Real Estate Information: Pickering, Ajax, Pickering Village, and Durham Region2014 July

Frank Steinhausen, Broker
FSteinhausen@REMAX.net
RE/MAX Rouge River Realty Ltd., Brokerage
Phone 905-428-6533
Fax 905-668-1850

Archive for July, 2014

6 things to ask when buying a cottage

July 28th, 2014 Categories: Real Estate News

Buying a house in the city or suburbs can be complicated enough, but buying a cottage or vacation property outside of town requires even more due diligence.
In town, you probably wouldn’t ask if the water coming out of the tap is drinkable. Nor would you wonder if the plumbing was hooked up to the sanitary sewer. But these are exactly the sorts of questions you should ask when buying a cottage, plus a few more.
1. Get an inspection: Cottages are usually occasional residences and so may not be as properly maintained as they should be. This is why every purchase should be conditional on a satisfactory professional home inspection. If the cottage has a wood-burning stove or fireplace, then a certificate must be requested from a Wood Energy Technical Transfer specialist, to confirm that the system was installed and is operating correctly. To find out more about this, go to wettinc.ca.
2.Is the water drinkable? There are two areas of concern when it comes to water — the quantity and quality. .
Ask the sellers for these things:
A potability certificate from the local health authority, confirming the water is safe to drink;
Confirmation that the well, the pump and related equipment have performed adequately during the seller’s occupancy;
Confirmation that there is an adequate rate of flow for normal household use;
Provision of a well driller’s certificate, if available; and
The location of the well.
A separate inspection may be needed. If nothing else it gives you an idea of what it would cost to replace the well if it fails.
Related: Is cottage a matrimonial home? A $500,000 question
3. How’s the septic system? Septic systems present their own difficulties because it is usually difficult to tell during an inspection how long the system may last. The replacement cost can be up to $20,000, especially if there are stringent environmental regulations in your area.
You want to know whether:
The system was installed with all necessary permits;
The system has been adequately maintained and is working properly;
The seller will provide copies of any inspection or approval reports;
The seller agrees to pump out the tank at their expense prior to closing; and
There are no work orders on file with the Ministry of the Environment or the local municipality.
The buyer should arrange for their own separate inspection of the system itself.
4. What’s the road allowance? Even if your cottage fronts on water, this does not mean you own the land up to the lake. The first 66 feet fronting onto the lake is typically owned by the local municipality and is referred to as the shore road allowance.
Although you have access to the water, you can’t stop others from using it. Nor can you build anything on that 66-foot piece of land. Many cottagers have found out afterwards that either all or part of their cottage was built on land that they do not own.
You may be able to buy the land from the municipality or the province, as the case may be.
5. What about Hydro easements? Check to see if there are any hydro poles or lines on the property. It is possible that Hydro has easements which could affect where your cottage can be built that are not registered on title.
Related:When a lake recedes who owns the land
6. Access to the cottage: If you do not have year round access by a city road, then you must ask how you get from the road to your property. If it is a private right of way over a neighbour’s land, you must understand the terms of this agreement to ensure it is year round access and it is clear who is responsible for maintaining the road.
If there is no registered right of way, it can be a nightmare, with owners fighting over who owns it.
In addition, check the local zoning by-laws to make sure the property is not zoned only for “seasonal” use. In these cases, the municipality may not be providing road maintenance, snow removal, garbage pick up or emergency services during the winter.
By being properly prepared before buying a cottage, you will avoid unwelcome surprises after closing.
By: Mark Weisleder Real Estate Lawyer

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Be Sure to Plan for the “Pet Issue”

July 4th, 2014 Categories: Real Estate News

If you have pets, you probably adore them. They’re part of the family! But
when you’re preparing your home for sale, you need to think about how
you’re going to deal with the “pet issue”.
Some potential buyers who view your property may love pets as much as
you do. However, others may be turned off by the tell-tale signs of pet
ownership – such as kitty litter, dander, and smells.
So be sure to make a plan for how you’re going to deal with your pets.
It’s a good idea to keep pets out of the house during viewings. Even if your
dog or cat is friendly, some buyers will be uncomfortable around them. So,
you’ll need to decide where your pets will go when buyers view your
property. Consider a local kennel or “pet day camp”.
“Can’t I just take my dog out for a walk?” you might be asking. You could,;
however, you may not always be available to do that during a viewing. So
have alternate plans available.
You should also consider how you will deal with pet dander and everyday
pet odours. You’re probably used to them. Unfortunately, some buyers will
be turned off or even be allergic. So, in addition to cleaning your home
before a viewing — especially in those areas where pets spend time like a
favourite cushion or scratching post – consider using specialty air sprays
available on the market that will neutralize pet odours.
Finally, it’s a good idea to advise buyers that they’re viewing a home with
pets. That way, they’ll be more forgiving if they catch a whiff of cat dander.
Need more tips on preparing your home for sale? Call today.

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Archive for July, 2014

6 things to ask when buying a cottage

Be Sure to Plan for the “Pet Issue”