval from the LTB.

Vital services

A landlord cannot shut off or interfere with the supply of any of the following vital services to a tenant's rental unit:

heat (from September 1 to June 15)
electricity
fuel (such as natural gas or oil)
hot or cold water

More information about maintenance and repairs

For more information read the brochure called Maintenance and Repairs .

About entering the rental unit

Entry without written notice

A landlord can enter a tenant's rental unit without written notice if:

there is an emergency such as a fire
the tenant agrees to let the landlord in
a care home tenant has agreed in writing that the landlord can come in to check on their condition at regular intervals

A landlord can enter a rental unit without written notice, between 8 a.m. and 8 p.m. if:

the rental agreement requires the landlord to clean the unit - unless the agreement allows different hours for cleaning,
the landlord or tenant has given a notice of termination, or they have an agreement to end the tenancy, and the landlord wants to show the unit to a potential new tenant (in this case, although notice is not required, the landlord must try to tell the tenant before entering for this reason).

Entry with 24 hours' written notice

A landlord can enter the rental unit between 8 a.m. and 8 p.m., and only if they have given the tenant 24 hours' written notice:

to make repairs or do work in the unit
to carry out an inspection, where reasonable, in order to determine whether repairs are needed
to allow a potential mortgagee or insurer of the complex to view the unit
to allow a potential purchaser to view the rental unit (Note: the Act also allows a registered real estate agent or broker to enter for this purpose if they have written authorization from the landlord)
to allow an engineer, architect or other similar professional to make an inspection for a proposed conversion under the Condominium Act
for any reasonable purpose allowed by the rental agreement

The notice must include the reason why the landlord wants to enter the rental unit and must state what time, between 8 a.m. and 8 p.m., the landlord will enter the unit. If the landlord gives the tenant the correct notice, the landlord can enter even if the tenant is not at home.

About ending a tenancy

Renewing a lease

The end of a lease does not mean a tenant has to move out. A new lease can be made or the landlord and tenant can agree to renew the lease for another fixed term period.

If a new agreement is not reached, the tenant still has the right to stay:

as a monthly tenant, if they paid their rent by the month in the expired lease
as a weekly tenant, if they paid their rent by the week in the expired lease.

Where the tenant stays on as a monthly or weekly tenant, all the rules of the former lease will still apply to the landlord and tenant. But the landlord can increase the rent each year by the amount allowed under the Act.

If a tenant wants to leave

A tenant must give their landlord written notice if they plan to move out. The proper form for this notice (Form N9) is available from the LTB. The amount of notice that is required is based on the rental period, as follows:

If the tenant:then the tenant must give:and the termination date must be:pays rent on a daily or weekly basisat least 28 days' noticethe end of a weekly rental period (This only applies to weekly tenancies.)pays rent on a monthly basisat least 60 days' noticethe end of a monthly rental periodhas a lease for a fixed termat least 60 days' noticeno earlier than the last day of the lease
A tenant and landlord can agree to end a tenancy early. The parties can make an oral agreement to end the tenancy, but it is best to have a written agreement. A notice of termination does not have to be given by either the landlord or the tenant if there is an agreement to end the tenancy.

A tenant in a care home can end a tenancy early, by giving at least 30 days' notice in writing to the landlord.

Assigning a tenancy and subletting

A tenant may be able to transfer their right to occupy the rental unit to someone else. This is called an assignment. In an assignment, a new person takes the place of the tenant, but all the terms of the rental agreement stay the same.

A sublet occurs when a tenant moves out of the rental unit, lets another person live there for a period of time, but returns to live in the unit before the tenancy ends. In a sublet, the terms of the rental agreement and the landlord-tenant relationship do not change.

A tenant must have the landlord's approval for an assignment or a sublet but, in either case, the landlord must have a good reason for refusing.

Rules about special tenancies

Some tenants do not have the right to assign their tenancy or sublet; for example, a tenant who is a superintendent, or a tenant who lives in subsidized, public or non-profit housing, or in housing provided by an educational institution where the tenant works or is a student.

For more information about assigning, read the LTB's brochure called How a Tenant Can End Their Tenancy .

Ending a tenancy by the landlord

A landlord can end a tenancy only for the reasons allowed by the Act.

The first step is for the landlord to give the tenant notice in writing that they want the tenant to move out. The proper forms a landlord must use for giving a notice to end the tenancy are available from the LTB.

