September 2015 Issue 114

WHAT’S INSIDE:HOMES FOR SALE | PAGE 4Hamilton, Stoney Creek, Ancaster,Dundas & Glanbrook

LUXURY & WATERFRONT | PAGE 3

HOMES FOR SALE | PAGE 8Grimsby, Lincoln, West Lincoln & Niagara

Which Season is theBest Time to Sell?PAGE 9

September 2015 - Vol 79

NO COST • NO OBLIGATIONNO COST • NO OBLIGATIONHOME EVALUATIONHOME EVALUATION

905-575-7700 905-945-0188905-575-7700 905-945-0188

Call Today 905-945-0188

Page 2 The Golfi Team Real Estate Market Watch September 2015

MUST SELL• Estate Sales• Bank Foreclosures• Company-Owned Properties• Distress Sales

Free List with Pictures

www.HamiltonDistressSales.com

Fixer-upperHOMeS FOr SALe

These homes need work.Free list with pictures.

www.HamiltonFixerUpper.com

Homes For Sale

Call Us Today for Information on Any of these Homes!

905-575-7700 • 905-945-0188

Bungalows & Raised Ranches Two Storeys • Semis & Town Homes

How to Sella Home ThatDidn’t SellHAMILTON/NIAGARA – If your home has just

come off the market and hasn’t sold, don’t be dis-couraged. The reason your home did not sell mayhave nothing to do with your home or the market.In reality, your home may have been one of themost desirable properties for sale.So Why Didn’t Your Home Sell?

Last year almost half of the homes listed for salenever sold at all, and many sellers found that therewas a tremendous amount a homeowner needed tobe educated on to sell their home for top dollar inthe shortest time period.

Don’t risk making the wrong choices and losingboth time and money on your investment. Beforeyou hire a realtor, know the right questions to askto save you time and money.

Industry experts have prepared a free specialreport called “How to Sell a House that Didn’t Sell”which educates you on the issues involved.

Please visit www.CouldntSell.com

HAMILTON - According toindustry experts, there areover 33 physical problemsthat will come under scrutinyduring a home inspectionwhen your home is for sale.A new report has been pre-pared which identifies theeleven most common ofthese problems, and whatyou should know about thembefore you list your home forsale.

Whether you own an oldhome or a brand new one,there are a number of thingsthat can fall short of require-ments during a home inspec-tion. If not dealt with, any ofthese 11 items could cost youdearly in terms of repair.That’s why it’s critical thatyou read this report beforeyou list your home. If youwait until the building inspec-tor flags these issues for you,

you will almost certainlyexperience costly delays inthe close of your home saleor, worse, turn prospectivebuyers away altogether.

In most cases, you canmake a reasonable pre-inspection yourself if youknow what you’re lookingfor, and knowing what you’relooking for can help you pre-vent little problems fromgrowing into costly and

unmanageable ones.

To help home sellers deal

with this issue before their

homes are listed, a free report

entitled “11 Things You Need

to Know to Pass Your Home

Inspection” has been com-

piled which explains the

issues involved.

To order your free copy

of this report visit www.

HamiltonInspectionPitfalls.com

27 Quick &Easy Fix Ups toSell Your HomeFast and forTop DollarHAMILTON/NIAGARA – Because yourhome may well be your largest asset, sell-ing it is probably one of the most impor-tant decisions you will make in your life.And once you have made that decision,you’ll want to sell your home for thehighest price in the shortest time possiblewithout compromising your sanity.Before you place your home on the mar-ket, here’s a way to help you to be as pre-pared as possible.

To assist homesellers, a new industry

report has just been released called “27

Valuable Tips That You Should Know to

Get Your Home Sold Fast and for Top

Dollar.” It tackles the important issues you

need to know to make your home compet-

itive in today’s tough, aggressive market-

place.

Through these 27 tips, you will discov-

er how to protect and capitalize on your

most important investment, reduce stress,

be in control of your situation, and make

the most profit possible.

In this report you’ll discover how to

avoid financial disappointment or worse, a

financial disaster when selling your home.

Using a common-sense approach, you get

the straight facts about what can make or

break the sale of your home.

You owe it to yourself to learn how

these important tips will give you the com-

petitive edge to get your home sold fast

and for the most amount of money.

