Toronto Income Property Newsletter: December 2009
Happy Holidays everyone! I hope that you and your family enjoy a nice break as we wind down this year and this decade. What a crazy ride this past year has been. In January, the worldwide economy was in a funk and real estate activity had slowed to a crawl. Now it’s December and the Toronto’s market is as robust as ever. In fact, last October and November were probably two of our busiest months ever. And what a ride this past decade has been. Ten years ago as the new century dawned, I had just sold my audio products business and was thinking about the practicality of getting my real estate license. I liked investing in income properties and thought that a more formal real estate education would come in handy. Who knew that ten years later I’d still be into income properties and making a living selling them? It has been a pleasure being in this business and I cherish all the fine people who I have met along the way. To all my clients, to all the other realtors that I have dealt with and all the inspectors, lenders and other associated real estate professionals, I thank you for a great first decade.
As many of you know, I spend most of my days tripping around town with investors looking to buy quality duplexes and triplexes. Yet over the past couple of years the anticipated rates of return have dropped significantly. Is the small-scale real estate investment market dead in Toronto? In these days of properties being sold at 4 or 5 caps, one has to wonder what the motivation is to pay these kinds of prices. If you are going to buy a triplex in Toronto for investment, what kind of reasonable yearly return should you expect? If your ROI is under 5%, does it really make sense to assume the business risk? Properties require hands-on management, have frequent maintenance issues and are often difficult to dispose of quickly. In that sense, real estate is not a very liquid investment relative to stock or other paper-based vehicles. Refits often offer similar returns with a lot less hassle than owning a building. They also can be cashed in quickly if need be. It always makes sense to live in your income property when possible, but does it make sense to become an absentee landlord in today’s market?
At Plex Realty, we pride ourselves on staying on top of this market and knowing when are the right times to get in and get out. It would be a very self-serving statement to say that you should always buy income properties because that’s our stock and trade. But is this true? If returns in Toronto are lower than in the past markets and rents are stabilized, what’s the prognosis for bottom-line returns to increase? Should you buy today or wait and see what the next cycle may bring? There are two very legitimate sides to this argument. I’ll let you decide for yourself.
It can be argued that the income property market in Toronto does not provide as much as could be expected from other types of investments, such as the stock market or mutual funds. If so, is the return high enough to be worth the extra risk involved and the fact that the money may be tied up for an extended period of time? What are the local market conditions, and how are they likely to change over the course of two, five or ten years? A purchase in the Annex may be significantly different to one in Park dale long-term. It is certainly easier, and in many ways safer, to rely instead on other types of investments. For instance, investing in mutual funds requires little work, is easy to understand, and historically has provided a very reasonable return. Investing in real estate presents both unique problems and opportunities. Real estate is a non-liquid, localized investment vehicle. It is immobile, of limited supply, indestructible, and physically real. It is difficult to own buildings - they require maintenance, tenants, and regular updating.
Many investors feel that it is illogical to purchase property that might have yielded a higher return five or even two years ago. From a practical standpoint, traditional measuring sticks are being redefined. If you’re looking for 10 to 12 times your gross rents to determine market value, you’re going to have a hard time finding a suitable property, at least in the central part of the city. As I said at the outset cap rates have come down. The only way to determine if they are too low is to consider alternative investment strategies and see what kinds of returns you can achieve elsewhere. Since there’s a lot of risk associated with real estate, you have to decide what minimum percentage return justifies an income property purchase.
The most successful businesspeople (not just in real estate mind you) are those who often go against the grain. They see opportunities where others see nothing. I enjoyed a biography that I saw recently on the Reichmanns. When downtown Manhattan real estate hit all time lows in the 1980s, Paul Reichmann swooped in a bought and redeveloped many key locations that local players had passed on. A couple of years later things turn around and those purchases tripled in value. It actually paved the way for guys like Trump to start redeveloping. The point is that if everyone thinks a property is too expensive, there may be hidden opportunities.