If the tenant does not move out after receiving the notice, the landlord can ask the LTB to end the tenancy by filing an application. The LTB will decide if the tenancy should end after holding a hearing. Both the landlord and the tenant can come to the hearing and explain their side to a member of the LTB.

Reasons for eviction based on the tenant's conduct

The Act allows a landlord to give a tenant notice if the tenant, the tenant's guest or someone else who lives in the rental unit either does something they should not do, or does not do something they should. For example:

not paying the rent in full
persistently paying the rent late
causing damage to the rental property
illegal activity
affecting the safety of others
disturbing the enjoyment of other tenants or the landlord
allowing too many people to live in the rental unit ("overcrowding")
not reporting income in subsidized housing

In some cases, a landlord can give a tenant notice based on the presence, control or behaviour of a pet the tenant is keeping, such as where a pet causes damage to the rental property.

Other reasons for eviction

There are other reasons for eviction that are not related to what the tenant has done or not done. For example:

The landlord wants the rental unit for their own use or for the use of an immediate family member or a caregiver
The landlord has agreed to sell the property and the purchaser wants all or part of the property for their own use or for the use of an immediate family member or a caregiver
The landlord plans major repairs or renovations that require a building permit and vacant possession
The landlord plans to demolish the rental property
In a care home that is occupied for the sole reason of receiving therapy or rehabilitation, the tenant's rehabilitation or therapy program has ended
A tenant of a care home needs more care than the care home can provide, or no longer needs the level of care provided by the landlord

Contact the Landlord and Tenant Board

Call us:

Toll free: 1-888-332-3234
Toronto area: 416-645-8080
TTY: Bell Relay Service at 1-800-268-9242

Visit our website at tribunalsontario.ca/ltb
Visit your local LTB office. For office locations visit our website .

Last updated: January 2019

The lonely buyer in a seller's market

homes@francescabelle.com (Francesca Belle) — Fri, 03 Dec 2021 11:07:16 GMT

Can I compete as a buyer in today's market?

Can I compete as a Buyer in a Seller’s market?

If you are a buyer in the GTA Real Estate market, you are fully aware that prices have increased substantially in recent months. You may also be aware that most properties have received double digit offers on listings. For the majority of buyers, this market is too competitive and out of reach.

Consider the following situations before deciding to enter the Real Estate market as a buyer.

Home buyers with less than 20% downpayment - if you are in this category, you more than likely will have a tough time competing. This is because most offers today are “firm” offers, meaning no conditions. The strongest offers for Seller’s are the ones that have no conditions and the highest price. Buyers without 20% downpayment will require a CMHC approved mortgage which does not come with pre-approval. Therefore these buyers will need a financing condition in their offers and that will make them less competitive in today’s market. It is not impossible, however choose the right Realtor® to help you navigate this process successfully.

Home buyers that are also Sellers - If you are in this category, then you likely will benefit from today’s market. One of the reasons prices are being pushed higher and higher is because some of the buyers are also Sellers in this market. You may have sold your home for a lot more money than you anticipated and have a considerable downpayment available for your next home. Although there are multiple offers, you may be able to comfortably bid on your dream home.

Home buyers that are downsizing - If you are a seller that is hoping to keep some of the equity from the sale of your home, then you must tread lightly in today’s market. The offer process on homes can escalate quickly and you may find yourself offering more money for a home than you wanted to. Make sure you set your max purchase price and only look at homes in areas where the selling price is below your max. This way there is a realistic expectation of the sale price with some room to negotiate.

In any of these situations, you must work with an experienced agent who is very capable and strategic.

Rental vs Owned Home Appliances?

homes@francescabelle.com (Francesca Belle) — Sat, 03 Apr 2021 20:32:58 GMT

Should I rent or own my home appliances?

In recent years there has been a trend to rent many large home appliances such as Furnace, hot water tank, and air conditioner. A simple explanation is that most families do not have the financial resources to purchase a large home appliance when their current one breaks down. Large mortgages and utility costs could be to blame for the quick decision to rent an appliance.
From a home buying/selling perspective, rental appliances diminish a homes value. This is mainly because of the expensive long term cost of rental agreements. All things being equal buyers will more likely choose a home with owned appliances. Rental appliances are also a negotiation point with buyers agents looking for pricing discounts to make up for the cost of rental contracts. Home owners should do their research before making the decision to rent their appliances.

Below is a simple infographic to explain some of the Pros and Cons of both options.

