The Grants get asked over and over about what records can been seen by condo owners. Gerry Hyman explains this extremely well. If you have any questions regarding your condominium, please give us a call or email sales@the-grants.com
Have a great day;
Hyman: Request for AGM minutes cannot be refused
November 19, 2010 Gerry Hyman
SPECIAL TO THE STAR
Q: I have asked to examine the minutes of our recent annual general meeting. Management advised that the minutes will not be available until after they are approved at the next AGM approximately one year from now. Is that correct?
A: There is no reason for the minutes to be withheld on the basis that they haven’t been approved. Owners will see the unapproved minutes when they are sent out with the notice of the next AGM. The minutes constitute a record of the corporation and an owner is entitled to examine them and to request copies subject to the payment of a reasonable fee for labour and copying charges. Management could append a note stating that the minutes are subject to approval at the next owners’ meeting.
Monday, November 22, 2010
London Real Estate - Are Condo Owners entitled to see AGM Minutes?
Wednesday, November 17, 2010
Monday, November 8, 2010
London Ontario Real Estate; Condominiums first step to homeownership says RE/MAX
Condominiums first step to homeownership in most major centres, says RE/MAX
Given serious escalation in detached housing values, condominium apartments and towns have now emerged as the first step to homeownership, says RE/MAX Ontario-Atlantic Canada.
Affordability has fuelled buying activity across the board, according to the 2010 RE/MAX Condominium Report, highlighting trends and developments in eight Ontario markets and one in Nova Scotia. Condominiums now represent one in every three homes sold in the Greater Toronto Area; close to one in every four homes sold in Ottawa and Hamilton-Burlington; and almost one in every five homes sold in London, Kitchener-Waterloo, and Collingwood. The trend has translated into a solid upswing in unit sales activity, with 78 per cent of markets posting an increase in year-to-date sales (January – September 2010 vs. 2009)—with percentage gains outperforming overall residential sales in most markets examined.
As one of few affordable housing options available to first-time buyers, the concept is poised for dramatic growth in years to come. The lifestyle has also gained a foothold with younger, hipper audiences, as the definition of homeownership evolves with the changing demographic. Dreams of the small home with a white picket fence are being replaced by the funky loft apartment in close proximity to shops, restaurants, and entertainment.
CONDOMINIUM UNIT SALES – YEAR-TO-DATE (SEPT.)
Market 2010 2009 % +/-
Ottawa 2,799 2,501 11.9%
Thunder Bay 48 50 -4.0%
Collingwood* 246 230 6.9%
Barrie 246 234 0.8%
Greater Toronto 22,499 20,362 10.4%
Hamilton-Burlington 1,969 1,858 6.0%
Kitchener-Waterloo* 811 752 7.8%
London 1,246 1,205 3.4%
Halifax-Dartmouth 562 579 -2.9%
*Georgian Triangle ** August Statistics
Other factors that support an escalation in condominium sales include an expanding population base, especially in areas like Barrie which saw a 21 per cent increase in the 2006 census. Immigration and in-migration will also play a role, with at least half of new immigrants settling in Ontario—and more specifically, the Golden Horseshoe. Urban renewal and intensification also add to the mix, drawing younger purchasers to the downtown core of major urban centres.
While the greatest activity continues to occur in the lower price points—under $200,000 in areas like Ottawa, Barrie, and London and under $300,000 in Toronto and Collingwood—luxury product is also attracting more affluent empty-nesters and retirees to the maintenance-free lifestyle. Condominium sales in the GTA over the $1,000,000 price point have seen a 49 per cent increase year-over-year, while condos priced in excess of $450,000 in Ottawa have seen sales jump 72 per cent compared to the same period in 2009.
Investors are also an active part of the equation, spurring demand for entry-level resale product in college and university towns like London, Kitchener-Waterloo, and Barrie—in the hopes of cashing in on student housing. New construction in major centres has also experienced an increase in investment activity—with the vast majority of units in Toronto’s downtown core purchased by Asian and Middle Eastern investors as a long-term hold.
Unlike 1989, when a flood of new condominium listings wreaked havoc on the market, these purchasers are in for the long haul. Leverage is not a factor, with most paying cash for their units. If they can’t sell their apartments, they’re more than prepared to rent them out.
