Guelph Real Estate | Century21

Guelph Landlord Licensing Takes a Step Towards Reality

Jeff Van de Vorst — Thu, 17 May 2012 22:40:02 +0000

Guelph Landlord Licensing Takes a Step Towards Reality

May 22nd will be the day when the City of Guelph Planning, Building, Engineering and Environmental Committee will begin reviewing a work plan for a Rental Housing Licensing Program. This proposed licensing program could have a major impact on the value investment real estate in Guelph.The work plan, which is being presented to the committee on May 22nd, will be a framework for the steps that are required to proceed towards a licensing regime. The work plan should be available to download on the City of Guelph website, under the shared rental housing quick link, by the end of business on May 18th.

Guelph Real Estate – Student Housing Proposal Goes to OMB

Jeff Van de Vorst — Thu, 26 Apr 2012 12:59:24 +0000

Guelph Real Estate – Student Housing Proposal Goes to OMB

University of Guelph

GUELPH MERCURY— It appears an Ontario Municipal Board hearing will start this fall on a proposal to develop a student-housing high-rise complex next to the University of Guelph.

The hearings over the proposed redevelopment of the Best Western Hotel site were expected until recently to start on Sept. 24. The City of Guelph had been seeking to have the proceedings start in January, but is now looking at Sept. 10.Mayfield Park Community Association president Kate MacDonald said she’s concerned Sept. 10 might not allow enough time for public consultation and city council to study the proposal by Abode Varsity Living. Inc. of Mississauga, a plan itself recently revised in a project in flux.City lawyer Donna Jacques said a firm September date is unclear and likely won’t be set until next week.Abode, though its Kitchener agent GSP Group, earlier this month reduced the proposed size of the development on Gordon Street South near the University of Guelph campus. It’s proposing 12- and 10-storey buildings comprising a total 264 apartments. That’s down from an original proposal that saw higher towers and 341 proposed units. A raised parking deck is to be stricken from plans, but 15 visitor parking slots added.Abode appealed late last year to the quasi-judicial body that rules on municipal disputes, alleging the city took too long, at more than a year, in considering official plan and zoning changes for the original proposal.MacDonald said she’s in the process of informing neighbours of the new hearing date.Association lawyers Julia Croome and Eric Gillespie, as well as planning consultants Beate Bowron and Gary Davidson, are preparing a response.“I think the city’s going to have to move more quickly,” MacDonald added.City planning acting general manager Todd Salter said staff will have for council an analysis and recommendation on Abode’s revisions no later than July 3, in time for the next OMB pre-hearing meeting on July 23.“The intention is that city staff will complete a review of the revised application,” Salter said Wednesday.As to the OMB’s September dates, Salter said staff is working toward meeting those.“We will be ready by those dates.”The hearing is expected to run over 15 days but not consecutively.MacDonald said she wants enough time to consider council’s position before the September OMB hearings get underway.“We’d like to respond to whatever the city says,” MacDonald noted.In addition to city lawyer Peter Pickfield, the municipality’s retained a Toronto urban planning consulting firm to advise on the proposal, MacDonald continued.As to which way she’s leaning on the revised student complex plan for 716 Gordon, MacDonald said she still thinks it’s “overdevelopment of the site” with too small a buffer between it and existing homes.The revised towers would still be taller than anything nearby, she added.“In this area, there’s nothing like that.” It’ll cast shade on nearby homes for part of the day, she said. Traffic and pedestrian safety issues remain.City Coun. Bob Bell said revised plans are “less out of character” with the neighbourhood than before.The location is ripe for housing intensification, he added.“The question is how much intensification is too much,” Bell said.Abode representative Chris Pidgeon at GSP Group could not be reached for comment.http://www.guelphmercury.com/news/local/article/712144–review-of-proposed-guelph-student-housing-high-rise-to-unfold-this-fall