How to order your free copy of this

report, check us out online at

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11 Critical Home Inspection Traps To Be

Aware Before Listing Your Home For Sale

Hamilton EaSt

Bungalows/Raised Ranches

Starting at $125,000

31 Available

two Storeys


14 Available

Semis & townHomes


18 Available

Hamilton mtn



56 Available

two Storeys


72 Available

Semis & townHomes


41 Available

Hamilton CtR



25 Available

two Storeys


103 Available

Semis & townHomes

Starting at $99,900

31 Available

StonEy CRk upR



6 Available

two Storeys


23 Available

Semis & townHomes


17 Available

StonEy CRk lWR



20 Available

two Storeys


69 Available

Semis & townHomes


27 Available

GRimSBy



21 Available

two Storeys


32 Available

Semis & townHomes


11 Available

linColn



18 Available

two Storeys


15 Available

Semis & townHomes


8 Available

www.GolfiTeam.com

September 2015 The Golfi Team Real Estate Market Watch Page 3

Luxury Homes & Waterfront Properties

Rob Golfi*

Nearly 30 acres along Twenty Mile Creek! Newly built 2 storey home, with in-law sitting on nearly 30 acres. 3 bedrm home w/ open concept living, 1 bedrm in-law w/ basement rec rm. Original barn, 43x24 ftgarage/workshop & office. Property borders Twenty MileCreek, beautifully picturesque.4426 #6 Regional Road, St. Anns | $849,900

37+acres for horse lovers! Dream hobby farm for horse lovers! Scenic 37+ acre propertyw/lrg home, barn (4 'soft mat’ stables), & run-in. Close to HWYaccess & city conveniences. Beautiful eat-in kitch, living rmw/wood stove, lrg foyer, 3 BRs & many extras.2832 Glancaster Road, Ancaster | $824,900

Rob Golfi*

30 ACRES 37+ ACRES

Views of the Canadian and US shores 5 bedroom home on the most prestigious street in NiagaraFalls includes in-law w/nanny suite, in-ground pool, sunroomw/built in hot tub, landscaped yard w/sprinkler system, eat inkitch, family room w/wood fireplace. Updates: roof ‘12,Furnace ‘13, AC in in-law suite, Water pump 14, interior &exterior painted in ‘12.10185 Niagara River Parkway, Niagara Falls | $819,900

21 Acres - 16 acres vines planted!Approx 21 acres property with 16 acres of vines planted. Buildyour dream on lakefront parcel or create your own winery. Canbe purchased with adjoining Lakeside Dr property. GreatOpportunity! 4921 Sann Road, Beamsville | $1,499,900

Circa 1864 Manor!Beautifully restored country manor with addition on 21.3 acresbordering Beamer Falls and the Bruce Trail. This classic redbrick home is located 5 minutes from Grimsby’s town centre.Call for details.140 Ridge Road, Grimsby | $1,289,900

WATERFRONT 21.3 ACRES

Stunning design!This 3200 sq.ft. romantic home with dream lot features widemaple staircase with wrought iron, solid hand scrapedhardwood floors, wonderful family size custom kitchen withgranite counter tops, showcase stone fireplace in family room,in floor heating in bathrooms & more.400 Hamilton Drive, Ancaster | $1,349,000

WATERFRONT

Beautiful Lakefront Property 60 by 174 foot lot with steps to the beach. Large masterbedroom and 2nd bedroom has been turned into the den.Large open concept living room, eat in kitchen and large spacefor dining. Lots of windows to enjoy the beautiful view of thelake. In law suite above double car garage. In-ground pool (asis), mature gardens, lots of parking.47 Lakeside Drive, St. Catharines | $689,900

WATERFRONT

Million Dollar ViewGorgeous freehold features kitchen with granite countertops,duel fuel gas stove, double ovens, built-in microwave, SSappliances. Tavertine floors in foyer, main bath and patio.Hand scraped oak floors throughout, updated athroom w/glassshower & in-floor htg. Large master suite w/walk-in closet &ensuite. Professionally landscaped backyard.39 Edgewater Drive, Stoney Creek | $899,900

WATERFRONT

Prime lot with scenic viewsOver 1 acre scenic lot on Hamilton Mountain with two housesoverlooking the city.170 & 180 Concession Street, Hamilton | $1,880,000

Waterfront gem!Romantic waterfront home, this custom built gem in privatecul-de-sac features, no lawn maintenance w/private pool &balcony something you see in a travel magazine. Open andinviting floor plan, with large sunny bright window, riparianrights and shore protection in place.8 Trillium Avenue, Stoney Creek | $998,900

WATERFRONT

WOW Factor!3 bedroom bungalow on 5.11 acres. Large mudroom with entryfront/back and into garage. Oversized eat-in kitchen withmaple cabinetry, backsplash, built-in buffet, pantry, & island.Master w/ensuite, his/hers closet and walk-out to wrap aroundporch. Main floor laundry. Finished basement with natural gasFP, dry bar and walk-out. 34 x 60 heated workshop &front/back garage doors.5921 Sixteen Road, West Lincoln | $599,900

WATERFRONT


5.11 ACRES

Hamilton, Stoney CreekAncaster, Dundas & Glanbrook

Rob Golfi*

Call Today 905-575-7700


Fabulous FindPrestigious 3 acre lot with a 230 ft. frontage and 550 ft. deep,build any size home you want. Existing home upgrades includewindows, roof, furnace, air conditioning, siding drilled well andelectrical all within the past 10 yrs. Property also has cisternbut not used at the present time.19 Elodia Court, Hamilton | $637,900