THE GRANTS
Connie Grant
Broker, ACCI, FCCI, CRES, CMOC
Associate of the Canadian Condominium Institute
Fellow of the Canadian Condominium Institute
Certified Real Estate Specialist
Certified Manager of Condominiums
RE/MAX Hall Of Fame
Fraser Grant
Broker, CPM, FRI, CMOC, CRP, ACCI, FCCI
Certified Property Manager
Fellow of Real Estate Institute of Canada
Certified Manager of Condominiums
Certified Reserve Fund Planner
Associate of the Canadian Condominium Institute
Fellow of the Canadian Condominium Institute
RE/MAX Hall Of Fame
“When It Comes To Condominiums YOU Should Be Talking To Us”
Friday, October 29, 2010
London Ontario Real Estate - HALLOWEEN SAFETY TIPS
Halloween Safety Tips
courtesy the Los Angeles Fire Department
BEFORE HALLOWEEN:
· Plan costumes that are bright and reflective. Make sure that shoes fit well and that costumes are short enough to prevent tripping, entanglement or contact with flame.
· Consider adding reflective tape or striping to costumes and trick-or-treat bags for greater visibility.
· Secure emergency identification (name, address, phone number) discreetly within Halloween attire or on a bracelet.
· Because a mask can limit or block eyesight, consider non-toxic and hypoallergenic makeup or a decorative hat as a safe alternative.
· When shopping for costumes, wigs and accessories, purchase only those with a label indicating they are flame resistant.
· Think twice before using simulated knives, guns or swords. If such props must be used, be certain they do not appear authentic and are soft and flexible to prevent injury.
· Obtain flashlights with fresh batteries for all children and their escorts.
· Plan ahead to use only battery powered lanterns or chemical lightsticks in place of candles in decorations and costumes.
· This is also a great time to buy fresh batteries for your home Smoke Alarms.
· Teach children their home phone number and to how call 9-1-1 (or their local emergency number) if they have an emergency or become lost. Remind them that 9-1-1 can be dialed free from any phone.
· Review with your children the principle of "Stop-Drop-Roll", should their clothes catch on fire.
· Openly discuss appropriate and inappropriate behavior at Halloween time.
FUN ALTERNATIVES:
BEFORE NIGHTFALL ON HALLOWEEN:
· A good meal prior to parties and trick-or-treating will discourage youngsters from filling up on Halloween treats.
· Consider fire safety when decorating. Do not overload electrical outlets with holiday lighting or special effects, and do not block exit doors.
· While children can help with the fun of designing a Jack O' Lantern, leave the carving to adults.
· Always keep Jack O' Lanterns and hot electric lamps far away from drapes, decorations, flammable materials or areas where children and pets will be standing or walking.
· Plan and review with your children the route and behavior which is acceptable to you.
· Do not permit children to bicycle, roller-blade or skateboard.
· Agree on a specific time when revelers must return home.
· Along with flashlights for all, older children and escorts should wear a wristwatch and carry coins for non-emergency phone calls.
· Confine, segregate or otherwise prepare household pets for an evening of frightful sights and sounds. Be sure that all dogs and cats are wearing collars and proper identification tags. Consult your veterinarian for further advice.
· Remind all household drivers to remain cautious and drive slowly throughout the community.
· Adult partygoers should establish and reward a designated driver.
WHEN TRICK-OR-TREATING:
· Parent or responsible Adult should always accompany young children on their neighborhood rounds.
· Remind Trick-or-Treaters:
· By using a flashlight, they can see and be seen by others.
· Stay in a group, walk slowly and communicate where you are going.
· Only trick-or-treat in well known neighborhoods at homes that have a porch light on.
· Remain on well-lit streets and always use the sidewalk.
· If no sidewalk is available, walk at the farthest edge of the roadway facing traffic.
· Never cut across yards or use alleys.
· Never enter a stranger's home or car for a treat.
· Obey all traffic and pedestrian regulations.
· Always walk. Never run across a street.
· Only cross the street as a group in established crosswalks (as recognized by local custom).
· Remove any mask or item that will limit eyesight before crossing a street, driveway or alley.
· Don't assume the right of way. Motorists may have trouble seeing Trick-or-Treaters. Just because one car stops, doesn't mean others will.
· Never consume unwrapped food items or open beverages that may be offered.