This point ties into the other side of our argument. There is still one primary reason for investing in Toronto real estate even in a lower market --in a word, profit! Owning real estate can often lead to returns that are double those of more conservative strategies. This is based on the fact that in real estate there are actually three ways to make a return on the initial investment. There are the monthly cash-on-cash returns that we have discussed thus far. There is also the yearly reduction on your principle invested and there are the possible capital gains upon disposition. Added together, these three types of Return on Investment can add up to a significant total return--one that justifies the greater risk and involvement. This is what makes the risk and bother worth it.
Many realtors believe that the Toronto market still has room to move up in prices. Our home prices are still low compared to some other large cities in North America. They also think that rents will increase again to levels we saw a few years back. I think the condo market has bitten into the rental market for sure, but I don’t think current rent levels are going to go down. If rents are going to hold and possibly increase then over the long-term, buying an income property today in a secure location starts to make sense again.
You also have to remember that your returns get better each year. If you intend to buy a multiplex and hold it for a decade, then it won’t make too much of a difference to you if you made 5% in year one instead of 8%. If the market has improved at that time and you have renovated the property over the years, I’m sure that your investment will have paid off handsomely. Many of my clients who have owned income properties for several years are pleased with the continual passive income.
Let’s take a hypothetical situation of a multi-unit building that only returns 4 or 5% today. An investor upon seeing it decides the price is too high relative to the rents and decides to wait for something better to come along. A second investor decides to buy it and start slowly cleaning up the suites to try and make modest gains in rent. Investor #1 a year later is still waiting and has determined, if anything, that the market has actually gotten worse. He continues to wait. Meanwhile Investor #2 has been able to increase his rents a bit and going into year 3 his return is starting to approach double digits. Moreover, the value of his building has increased from the capital improvements. Naturally he can’t cash in on this gain, but he will at some point. The point is that waiting isn’t always the smartest move. We only have a finite number of above-average income properties in Toronto, and they don’t come up for sale that often. If one does and the returns are marginal but it is a great building or in a great spot, one could make a case for it.
So to summarize: the reasons to buy an income property today would be capital appreciation (particularly if you renovate your property over time) and the chance of improved returns over the long term. The reasons not to buy would be that the returns are too low relative to other “safer” investments. As always I suggest that you learn and study the income property market, set reasonable investment goals, and stick to your guns. If you’d like to discuss this in more detail, please drop me a line at paul@plex.ca. I’d love to hear your feedback on this.
Wednesday, December 09, 2009
Friday, October 02, 2009
TORONTO INCOME PROPERTY NEWSLETTER - October 2009
Ok, enough with the multiple offers already!
As one of the city’s leading income property agents, I often find myself on the losing end of the multiple offer process these days. I won’t say how many more deals I would have completed this year if I didn’t have to compete, but it’s definitely in the double digits. The reason is that duplexes and triplexes make a lot of fiscal sense and are always in high demand. When the market is hot, these properties make even more sense. My problem is that I set a price ceiling and stick to it. I don’t like my clients to get caught up in the emotion of it all. And invariably when there are a few offers at the table, my number isn’t high enough. Oh, and did I mention you better not even think about having a condition in your offer. No financing, inspections, verification of rents – nothing that muddies up your offer will be tolerated.
Case and point: Last week, there was a lovely triplex in the Beach, right near the water that was listed for $799K. It had six offers on it and ended up trading for $977K – that’s almost $200K over the asking price. Now, I am happy for the winner but I can’t begin to fathom the justification for paying such a high price. This isn’t good for the market, for the winners or the losers. It can just make the entire house-buying process a very trying experience. That is the theme of this month – the long and short of offer competition. I’m hoping that the current demand subsides a little bit so that we can get back to normal, where there is one house for one client.
*
In a Sellers market like we are currently experiencing in Toronto there are more buyers than homes for sale. Prices may rise, and the days a home is on the market may shorten to a week or even less than a day. Agents decide to “holdback” the offer date to try and create a feeding frenzy. Some homes will even sell before they hit the computer. That means that sellers can often expect to see multiple offers. How can you position your offer to be the one the seller accepts? The best way is to gain an understanding of how multiple offers work and how they benefit the seller. Multiple offers mean that the seller has his/her pick of offers, but that doesn't necessarily mean a disadvantage for you as a buyer. You just have to determine how badly do you really want this particular home?