Opportunity Knocks!Fantastic opportunity to own a 12 unit apartment building.Windows & Furnace updates. 6-1 bedroom and 6-2bedroomunits. Separate meters. Tenants pay hydro.3-7 Connaught Avenue S., Hamilton | $989,000

Million Dollar ViewGorgeous freehold features kitchen with granite countertops,duel fuel gas stove, double ovens, built-in microwave, SSappliances. Tavertine floors in foyer, main bath and patio.Hand scraped oak floors throughout, updated athroom w/glassshower & in-floor htg. Large master suite w/walk-in closet &ensuite. Professionally landscaped backyard.39 Edgewater Drive, Stoney Creek | $899,900

3+1 Bedroom BacksplitBeautiful family home in desirable area. Hardwood floors,ceramic, granite counter top, fully finished lower level withfireplace and full bath plus separate side entrance. Separatedining room with sliding doors, updated bathrooms, largedouble driveway. Most windows last year, roof apprx. 3yrs old.1081 Upper Sherman Avenue, Hamilton | $359,900

Sought after Ancaster LocationSteps to the park, this 4 bedroom fully finished home has over2600 sq.ft. of living space. Large kitchen with SS appliances,granite counters and eat-in breakfast bar. Custom hardwoodfloors on main, showcase gas fireplace, and french doorsleading to professionally landscaped yard. New bambooflooring in bedrooms. Master and main bedroom have customCalifornia closets with built in cabinets. 50 Yr Shingles 2014.42 Kendrick Court, Ancaster | $519,000

In-Law Potential!Charming bungalow in quiet Riverdale community, featuresfinished basement great potential for in-law suite, mostlyupdated vinyl windows, updated shingles, updated furnaceand central air, hardwood floors, garden doors leading tocompletely private resort style backyard.9 Keats Road, Hamilton | $379,999

Large Well Cared for Home!Finished bsmt with rec room and gas fireplace, bdrm andbathroom. Main flr 2 bdrms with recent hardwood. Eat-inkitchen and bathroom. 2nd floor bathroom with two bdrms orbdrm/family room. Big drive w/detached garage. Most windowsreplaced. Shingles 2013, furnace 7yrs, A/C 2 years. Nicelocation minutes to Red Hill, walk to schools and park. 7 Craigroyston Road, Hamilton | $299,900

Commercial Corner LocationHigh Traffic corner location. Established Bowling Alley (5-pin,2-levels) currently. Rear parking plus municipal. May beassembled with 418 Guelph Line for apx. 1 acre of land onbusy corner. Do not go direct. Contact LA for details ofassemblage.422 Guelph Line, Burlington | $1,850,000

Fantastic Opportunity!2 bedroom bungalow with almost a 100 ft. frontage. Home canuse some TLC. Garage has no value, but there is value in theland. Presently rented on a month to month basis. Tenant pays$920.00 per month plus utilities. Currently zoned M3 manypossibilities for the new buyer.1217 Barton Street, Stoney Creek | $324,900

Freehold Newport Yacht Club Luxury Townhome to the Lake. Main floor offers open conceptwith sliding doors to the patio, gleaming hardwoods floorsthroughout, with showcase fireplace, fully finished basement,beautifully landscaped front and back, new shingles 2008. A must see!82 Edgewater Drive, Stoney Creek | $449,900

Beautiful Century HomeBeautiful 4463 sq.ft. home on oversized lot, circa 1893. Newroof ‘15, laundry 2014, 2nd flr bathroom ‘14, glazed tubs ‘14,attic bathroom 2014. Features HW floors and 10ft ceilings.Updated plumbing. 57 new windows ‘07, updated kitchen ‘07,new solid oak Scarlet Ohara staircase ‘07, in-law suite, dryubnspoiled basement, parking for 6. $12,000 imported boiler.168 Holton Avenue S., Hamilton | $699,900

Great investment opportunity!Three bedroom home ready for some TLC touches, featuresnew furnace, central air-conditioning and soft water system.Walking distance to Center Mall and easy access to QEW.32 Bayfield Avenue, Hamilton | $149,900

WATERFRONT

Hamilton, Stoney CreekAncaster, Dundas & Glanbrook

Rob Golfi*

www.GolfiTeam.com



Waterfront gem!Romantic waterfront home, this custom built gem in privatecul-de-sac features, no lawn maintenance w/private pool &balcony something you see in a travel magazine. Open andinviting floor plan, with large sunny bright window, riparianrights and shore protection in place.8 Trillium Avenue, Stoney Creek | $998,900

The word “Plateau” is in its namesakeCustom home built on half acre lot. Fully finished basementw/second kitchen, 2 cold cellars & walk out, oversized Barzottikitch w/sliding drs leading to pool sized fenced lot, sunkenfamily room, dining rm large enough for any size family.36 Hilts Drive, Stoney Creek | $739,900