· No treats are to be eaten until they are thoroughly checked by an Adult at home.
· Law Enforcement authorities should be notified immediately of any suspicious or unlawful activity.
AFTER TRICK-OR-TREATING:
· Wait until children are home to sort and check treats. Though tampering is rare, a responsible Adult should closely examine all treats and throw away any spoiled, unwrapped or suspicious items.
· Try to apportion treats for the days following Halloween.
· Although sharing is encouraged, make sure items that can cause choking (such as hard candies), are given only to those of an appropriate age.
We wish you a safe and happy Halloween!
REMEBER ON SATURDAY NIGHT NOVEMBER 6TH, 2010 AT MIDNIGHT, "CHANGE YOUR CLOCKS AND CHANGE YOUR BATTERIES".
" LIFE IS A GIFT -- RIDE IT LIKE YOU STOLE IT "
Wednesday, October 27, 2010
Fall Colours Help Make London Real Estate Attractive
London Real Estate & CREA Ratification of Competition Consent Agreement
Good Morning
I am sure that you have read the headlines in the major news papers about the Federal Government "forcing" the Canadian Real Estate Association to open up its access to the MLS system or Realtor.ca. We think Michael Polzler of RE/MAX Ontario Atlantic says it best so you are encouraged to read his letter below. Should you have any questions please call us at 519-667-1800.
The Grants
October 26th, 2010
CREA ratification of Competition Consent Agreement
Despite all the media hoopla associated with Sunday's vote by CREA members to ratify the Competition Consent Agreement, it will be business as usual for real estate professionals across the country.
The public will continue to access listings on the MLS system or Realtor.ca, but any posts to the system remain firmly in the hands of local realtors. Under the terms of the new, 10-year agreement, CREA and the Boards cannot prevent or discriminate against 'mere postings' and members who offer 'mere postings.' CREA does not believe that such rules exist today-but if they do-they must be repealed or Boards will lose their license to operate under the MLS trademark.
So all in all, it's business as usual. Sure, consumers have more choices, but then again, they always have. Discount brokers have been around for years. There is a reason why the MLS system is responsible for 90 per cent of resale housing transactions in the country. Canadians rely on the full-service approach provided by the country's 100,000 real estate professionals. Regardless of alternatives, most people require the services of an experienced agent to sell their home.
All we need to do is look south of the border-where the process is similar-for confirmation of that fact. According to the National Post, "the U.S. Department of Justice negotiated an anti-trust settlement with the National Association of Realtors allowing internet brokers and other agents offering discounted commissions to access the MLS in 2008. Two years later, traditional full-service brokers still control between 70 and 80 per cent of the U.S. housing market, and the average commission has increased to 5.3 per cent of the sale price from five per cent in 2008."
In fact, NAR statistics provided by the National Post show 80 per cent of sellers use a full-service broker, managing most of a transaction from listing to closing. Another nine per cent choose limited services that include discount brokerage and 11 per cent opt for the bare minimum of just listing on MLS.
There's a story to be told here. Consumers place value on the services we provide as realtors and that's not about to change. Why? We have the knowledge and expertise to generate results. Few are willing to take chances with their most valuable asset. As Canada's leading real estate organization, we will continue to do what we do best-assisting buyers and sellers with the biggest financial decision of their lifetime.
Take a moment to look at our new marketing campaign on the critical role of a RE/MAX agent. It is easily found on www.FitToSell.ca. This timely campaign demonstrates the value of using a professional RE/MAX agent. It should help offset some of the negative press, until things settle.
As I said, business as usual.
Sincerely,
Michael Polzler
Executive Vice President, Regional Director
RE/MAX Ontario-Atlantic Canada Inc.
THE GRANTS
Broker, ACCI, FCCI, CRES, CMOC
Fraser Grant
Broker, CPM, FRI, CMOC, CRP, ACCI, FCCI
675 Adelaide St. N.,
London ON N5Y 2L4
Phone 519.667.1800
Thursday, October 21, 2010
London Real Estate ??? SOLD STICKERS ON ??? PROPERTY SOLD @ 1415 COMMISSIONERS RD.
London Real Estate – SOLD STICKERS ON – PROPERTY SOLD @ 1415 COMMISSIONERS RD.
“LIFE IS A GIFT – RIDE IT LIKE YOU STOLE IT”