There are two things that matter to the seller - price and terms. They want the highest price possible, and the best terms available. Both of these areas leave room for negotiation. Just because a seller is entertaining multiple offers doesn't mean you don't have a chance. You just have to hit the right note with the seller that the other contracts don't.
Just to give you an idea of how important terms are to the seller, let's look at a hypothetical situation. You offer a seller the highest price for their home, but you put in the contract a financing or home inspection condition. It may seem reasonable to you, but these are terms that the seller has no reason to accept.
The seller will only accept terms which meet their own needs, so keep contingencies to a minimum. In a multiple offer situation, the seller is not under any obligation to negotiate with the first buyer who submits an offer. So, if your offer is not the first offer, don't panic. Because the seller has the liberty of choosing the best offer to negotiate, your offer stands a chance of being noticed if it has the most favourable terms. The seller will accept the offer that best reflects his or her needs. They not only consider price, they also look at such things as financing, closing dates and possession dates. That means room to negotiate for you. Believe it or not, the highest price doesn't always buy the home. Sellers have a number of needs aside from price; they want a quick closing, or a delayed possession, or they may wish to exclude items in the home, and so on. Any offer which puts any of these goals at risk will not be accepted.
A buyer may make the highest offer, but perhaps has not been qualified by a lender. A seller who accepts an offer from an unqualified buyer is taking a substantial risk. Should the offer fall through because the buyer fails to qualify for financing, the home will lose valuable marketing exposure and advantage. Also, the seller may have a special need that is more important to them than price. For example, a seller may have a need to sell quickly, but remain in the home for a period of time until school is out or until a transfer takes place. Your ability to negotiate on this point may be more important than coming up with the highest dollar amount. You can offer a short-term lease post-closing or offer to delay possession to accommodate your seller. You can do a number of things to get the seller's attention - offer to pay all closing costs, to pay full price, or a little above the asking price.
How do you know how many other offers there really are? What about the listing agent’s own supposed clients who wish to submit an offer? I've had some of my buyers complain that they believe the listing agent is lying and only trying to push up their offer when they are told there are multiple offers. They assume that the seller is simply trying to push up the price by claiming there are other offers when none actually exist.
Revealing the status of multiple offers is up to the seller. The cold hard facts are that the buyer has to sit and wait for a response from the seller (depending on whether or not he wrote in a deadline for responding). Nevertheless, the buyer has no "rights" to know if there are more offers. It’s not the best circumstances in which to do good business, but that’s just the way it is.
*
Fall is here. Happy Thanksgiving everyone.
Ok, enough with the multiple offers already!
As one of the city’s leading income property agents, I often find myself on the losing end of the multiple offer process these days. I won’t say how many more deals I would have completed this year if I didn’t have to compete, but it’s definitely in the double digits. The reason is that duplexes and triplexes make a lot of fiscal sense and are always in high demand. When the market is hot, these properties make even more sense. My problem is that I set a price ceiling and stick to it. I don’t like my clients to get caught up in the emotion of it all. And invariably when there are a few offers at the table, my number isn’t high enough. Oh, and did I mention you better not even think about having a condition in your offer. No financing, inspections, verification of rents – nothing that muddies up your offer will be tolerated.
Case and point: Last week, there was a lovely triplex in the Beach, right near the water that was listed for $799K. It had six offers on it and ended up trading for $977K – that’s almost $200K over the asking price. Now, I am happy for the winner but I can’t begin to fathom the justification for paying such a high price. This isn’t good for the market, for the winners or the losers. It can just make the entire house-buying process a very trying experience. That is the theme of this month – the long and short of offer competition. I’m hoping that the current demand subsides a little bit so that we can get back to normal, where there is one house for one client.
*
In a Sellers market like we are currently experiencing in Toronto there are more buyers than homes for sale. Prices may rise, and the days a home is on the market may shorten to a week or even less than a day. Agents decide to “holdback” the offer date to try and create a feeding frenzy. Some homes will even sell before they hit the computer. That means that sellers can often expect to see multiple offers. How can you position your offer to be the one the seller accepts? The best way is to gain an understanding of how multiple offers work and how they benefit the seller. Multiple offers mean that the seller has his/her pick of offers, but that doesn't necessarily mean a disadvantage for you as a buyer. You just have to determine how badly do you really want this particular home?