WATERFRONT

Gorgeous Condo!Old meets new w/all the modern upgrades, granite counters,marble in bathroom, Cathedral cabinets in kitchen w/Crownmoulding & under mount lighting, glass tile backsplash, island,stainless appliances, private balcony. Hardwood & ceramicthroughout. Access to rooftop terrace at 86 Herkimer.2-260 Bay Street South, Hamilton | $349,900

Walk to New Stadium!!Same Tenant long term. Need 24 hour notice for showings.Tenant pays $700 month and all utilities, no lease.Third floorwould make a great family room or another bedroom. Tenantwill leave w/90 Days notice.752 Cannon Street E., Hamilton | $149,900

Perfect for Large FamilyImmaculate custom built home in lower Stoney Creek. 3300sq.ft. Perfect home for lrg family. Features 4+2 BRs, 4 baths,lrg eat in kitch w/walk-out, ceramics & hardwd throughout, sepdining rm, sunken family rm, den, in-law suite in bsmt w/ sepentrance, dble garage, oversized lot.4 Hewitson Road, Stoney Creek | $739,900

Shows 10++Beautiful garden and rear deck w/a walk-up from the Bsmt. &walk-out from the kitchen. Must be seen! Great Location, easyto get to shopping and Transit. Everything has been updated,2 new full baths! Move in and relax! Weeping tile, windows,wiring, shingles (2011).655 Upper Wellington Street, Hamilton | $249,900

Trendy Beach Blvd.Spectacular & luxurious best describes this awesome beauty!Executive free hold townhome on waterfront trail with topquality finishes through-out, quartz, marble, porcelain, crownmoulding, and oversized terraces, steps away to downtownBurlington & quick access to QEW.1085 Beach Blvd., Hamilton | $849,900

Updated top to bottomBeautifully updated 3 bedroom side split located on largecorner lot (206.8’ x 180.27’) on desirable mature court.Tranquil setting with conveniences of location minutes tohighway access and all amenities. Updated top to bottom,inside and out with tasteful finishes and fine craftsmanship youwill not be disappointed.69 Hopkins Court, Dundas | $559,900

Investment Opportunity!Well kept 2.5 storey. Tenant on first floor has the use ofbasement, first and second floor (pays $825.00 + 80% ofutilities). 3rd floor Tenant ($600.00 utilities included) is nicelydone with a kitchen, bedroom, bathroom. Month to month andmain floor tenant has been there 7 years.37 Gibson Avenue, Hamilton | $199,900

Prime lot with scenic viewsOver 1 acre scenic lot on Hamilton Mountain with two housesoverlooking the city.170 & 180 Concession Street, Hamilton | $1,880,000

Build any size home you want.FABULOUS FIND - Prestigious 3 acre lot with a 230 ft.frontage and 550 ft. deep. Existing home upgrades includewindows, roof, furnace, air conditioning, siding drilled well andelectrical all within the past 10 yrs. Property also has cisternbut not used at the present time.764 Fiddler’s Green Road, Ancaster | $499,900


4123 21st St.17 Lakeview Ave.10 Elsa Ct.

#77 - 2440 Bromsgrove Rd.56 Picton St. W23 Fairview Rd.

726 Scenic Dr.#58 - 515 N Service Rd.242 Mountain Rd.

223 Braithwaite Ave.13 Beechwood Ave.4933 Alexandra Ave.

11 Delaware Ave.4 Cherryhill Dr.13 Breadalbane St.

4469 Garden Gate Terrace2 Fieldgate Dr.133 Fennel Ave. E

1506 Guyatt Rd.1833 Governors Rd.74 Golden Acres Dr.

“We sell more

... because

we DO more!”

GOLFI TEAM SALES I

#1 IN HA

STONEY CREE

Call Today 905-945-0188

MARKET ACTIVITY in Selected RAHB Areas – Aug

Hamilton WestHamilton EastHamilton CentreHamilton MountainBurlingtonAncasterDundasFlamboroughWaterdownStoney CreekGrimsbyGlanbrookDunnvilleCaledonia

Number of Sales Average Sale Price

Areas

Note: Numbers of sales represents sales reported on properties listed on the Multiple Listing Service (MLS®) of the REALTORS® Association of Hamilton-Burlington. Average sale price is calculated by dividing the total dollar volume of sales (not shown) by the number of sales in that month.

2014 2015

3972

105179263

602530208637521118

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176242

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MIKE

MCNEIL

DAN

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DRAHO

LISA

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MICHELLE

HORvAt

SEAN

HARtLEY

BINDA

tRAvER

HANK

BALFOORtBROKER OF RECORD

ASHLEY

SIDLER

ALLISON

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GOLFI

70 Julian Ave.1489 1/2 #8 Hwy24 Heathcote Ct.

184 Lavina Cres.24 Lakeshore Dr.106 Lake Avenue Dr.

33 Moxley Dr.25 Montrose Ave.#803-1270 Maple Crossing

28 Roanoke Rd.213 Rebecca St.10 Peachwood Cres.

47 Bisset Ave.9 Winona Park Rd.16 Welbourn Dr.

174 Cedardale Ave.209 Grosvenor Ave. N110 West Ave. N

#13 - 10 Pumpkin Pass62 Peach Tree Lane#9 - 20 Niagara St.