Guelph Real Estate | Century21

Guelph Aiming High With New Real Estate Developments

Jeff Van de Vorst — Tue, 17 Apr 2012 13:32:27 +0000

Guelph Aiming High With New Real Estate Developments

The city will green-light more residential development this year than usual, in hopes of actually spurring an increase in home construction. Members of the planning and building, engineering and environment committee voted Monday to approve a development priorities plan for 2012 which could potentially see nearly 1,200 new housing units move toward reality.Senior development planner Stacey Laughlin said the growth management plan anticipates approval of 1,100 units this year “and every year until 2031.” However the city has not met this target for several years, resulting in a deficit of units, Laughlin said. For this reason, staff is recommending 1,188 potential units in 12 plans of subdivision be approved for registration in 2012. Todd Salter, acting general manager of planning services, said the 1,100-unit annual target is based on achieving a population of 175,000 residents by 2031, as required by the province’s Places to Grow plan. “We are required to plan for that on an annual basis in order to meet the 2031 population target,” Salter told the committee.A report before the committee reveals during the past five years, the city approved 5,220 units for registration, but only 2,202 units were actually registered.Registration of a plan of subdivision is the first step in the process which normally immediately precedes applying for building permits and actual construction.Councilor Bob Bell suggested the 1,100-unit annual target is not sustainable, suggesting the city approve 800 new units per year for registration. But Laughlin noted 1,100 units is the appropriate number to meet the growth plan targets already approved by council. After the meeting, Laughlin said though the deficit in new units continues to grow each year, city staff believe as the economy improves the market will require additional units. “Hopefully by the year 2031 it will all kind of even out,” she said.stracey@guelphmercury.com

Guelph Real Estate | Century21

12 Deerpath Dr, Guelph ON

Jeff Van de Vorst — Mon, 16 Apr 2012 22:26:20 +0000

12 Deerpath Dr, Guelph ON

Take a Virtual Tour of This Home

Great home backing on to Deerpath Park.

This home sits on a premium lot backing on to Deerpath Park. Not only will your children have a spacious backyard to play in but they will also have the park to play in and you will be able to sit on the spacious 2 level deck and keep an eye on them! And lets not forget about the inlaws. The newly finished basement has a seperate side entrance and has the plumbing and electrical all set to go for a basement kitchen. Extra large windows bring in lots of light, ventilation and make it safe. All inspected and approved. With just a little bit more work this basement could be a legal apartment. The bathroom has been roughed in and the floor has already been tiled. Upstairs there is a large kitchen and dining area with sliding door to the deck. Perfect for barbeque season. The large living room right off the kitchen makes entertaining friends and family a breeze. Upstairs features brand new berber carpeting as well as 3 large bedrooms. The master bedroom easily accomodated a king size bed and there is a 4pc ensuite bath as well as a walking closet. There is an extra wide driveway that can easily accomodate 3 cars or provide storage next to the house for a boat or trailer.

Property Details

Price: $349000
Address: 12 Deerpath Dr
City: Guelph
Province: Ontario
Postal Code: N1K 1T9
Lot Size: 40ft x 115ft
MLS #: 999999
Square Feet: 1380
No of Bedrooms: 3
No of Bathrooms: 3
Basement : Finished
Garage: 1 Car

Living Rm: 17'8x11'
Dining Rm: 8'10x10'
Kitchen: 9'11x11'2
Family Room: 16'6x19'10
Master Bedroom: 18'2x10'5
Ensuite Bath: 4pc
Bedroom: 11'4x10'5
Bedroom: 10'x9'8

Guelph Real Estate | Century21

3 Bedroom Condo With Spectacular View

Jeff Van de Vorst — Mon, 02 Apr 2012 14:10:02 +0000

3 Bedroom Condo With Spectacular View

Why settle for just an ordinary view when you can look out over conservation land. You will enjoy relaxing on the extra large balcony while watching the wildlife below.This condominum apartment has 3 bedrooms, an extra large living/dining room and a spacious kitchen with plenty of counter space. It offers a great opportunity for student rental investors or parents who have children going to U of G. A short 300 metre walk to the bus stop and then its only a 12 minute ride to the Unversity Center bus terminal. That same bus goes past the grocery store, Stone Rd mall, LCBO and numerous local restaraunts.Condo fees are $421.00 per month but they include heat, hydro, water, building insurance, maintenance of the buildings and land and even laundry!Easy living at an affordable price!