Importance of MPAC Assessments

Sun, 23 Aug 2020 01:01:14 GMT

Municipal Property Assessment Corp , also known as MPAC. is responsible for property assessments in your city. You can read more about their corporate overview on their website http://www.mpac.ca/about/corporate_overview/default.asp

When a new home is registered with the municipality, MPAC gathers relevant information such as lot size, building size, square footage, bedrooms, and services for the purposes of assessing your property tax obligations. In the past, access to this information was usually limited to municipalities and the home owners. However in 2012, MPAC launched AboutMyProperty™ , an online portal allowing assessment information to be readily available electronically. From there, property owners can view up to 100 properties on an interactive map or through an address search, see basic information on each of these 100 properties and view a detailed property report on up to 24 properties of their choosing. REALTORS® have access to detailed information on any property for a small fee. Specific information on square footage is very important to REALTORS® because it allows us to verify the measurements included in residential listings. It would be important for buyers to know whether they are paying for a 2200 square foot home or a 1900 square foot home. This means it has become very important for home owners to verify and correct any inaccuracies in their MPAC assessments. I would go further to suggest that it is also very important for home owners to keep copies of their floor plans. This is obviously not possible for older homes, but going forward, it should be a rule of thumb to keep all documentation associated with the characteristics of your home. The next time you decide to move, verifying this information could otherwise be a challenge and affect the sale price of your home.
Francesca Belle, Sales Representative EXIT REALTY HARE (Peel)

What to know before buying a condo

Sun, 05 May 2019 02:06:57 GMT

Are you ready for condo living?

Condominiums make for a very popular choice among young people and retirees. However as home prices rise, condos may be the only affordable choice for buyers in general. Here are some things to consider before buying a condo.

1. Condo Fees
Condo fees generally will increase over time as costs to maintain a complex will undoubtedly increase. However it is also known that condo fees may be kept low in the short term to suit the residents and later increase considerably to work against resale. You must do your research, visit other buildings to find out how much people are paying per square foot. Keep in mind that condo amenities may not be the only reason for higher fees. If your building contains trendy boutiques or speciality shops, this may also result in higher fees, as maintenance cost, design, and decor would be pricey.

2. Rental vs Owner ratio
Beware of condos that are more than 25% rentals. Owners are considerate in taking care of their condo unit, the common elements and amenities. Renters do no have the same interest as owners and as a result may not be concerned with the care of the condo.

3. Condo Management
The number one reason for unhappy condo ownership experiences is because of the management of the condo complex. The condo board is in charge of the governance of the complex. Their responsibilities are set out in the condo corporation bylaws and rules. Some of these responsibilities include management of money, proper bidding for repairs. ensuring that the condo property management is performing its job diligently. When buying a condo, your lawyer should review the condo status certificate to make sure condo finances are in order, identifying any outstanding work orders or costly special assessments. Also, talk with residents and ask them if they are happy.

4. Building Reputation
Buildings have reputations. Ask your agent to give you an idea of the building's desireability in the market. Some questions to ask include: how long does it take for units to sell in the building you're considering vs. others in your area? If it's priced below market value, find out why, and be okay with those reasons before going forward. Also double check the reputation of the builder as well as the current condo property management group.

5. Do your Research
You should be aware of your buildings demographics. Are the residents mostly retirees or young single adults. It is important you choose a building that meets your criteria. It is also important to understand the neighbourhood. Is your neighbourhood going through development, you need to know whether new buildings will block your view. It's good to know what businesses are coming into the neighbourhood, as all of these factors will affect the future value of your property.

6. Pay Attention to Layout
Every building is designed with multiple layouts, and they all vary in desirability. For example, there could be a 950-square-foot layout that's a large one bedroom plus den on a low floor and in the same building there could be a two-bedroom version that's also 950 square feet but a totally different layout, but one can sell for much more depending on the appeal of its configuration. Also consider Concrete vs wood construction, concrete should be quieter, fire resistant, structurally stronger, easier to heat and lower insurance rates,

7. You Are Not The Ultimate Décor Decider
Every building will have restrictions around renovations, décor and pet sizes. You must consult with the condo board before doing substantial renovations to your unit. They often have strict rules on decorative features. Most condos, for example will only allow you to have white drapery facing the street, as it keeps the building looking clean and streamlined from the outside.

8. New Condo Build Vs Resale
Bare in mind that a new condo construction may have many unknowns and would be difficult to make the proper assessment before purchasing. When purchasing from a builder, ensure your lawyer reviews all the purchase agreements and beware that a condo that is less than 60% sold could come with delays. Note: A partially sold condo complex will cause higher fees for existing residents.