N THE PAST 60 DAYS

AMILTON,

EK & NIAGARA

www.GolfiTeam.com

in Selected gust 2015

les Average Sale Price

A

on properties listed on the Multiple Listing Service Burlington. Average sale price is calculated by

d by the number of sales in that month.

5 2014 2015

92593050067218

$356,287$221,998$209,606$297,808$512,418$540,883$401,355$459,675$432,903$370,704$360,523$373,013$208,415$336,090

$327,108$252,513$234,798$326,346$565,045$627,079$467,936$571,394$523,825$393,400$492,060$433,507$263,736$306,467

REE Home valuation our home sold Fast!

05.945.0188

Grimsby, LincolnWest Lincoln & Niagara

Rob Golfi*

Call Today 905-945-0188

Lakefront with 16 acres of vines alreadyplanted!Approx 21 acres property. Build your dream on lakefront parcelor create your own winery. Can be purchased with adjoiningLakeside Dr property. Great Opportunity!4921 Sann Road, Beamsville | $1,499,900

Own your own vineyard!Approximately 28 Acres Parcel with 24 acres of vineyardplanted. 6 Acres-Sauv Blanc, 6 Acres-Gamay, 5 Acres-CabSauv, 5 Acres-Merlot, 1 Acre-Chardonnay, 1 Acre-SauvCoronation. Home has had some interior updates & new 3500gallon cistern. 4266 Greenlane, Beamsville | $1,199,900


Business Opportunity - RM2 Zoning¾ acre site centrally located in the downtown area, permitteduses; apartment dwelling, boarding or lodging dwelling, homefor the aged, nursing home, group home, private homedaycare. Call for details on permitted uses.Lot #201 Academy Street, Beamsville | $369,900

BUILDING LOT

Brick Victorian on 99.39 acres of veryproductive farm land70 acres workable & 30 acres of bush, large 2.5 storey 4 bedrm brick Victorian farm house with large barn &workshop. New cistern 3yrs, new septic 1 yr, shingles &furnace 4 yrs. Possible 4 acre severance available call fordetails.489 Kemp Road West, Grimsby | $725,000

Bulding Lot Rare FindFantastic opportunity to build your dream home on this 65.62x 111.32 ft. lot! fully serviced with sewer and water to lot line.Buyer pays town, regional charges plus building permit. Quickaccess to QEW beautiful views of Niagara Escarpment.5 Muscat Drive, Grimsby | $249,900

Great investment opportunity!Fantastic 3 + 4 bedroom home with many updates includingfresh neutral decor, shingles and furnace 2 years new. Siding,eaves and facia 2 years new. Close to schools, parks and allamenities.11 Tara Crescent, Thorold | $224,900

WOW Factor!3 bedroom bungalow on 5.11 acres. Large mudroom with entryfront/back and into garage. Oversized eat-in kitchen withmaple cabinetry, backsplash, built-in buffet, pantry, & island.Master w/ensuite, his/hers closet and walk-out to wrap aroundporch. Main floor laundry. Finished basement with natural gasFP, dry bar and walk-out. 34 x 60 heated workshop &front/back garage doors.5921 Sixteen Road, West Lincoln | $599,900

Country Living5 minutes to everything! Fantastic home on 2.2 acres ofpicturesque land minutes from new hospital & shopping. 2+3bedroom home with 4 full bathrooms, large all-seasonsunroom, 2 kitchens, 2 living rooms and 2 dining rooms. In-ground pool and multi-level deck. Circular drive with doublegarage with separate workshop. Lots of opportunities!3985 15th Street, Jordon Station | $599,900

602 ft FrontageZoned light industrial and commercial with 5.5 acres and 602feet of frontage on Durham Rd.23 Durham Road, Beamsville | $989,900

Great Opportunity for Country LivingCountry home on an acre lot w/a waterfall pond & gazebo inbackyard. 2 sheds, double garage with 9 car parking &stamped concrete. Main flr master BR w/his & her closets &ensuite w/new shower. Custom kitch, ceramic flrs & hrdwd.2nd flr w/loft & 3 bedrooms. Fin. bsmnt w/theater/gamesrm/gym & bath.2281 Silverdale Road, West Lincoln | $499,900

WATERFRONT

Circa 1864 Manor!Beautifully restored country manor with addition on 21.3 acresbordering Beamer Falls and the Bruce Trail. This classic redbrick home is located 5 minutes from Grimsby’s town centre.Call for details.140 Ridge Road, Grimsby | $1,289,900

21.3 ACRES

5.5 ACRES

99.39 ACRES

29 ACRES

2.2 ACRES

49 Acre hobby farm, 30 acres are bushThis property features a 35x55 ft. galvanized steel barn, largeparking or truck yard with stone and asphalt grindings on top,large 42 ft. drilled well plus Cistern, 3 level side split with largefamily room addition built in 1968, and high basement. Needsa little bit of work to get it looking lived in again. Available forimmediate occupancy. 7683 Young Street, West Lincoln | $449,900

49 ACRES

www.GolfiTeam.com


Which Season is the Best Time To Sell?