Price: $159900
Address: 24-63 Conroy Crs
City: Guelph
Province: Ontario
Postal Code: N1G 2V5
Square Feet: 920
No of Bedrooms: 3
No of Bathrooms: 1

Living Rm: 13'4x11'1
Dining Rm: 11'1x8'6
Kitchen: 15'x5'8
Master Bedroom: 13'4x9'5
Bedroom: 13'4x8'
Bedroom: 13'4x9'

Guelph Real Estate | Century21

Major Subdivision Planned for Guelph’s East Side

Jeff Van de Vorst — Mon, 02 Apr 2012 12:50:22 +0000

Major Subdivision Planned for Guelph’s East Side

A major new townhouse development is in the planning stages for east side land that currently holds only the new Guelph Public Library East Side Branch.KLM Planning Partners, on behalf of Guelph Watson 5-3 Inc., plans to build 200 residential units in the form of townhouses and stack townhouses on 5.84 hectares of land designated as 11 Starwood Drive.The project fronts Watson Road to the east and Starwood Drive to the south. It proposes 63 on-street townhouses and 138 stacked townhouse units, as well a commercial block, an institutional block, and one block of property designated as park space.Situated in one of the fastest growing residential areas in Guelph, the project’s planner is seeking a zoning amendment that would change part of the subject property from “industrial” to “mixed use node” zoning.The land is currently designated as a “greenfield area,” which allows for a range of residential, commercial and employment uses with a minimum density of 50 people and jobs per hectare. The subdivision proposal would see 62 residential units per hectare of land.The application process for the proposal was completed on Dec. 15, 2011. No decisions will be made by council Monday on the plan. Council will hear from four public delegations related to the plan at the meeting, and council members will have an opportunity to seek clarification and identify planning issues.In recent months, Guelph’s east side, with its somewhat softer housing prices compared to the south end, has become more attractive for home buyers, Jeff Matteis, president of the Guelph and District Association of Realtors said in a recent Mercury report.The area of the city has been the site of sweeping residential developments over the past roughly three years.The Starwood Drive project is close to the York District Lands, which are the subject of planning for the Guelph Innovation District, a proposed mix of residential, educational, commercial and industrial developments.roflanagan@guelphmercury.com

Guelph Real Estate | Century21

Buying a Home? Get a Buyer’s Representative

Jeff Van de Vorst — Thu, 29 Mar 2012 21:42:28 +0000

Buying a Home? Get a Buyer’s Representative

What is a Buyer’s Representative?
A Buyers Representative is a Real Estate Agent who works for you to help you find and purchase a home. You hire this Realtor by signing a Buyer’s Representation Agreement. After signing this agreement the Realtor becomes your legal representative in the search for and purchase of your new home or property. They have the same fiduciary responsibilities to protect your best interests as a lawyer does when you retain them.
Enlisting the services of a Buyer’s Representative is similar to using an accountant to help you with your taxes, a doctor to help you with your health care, or a mechanic to help you with your car. If you had the time to devote to learning everything about accounting, medicine, or auto mechanics, you could do these services yourself. But who has the time?
Your Buyer’s Representative will search for homes that meet your criteria, research properties and titles, arrange viewings, prepare comparable market data, draw up contracts, negotiate on your behalf, arrange for inspections and generally take care of all the details of whole transaction.
Why Do I Need One
Protecting Your Interests
You should have a Buyers Representative to protect your interests. Without a Buyer’s Representative you are left to protect yourself. On the other hand, when you’ve hired a Buyer’s Representative through the use of a Buyer Representation Agreement you can be assured that your interests will be protected, that your representative will use care and due diligence throughout the whole process.
A Personal Specialist Who Knows Your Needs
Just as your accountant, doctor, and mechanic understand your specific needs, your Buyer Representative gets to know your real estate needs and concerns. This type of relationship is built through open communication at all times. Your Buyer’s Representative will save you a lot of time by providing you all the details about any home before you even see it. In addition, your Buyer’s Representative will listen to your feedback and concerns about each home steer you towards homes which are more suitable for you.
A Valuable Resource
Your Buyer’s Representative will be able to recommend professionals who can be invaluable in your quest to purchase a home; these might various inspectors, lawyers, bankers or mortgage brokers, contractors, insurers etc.
In addition your Buyer’s representative has access to information that you do not. Land registry records, for example, to check on easements, rights of way, liens and encumbrances or comparable sales data which can be used to verify that the price asked by the sellers is a fair price.
How Much Does a Buyer’s Representative Cost
In most cases a Buyer’s Representative is the best deal in town. They don’t cost you a penny. When a property is listed by another Realtor, there is usually an agreement between the Realtors to share the commission which is being offered by the seller.
The only time this doesn’t happen is when a seller hasn’t hired a Realtor and is selling his property himself. In this case you may be asked to compensate the Buyer’s Representative unless they can negotiate a commission with the seller.