Protection for buyers
If you are buying a new condo, the Ontario Ministry of Government and Consumers Affairs says a buyer has the right to cancel his/her purchase within 10 days, “which starts from the time you receive a copy of the fully signed purchase and sale agreement or the disclosure statement (whichever comes later).”
A buyer also has the right to cancel the sales agreement within 10 days if a “significant change” has been made to the disclosure statement.
If a buyer wishes to cancel, the developer must refund the deposit (plus interest).
When a buyer makes a deposit, the developer needs to ensure “it is held in trust.”
Without a buyer’s consent or a court order, a developer cannot terminate a buyer’s purchase and sale agreements.
New condo units are covered by the Ontario New Home Warranties Plan Act, which is overseen by Tarion Warranty Corp. Click here for more information on Tarion’s warranty.
Part of that warranty includes deposit protection on homes and condo units. Deposits paid for new condo units are protected by Tarion up to a maximum of $20,000 and only for residential units.

Obligations for developers
A developer needs to ensure the condo is completed on time, and if the condo closing is “unreasonably delayed,” the buyer has a right to receive compensation.
The developer also has to set up the condo corporation by registering the required legal documentation and provide a disclosure statement. Click here for more information on what the statement includes.

For more information contact me for all your Real Estate needs.

Strategic Real Estate for all Life's Stages

Making Strategic Real Estate Decisions Through Life’s Transitions

Navigating every stage with confident moves.

First-Time Buyers: Planning Beyond the First Purchase

Downsizing: Making the Next Chapter Work for You

Selling After Many Years: Understanding Today’s Market

The Value of Strategic Guidance

Closing

How to Help Sell Your Home in Buyer's Market

When the market shifts in favour of buyers, selling your home can feel like an uphill climb. But with the right strategy, presentation, and mindset, you can still attract serious offers and achieve a great outcome. Here’s how to stand out and sell your home faster in a buyer’s market.

1. Price It Right From the Start

2. Make It Move-In Ready

3. First Impressions Count — Boost Curb Appeal

4. Stage Your Home to Sell

5. Use Professional Photos and Video

6. Market Everywhere

7. Stay Flexible

8. Work With the Right Realtor

9. Offer Incentives

10. Stay Patient and Objective

Home Maintenance Schedule

Whether you just purchased or first home or you are a seasoned home owner, home maintenance is real and must be adhered to.

��️ The Monthly "Health Check"

�� Spring: The "Recovery" Phase

☀️ Summer: The "Exterior" Phase

�� Fall: The "Hardening" Phase

❄️ Winter: The "Interior" Phase

�� The Annual "Deep Dive"

Why “High” or “Low” Markets Don’t Matter When You’re Buying and Selling at the Same Time

One of the biggest concerns homeowners have when considering a move is: “Is this a good time to buy or sell?”

Selling Low = Buying Low (Why That’s Still a Win)

Example: Upsizing in a Low Market

Selling High = Buying High (Why It Still Balances Out)

Example: Downsizing in a Hot Market

Why Relative Pricing Protects You

Upgrading or Downsizing—You Still Win

If You’re Upgrading

If You’re Downsizing

The Only Time Market Timing Truly Matters

Final Thought

How to Protect Your Home During Job Losses: A Homeowner’s Guide

When Job Losses Threaten Your Home: What You Can Do to Protect It

Understanding the Real Estate Market: What It Means for You as a Seller

Download your FREE Seller's Guide

﻿

�� Buyer’s Market

�� Seller’s Market

�� Balanced Market

Why Pricing Your Home Right Matters

The Risk of Overpricing

Ready to Sell with Confidence?

Understanding Closing Costs when Trading Real Estate

Preparing for the costs of associated with Real Estate Transactions

Tenancy Act, Ontario. Key points.

What should I know as a Landlord and as a Tenant?

Information in this guide

Who is covered by this Act?

About the LTB

About tenancy agreements

About rent

Rent for a new tenant

Rent deposits

Post-dated cheques and automatic payments

Rent receipts

Increasing a tenant's rent

The rent increase guideline

Rent increase above the guideline

When the rent should be reduced

About maintenance and repairs

A landlord's responsibilities

A tenant's responsibilities

Vital services

More information about maintenance and repairs

About entering the rental unit

Entry without written notice

Entry with 24 hours' written notice

About ending a tenancy

Renewing a lease

If a tenant wants to leave

Assigning a tenancy and subletting