Talk to any real estate agent, and they will tell youthat there are certain seasons that are more favor-able to sell your home than others. Often, the best

time to list and sell a single family detached home is inthe spring, followed by early to mid fall.

Most families want to make the purchase of theirhome and complete the transaction before the summermonths, when the kids and family are on summer vaca-tion. Parents are keenly aware that school registrationsneed to be dealt with -- and who wants to be loading amoving truck in the middle of August?

Sensibly, spring also offers the best time of year toshowcase your home. After a long winter, the first hintsof cherry blossoms and crocuses seem to trigger the“moving bug” in many people. Gardens tend to look theirbest in fresh bloom, when the leaves are on the trees.Homes appear more appealing when the weather iswarming up and buyers tend to be in high spirits.

It’s also usually easier to get your home ready for saleat this time of year -- from painting inside or out, to thesimple ability to keep the house cleaner without the win-ter muck being traipsed throughout every time someonewalks through the front door. Just remember, when you

sell at the busiest time of the year you will face morecompetition, so make sure your home shows at its best!

If you’re selling anything over a certain price (andthat depends on where you live -- but we’ll say anythingin the top 20% price range of your community), expectthe summer months to be particularly slow. Expensivehomes require buyers with big pockets -- and where arethey in the summer? Most likely away on vacation, notlooking for a home….so that’s where the early to mid fallselling season comes in.

Fall is considered the next best time to list your homeon the market– especially if it's a nice long Indian sum-mer. Linked to the “back to school” mentality, with theleaves turning fabulous colors and nice cool crisp tem-peratures, you’ll have another good shot at selling a fam-ily home -- often to someone who’s already in yourneighbourhood. That being said, be prepared to keep upthat curbside appeal as the weather changes.

Some properties will sell at any time of year -- such asthose aimed at first time home owners, especially condo-miniums and town homes. Often these buyers are notfaced with the constraints of school catchments, and aremuch more interested in amenities like underground

parking, recreation facilities and the nearest coffee shop.These buyers are happy to shop at any time of year, sosales will often be a bit steadier throughout.

Vacation properties always do their best in the springand summer months, because that is when buyers visitthese destinations. They benefit from the fact that vaca-tioners will actually be where these listings are, and notjust looking at pictures online or in a brochure. It’s alsohard to imagine water skiing when the temperature ishovering at zero and the cottage for sale has had thewater and power shut off for the season.

Having said this, there really is no wrong time to listyour home, because if you price your home right, andmake every effort to present it in a superior way, chancesare you will sell your property in a timely manner.However, if you find that you have to list in Decemberbecause of a change in career or what have you, remem-ber to be realistic. The holidays in particular can be thehardest time to sell, when everyone’s minds are on otherthings. Don’t be frustrated though -- you never know.After all, one of my listings sold last year on ChristmasEve.

By Sarah Daniels, HGTV Canada

While seller property information statements(SPIS) are not required by law, there are certainlegal implications that investors and real estate

agents should be aware of. Commercial lawyer MattMaurer answers a range of questions about the statements

While seller property information statements (SPIS) arenot required by law, there are certain legal implicationsthat investors and real estate agents should be aware of.Commercial lawyer Matt Maurer answers a range of ques-tions about the statements.

1. What is a seller property information statement?

A SPIS is a standard form document that was drafted bythe Ontario Real Estate Association. It will containinformation relating to defects, renovations and otherpertinent property information based on the seller’sknowledge and experience.

2. Is completing a SPIS mandatory?

No. Sellers are not required by law to complete a SPIS.However, according to the Real Estate Council ofOntario, once a seller has completed a SPIS their brokeror agent is required to tell all potential buyers of itsexistence. Additionally, if the buyer makes their offerconditional on a SPIS, then from a practical perspectivethe seller either has to complete one, or not sell to thatparticular buyer.

3. What are the legal implications?

SPIS have attracted significant judicial consideration inrecent years.

The law in Ontario relating to SPIS was settled by theCourt of Appeal in 2011. In short, where the seller com-pletes a SPIS it is assumed that the seller intends thatthe SPIS will be disclosed to prospective buyers to useto inform their decisions respecting the purchase. Thiscreates the relationship necessary in law to hold a sellerlegally responsible if the information contained in theSPIS is wrong, either through negligence (carelessness)or fraud (deliberately), notwithstanding the large dis-claimer that appears at the beginning of the SPIS.

In a recent decision, the transaction was made condi-tional on a home inspection and financing (but not aSPIS). The agreement also contained a standard entireagreement clause. However, two days after the agree-ment was signed the buyer asked the seller to completea SPIS and the seller obliged. The SPIS created an obli-gation on the seller not only to disclose existing infor-mation but also to notify the buyer of any changes tothe information contained in the SPIS prior to the clos-ing date.