Guelph Real Estate | Century21

14 London Rd W Guelph ON

Debi Thompson — Wed, 28 Mar 2012 20:40:19 +0000

14 London Rd W Guelph ON

Downtown Bungalow

With a little TLC this downtown brick bungalow could be restored to its former glory. All the costly items have been updated; windows, roof, electrical, plumbing. Inside you will find a large open living room and dining room, with tons of natural light streaming in. There is one large bathroom and three bedrooms. In addition a large insulated sunroom has been added on to the back of the house. Located close to downtown and all the amenities as well as bus routes and the Go Train.

Price: $229,900
Address: 14 London Rd W
City: Guelph
Province: ON
Postal Code: N2H 2B8
Lot Size: 50'x73'
MLS #: 121420
Square Feet: 1332
No of Bedrooms: 3
No of Bathrooms: 1
Basement : Partially Finished
Garage: none

Living Rm: 11'10x17'
Dining Rm: 12'x9'
Kitchen: 11'x8'1
Sunroom 20'x11'
Master Bedroom: 11'x12'
Bedroom: 6'x13'
Bedroom: 11'11x11'15
Bathroom: 4 pc

Guelph Real Estate | Century21

39 Roehampton Cres, Guelph ON

Jeff Van de Vorst — Thu, 15 Mar 2012 22:16:53 +0000

39 Roehampton Cres, Guelph ON

Virtual Tour

Main Floor

Attention First Time Buyers, Investors, U of G Parents
Located steps away from Gordon Street and a direct bus stop to the University, this townhouse is perfect for investor or parents looking to house their child for next school year. Its also a fantastic place to start your home ownership dreams. It is close to all the amenities, including grocery store, liquor store, banks and several restaurants. The main floor features a slate tile entryway and Jotoba wood floors throughout the open concept kitchen/dining/living area. The living room walks out walks out to a back yard patio perfect for summer nights and barbeque season. Upstairs there is a huge master bedroom with double closets, two other good sized bedrooms and a full bathroom. The fully finished basement has a 3 piece bathroom as well as a rec room, laundry area, cold room and utility room.
Price: $264,900 Address: 39 Roehampton Cres City: Guelph Province: ON MLS #: 121191 Square Feet: 1250 No of Bedrooms: 3 No of Bathrooms: 3 Basement : Finished Garage: SIngle
Living Rm: 17'2x12' Kitchen: 9'11x10'5 Rec Room: 16'8x11'11 Master Bedroom: 16'4x17' Bedroom: 8'4x12'5 Bedroom: 8'6x11'3

Guelph Real Estate | Century21

What You Need To Know About Landlord Licensing

Debi Thompson — Wed, 14 Mar 2012 21:02:28 +0000

What You Need To Know About Landlord Licensing

LICENSING FOR RENTAL HOUSING
Coming to a city near you!
The following is an update regarding the status of rental housing initiative in some Ontario municipalities. If your municipality has been considering or had considered a rental housing licensing by-law we would like to know so that we can share best practices and/or other alternatives to regulate rental housing.
Hamilton
The City of Hamilton is currently conducting a proactive by-law enforcement pilot program (property standards and property maintenance) as a means to assess whether or not a rental housing licensing program would be an affective regulatory measure. The program includes single/semi-detached housing and multi-residential buildings/complexes. The pilot program was reported in Town and Gown Association of Ontario last newsletter. The 18 month pilot concludes in December 2011. It is expected that a recommendation regarding a potential rental housing by-law would be made at that time.
London
The City of London enacted their Residential Rental Units Licensing By-law in 2009 and was implemented in March 2010. The by-law is applied City-wide to all rental housing, which contains four or less rental units. The annual fee is $25 regardless of the number of units. The owner is required to complete a checklist certifying compliance with the City’s property standards by-law for each tenant unit at the rental property. Owners must also submit proof of a recently completed and passed fire inspection. The owner must provide proof of insurance, floor plans for each rental unit, a parking plan and a maintenance plan. The City will audit the licensed rental properties.To date, over 2,300 applications for rental licensing have been submitted and 1,800 applications have been approved by the City. The remaining properties are under review for zoning. The London Property Management Association is seeking to appeal the by-law which is scheduled for this spring.
Mississauga
The City of Mississauga approved a new Residential Rental Accommodation Licensing By-law in May 2010. It requires all landlords to apply for an annual license to operate a lodging house and applies to residential rental accommodation across the entire city.The by-law allows the City to inspect to ensure the property is in compliance with the fire and building codes as well as with the City’s property standards, maintenance, and zoning by-laws. A lodging house is defined as a dwelling unit containing more than three rental rooms that are occupied by one person in each room. A maximum of four (4) lodging units are permitted in a lodging house. Lodging houses are only allowed in detached homes, and basement apartments are not permitted.The City is experiencing some difficulty enforcing the by-law as people have been denying entry. It is challenging to provide evidence to obtain a warrant.
Oshawa
The City of Oshawa enacted their Residential Rental Housing Licensing (RRHL) by-law in 2008. The by-law applies to rental houses in a geographical area surrounding Durham College and University of Ontario Institute of Technology. The by-law limits the number of bedrooms to four. The owner is required to comply with the fire code, building code, electrical code and the City’s zoning, property standards and maintenance by-laws. The owner must provide proof of insurance, floor plans for each rental unit, a parking plan and a property maintenance plan. The annual fee is $250 dollars.To date over 100 licenses have been issued. Currently the City is charging property owners who are operating without a license. The City is considering the use of an administrative penalty for landlords in non-compliance.
Thorold
The City of Thorold has been examining the possibility of creating a residential rental licensing bylaw since June 2007. In October 2010, staff presented Council with four potential options to regulate rental housing to either: enact the residential rental licensing by-law; modify the proposed residential rental licensing by-law; consider a rental registry system; or, enhance current enforcement efforts.The preferred option is to enhance and enforce the City’s existing municipal by-laws and to increase public education for both landlords and tenants regarding the City’s regulations. The focus would be on problem properties where there have been a higher number of complaints in the past. No decision has been made as the previous Council deferred any decision to the City’s new Council.The City has noted that the number of complaints have decreased over the years as improvements have been made through the City’s Town and Gown Committee and enhanced partnerships between the City, Brock University, Niagara College, Student Unions/Associations, Niagara Regional Police and the City of St. Catharines.
Waterloo
The City of Waterloo, on January 10, 2011, tabled a draft Rental Housing Licensing By-law report with City Council for information purposes. Council approved staff direction for further public consultation and that a new draft by-law incorporating any revisions will be re-submitted by April 2011.At that time delegations regarding the revised draft rental housing by-law will be held.Key components of the proposed by-law are:
Applies City-wide to all low density residential buildings containing one to three rental units (a maximum of three rental bedrooms would be permitted in any rental unit).
Includes several classes of licences based upon owner occupation, use and would include accessory apartments – currently five classes are proposed.
Current lodging homes that hold a valid Lodging House License would be recognized; however, they must conform to additional regulations but will not be limited to the new bedroom limit; regulations concerning bedroom limits would apply if the lodging home was sold.
No new low-rise rental units would be licensed for more than three bedrooms on a go forward basis.
It is proposed that the owner must submit the following:
information/documentation: proof of ownership; local emergency contact
information; contact information for the rental unit/property; proof of insurance; a floor plan for entire building; written tenancy agreements for every tenant; a property maintenance plan; and a parking plan.
The property must also be in compliance with the City’s various by-laws such as property standards, zoning, lot maintenance, snow removal and provincial codes and regulations such as fire code, building code act, and electrical safety code.
Similar to the City of London, the property owner will complete a self-audit of their properties and submit it with their application. The licensing fee will be set to fully recover the costs of administering and enforcing the licensing program. It currently varies from a low of 449 per unit for a 1 bedroom, to a high of 757 per unit. Plus costs of an ESA inspection (300.00 per unit) and an HVAC inspection.
Guelph
The City of Guelph attempted to take a different approach to controlling Shared Housing. Rather than implementing a landlord licensing regime they chose to enact a by-law which would restrict and limit homeowner’s ability to rent all or part of their property. This by-law was challenged both, at the Ontario Municipal Board and the Human Rights Commission, and was eventually repealed by the City.At a council meeting on March 5th, city staff was tasked with coming up with a proposal for landlord licensing. It remains to be seen what the proposal will look like but it would be logical to expect that it will closely follow what we have already seen in Waterloo, Guelph’s close neighbour.

Guelph Real Estate | Century21