The seller indicated on the SPIS that the house had notexperienced any flooding. After the SPIS was deliv-ered, but prior to the closing, there was flooding in thehouse. The seller failed to inform the buyer and thebuyer ended up suing the seller after the closing whenthe buyer discovered the flooding issue. The court ruled

in favour of the buyer and held that the SPIS and theobligation to make ongoing disclosure trumped theentire agreement clause found in the agreement itself.

4. What are the implications for agents?

Agents representing the seller are under an obligationto guide the client through the form and to provide spe-cific warnings about the implications of completing aSPIS and the importance of ensuring that answers arecomplete and accurate. These warnings are to includethe fact that by completing a SPIS the seller may beproviding information to potential buyers that they arenot legally otherwise required to provide.

In conclusion

Prudent buyers should, at the very minimum, ask theseller to complete a SPIS, and prudent vendors shouldavoid voluntarily completing a SPIS without the buyerspecifically asking for one. If the buyer makes the request,the seller is under no obligation to do so. The seller’s deci-sion as to whether or not to complete a SPIS at that pointwill likely depend on the condition of the house and thestate of the local market.

Matt Maurer practices commercial litigation at MindenGross LLP in Toronto. He regularly advises propertyinvestors and real estate professionals in all aspects oftheir businesses and specializes in dispute resolution. Hecan be contacted at 416-369-4322, [email protected].

Seller Property Information Statements:What you need to know…

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MarketplaceMarketplace

HOME STAGING

Jacqueline Paradisi

Paul Lewis SettimiBarrister, Solicitor and Notary Public

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20 Main Street WestGrimsby, Ontario L3M 1R4

Bus: 289-235-7500Fax: 905-527-0774

Real Estate Lawyer

[email protected]

Laura BielakSales Representative, The Golfi Team 905-575-7700

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Crossword Solution

if you’d like to learn how Bni(www.bnigh.com) works and what it cando for your business, call or email me [email protected].

i can arrange for you to visit a chaptermeeting close to you so you can see howBni helps members develop referralbusiness relationships.

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Are you sellingyour home?Does the interior or exterior need some work to get it intoselling condition?

Purchase Financing available OAC

MortgageAmount

MonthlyPayment

Bi-weeklyPayment

$200,000 $651.55 $300.59$220,000 $716.70 $330.65$240,000 $781.86 $360.70$260,000 $847.01 $390.76$280,000 $912.17 $420.82$300,000 $977.32 $450.88$320,000 $1,042.48 $480.94$340,000 $1,107.63 $511.00$360,000 $1,172.79 $541.06$380,000 $1,237.94 $571.11$400,000 $1,303.09 $601.17

As of September 2015 OAC

1.85%

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Crossword puzzle

Across1 Right away (4,3,4,2)8 Open pastry filled with fruit (4)9 Acceptable competence (8)10 Old Testament patriarch

(very old when he died!) (10)12 River linking Greater Manchester

and Liverpool (6)14 Neuter (anag) (6)15 Resemblance (10)19 Without a word (8)20 Well ventilated (4)21 Very little (4,2,7)

Down2 Freed from anxiety (8)3 Painter of The Scream, d. 1944 (5)4 Rumour (7)5 Mark left on the flesh by a

whip (5)6 Gore Hun (anag) (7)7 Gooey muck (4)11 Lay members of a male religious

order (8)13 Questionable (7)14 Hunting cry (5-2)16 Crisp flat unleavened bread (5)17 Stretch of a river between two

bends (5)

the Solution

5 1 6 8

8 3 4 9

1 3

1 6 8 5 3

4 9 1 3 2

8 2

6 2 1 4

9 4 8 7

SUDOKUSUDOKU

435197 682

786321 459

192853 746

921684 537

358749 261

674915 328

847562 913

563278 19

219436 875

4

Fill in the grid above, so that

each row of 9 squares, each

column of nine and each

section of nine (three squares by

three) contains the numbers

1 through 9 in any order. there

is only one solution for the

puzzle and the numbers shown

can not be changed.

(Solution on Page 10)

PURCHASE FINANCING AVAILABLE OAC

Almost half of homesin New York and D.C.now losing value

Almost half of single-family housesin the New York and Washington metro-politan areas are losing value, a signthat buyers’ tolerance for high prices inmany large U.S. cities may be reachinga limit.

The values of 45 per cent of housesin both the Washington and New Yorkareas slumped by at least 2 per cent inJune from a year earlier, according to anew index created by Allan Weiss, co-founder of the Case-Shiller home priceindexes. In June 2014, only 15 per centof Washington residences dropped invalue, while 20 per cent fell in NewYork. Because the index is of only sin-gle-family homes, it doesn’t includeManhattan. More properties also werein decline in Los Angeles, Chicago,Phoenix and Miami.

A steady rise in U.S. home pricessince the bottom of the market com-bined with weak income growth hasmade housing less affordable, especial-ly in big cities. Credit remains tight anddemand is now being driven primarilyby buyers dependent on mortgages, asforeign buyers and investors pull backfrom the market.

“What happens in any bull asset bub-ble such as what we’ve seen is you runout of buyers,” said Chris Whalen, sen-ior managing director at Kroll BondRating Agency Inc. and an adviser toWeiss. “It’s hard to get deals done if thebottom third can’t get a mortgage.”

Weiss, founder and chief executiveofficer of Weiss Residential ResearchLLC, based in Natick, Massachusetts,introduced his repeat-sales index lastyear. It provides a value for every homein the markets the firm covers based onsimilar homes that sold nearby.

While an average home in a city maybe rising, many homes within the areamay be losing value instead, he said. Alarger share of homes with decliningvalues could be an early warning thatthe market may be in danger, he said.

“If you have a market where everyhouse is rising and you hear the newsthat the housing market is up, you’recorrect in applying it to your ownhome,” Weiss said. “However, if youare in a market where 60 per cent ofhouses are rising, you have a 40 per centchance of misunderstanding what’sgoing on with your house.”


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Golfi Team Feature HomeRob Golfi*

140 Ridge Road West, Grimsby

Classic Victorian manor with a 3100 sq footaddition sits pristinely on 21.2 acres border-ing Beamer Falls and the Bruce Trail. The

original home has been fully restored keeping theoriginality of days gone by.

The 21 acres includes approximately 1 acre ofgrapes, 1 acre of pears, 13 acres of plantable field,with the home situated amongst forest. Lounge bythe in-ground heated pool or relax in the hot tubperched two stories up with fabulous views.

This beautiful home features 7 bedrooms allcomplete with full ensuite, dining room perfect fora table for twenty, separate garage and large work-shop. All systems servicing the home have beensmartly updated to recent standards. This home andproperty affords plenty of opportunity to generateincome.

Historical Home Circa 1864:21.2 acres with: • 13 acres of field• 1 acre of grapes• 1 acre of pears • balance is treed property

Tranquil and quiet spaces are available at everyturn should you want to escape to your own littlepiece of heaven. Enjoying a hot tub in the middleof winter, sitting on the verandas with a loved one,taking a dip in the pool, walking the grounds withits Weeping Willows and Pine Trees.

Bedroom Level Features:• Large Bedrooms• Full Ensuites with each Bedroom

• Original Flooring• 12” Baseboards

This home features 6+1 bedrooms all completewith their own ensuites. The newer part of thehome has two upstairs bedrooms overlooking theback of the property. The older part of the homefinds large comfy original rooms that are bright andairy. You will also find one of the suites has anengaging walk out to the upper veranda with theenjoyment of a hot tub and a winding staircase tothe lower level for easy access to the rest of the out-door amenities. Some of the bedrooms are connect-ed with a quiet den perfect for rainy afternoons andenjoying a good book.

Great Room Features:• Cathedral Central Ceiliing• Barnboard Finishing on Some Walls• Slate Hearth• Reclaimed Brick From Mantle to Ceiling• 2 Walkouts to Garden Patio, Covered Verandas

The addition of the great room is perfect for largeparties or perhaps seating an oversized dinner party.If the kitchen is the heart of the home, this is cer-tainly a well deserved part of that heart. Dramaticwith soaring reclaimed brick woodburning fireplaceopen to the bedrooms above and lined with barn-board. Stunning with large windows and entrancesall around to garden patios and covered verandas.

Dining Room/Sitting Room/Foyer:• 150 Year Old Pine Plank Flooring• 12” Baseboards• Period Railing

Step inside and see how the privileged lived inthe 1800’s. Enter into the majestic foyer with 10foot ceilings, center hall leads to the dining roomperfect for 20 family and friends to enjoy an elegantdinner. On the opposite side of the hall a large sit-ting room for formal gatherings. Both formalrooms have doors leading to the covered verandasfor a breath of fresh air.

Country Kitchen Features:• Elmira Stove Works Appliances• Dry Sink Fitted with Copper Basin and Faucet• Original Cabinetry• 150 Year Old Pine Plank Flooring

Truly the heart of the home. Original features inthis warm kitchen are the 150 year old pine plankflooring, trim and some of the cabinetry. Newercabinetry has been styled to seamless perfection.Elmira Stove Works top of the line appliances,antique dry sink fitted with copper basin and faucetand bead board finishes enhance the feeling of yes-teryear. Doors leading to side verandas beg for acool drink on a warm summer evening.

Back Yard Oasis:Enjoy a swim in the enticing Boldt pool. The

kidney shaped pool was installed in 2007 andcomes complete with a heater (never been used).Finished with concrete, stonework and enclosedwith wrought iron fencing, this pool area has easyaccess to the kitchen and patio with barbeque.

September 2015 Issue 114

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