There are two things that matter to the seller - price and terms. They want the highest price possible, and the best terms available. Both of these areas leave room for negotiation. Just because a seller is entertaining multiple offers doesn't mean you don't have a chance. You just have to hit the right note with the seller that the other contracts don't.
Just to give you an idea of how important terms are to the seller, let's look at a hypothetical situation. You offer a seller the highest price for their home, but you put in the contract a financing or home inspection condition. It may seem reasonable to you, but these are terms that the seller has no reason to accept.
The seller will only accept terms which meet their own needs, so keep contingencies to a minimum. In a multiple offer situation, the seller is not under any obligation to negotiate with the first buyer who submits an offer. So, if your offer is not the first offer, don't panic. Because the seller has the liberty of choosing the best offer to negotiate, your offer stands a chance of being noticed if it has the most favourable terms. The seller will accept the offer that best reflects his or her needs. They not only consider price, they also look at such things as financing, closing dates and possession dates. That means room to negotiate for you. Believe it or not, the highest price doesn't always buy the home. Sellers have a number of needs aside from price; they want a quick closing, or a delayed possession, or they may wish to exclude items in the home, and so on. Any offer which puts any of these goals at risk will not be accepted.
A buyer may make the highest offer, but perhaps has not been qualified by a lender. A seller who accepts an offer from an unqualified buyer is taking a substantial risk. Should the offer fall through because the buyer fails to qualify for financing, the home will lose valuable marketing exposure and advantage. Also, the seller may have a special need that is more important to them than price. For example, a seller may have a need to sell quickly, but remain in the home for a period of time until school is out or until a transfer takes place. Your ability to negotiate on this point may be more important than coming up with the highest dollar amount. You can offer a short-term lease post-closing or offer to delay possession to accommodate your seller. You can do a number of things to get the seller's attention - offer to pay all closing costs, to pay full price, or a little above the asking price.
How do you know how many other offers there really are? What about the listing agent’s own supposed clients who wish to submit an offer? I've had some of my buyers complain that they believe the listing agent is lying and only trying to push up their offer when they are told there are multiple offers. They assume that the seller is simply trying to push up the price by claiming there are other offers when none actually exist.
Revealing the status of multiple offers is up to the seller. The cold hard facts are that the buyer has to sit and wait for a response from the seller (depending on whether or not he wrote in a deadline for responding). Nevertheless, the buyer has no "rights" to know if there are more offers. It’s not the best circumstances in which to do good business, but that’s just the way it is.
*
Fall is here. Happy Thanksgiving everyone.
Wednesday, September 02, 2009
Toronto Income Property Newsletter: September 2009
Not surprisingly, the Toronto income property market continued to soar throughout the month of August. With July numbers spiking up, the sales continued well into August and when the warm weather finally broke, even higher price levels were being attained. Contrast this to a year ago, when we were at the crest of what looked like a down market for a long time to come. In the first two weeks of August, The Toronto Real Estate Board reported 3,832 sales – up 27 per cent compared to the first two weeks of August 2008. The average price for these transactions was up three per cent year-over-year to $383,796.
"The results for the first half of August indicate that many households in the GTA remain confident in their ability to purchase and pay for a home over the long term," said TREB President Tom Lebour. I agree that with continued low interest rates, this market (and especially for the demand duplexes and triplexes) will continue to be strong for the rest of the year.
*
Why Invest in Income Properties in Toronto?
The fundamental benefit of investing in income producing real estate is the opportunity to own a tangible asset that has the ability to both grow in value and generate income. In addition, consider the advantages of owning an asset where the bank may be willing to finance up to 90% of the purchase, the tenants help pay the monthly mortgage, yet you reap all of the benefits, such as a growing income stream, future appreciation, and potential tax advantages. As for risk, while it is certainly present in the short run, an owner’s risk tends to diminish systematically over time as the mortgage balance is paid down, rents are raised annually, and property values increase over the long term.
Investing in income property also allows you to take full advantage of the extremely powerful investment tool known as "financial leverage". What is financial leverage? It’s simply the ability to purchase an asset of much greater value than the initial amount invested. Why is this so important? Let’s do the math. If you were to invest $250,000 in a stock or mutual fund and that investment appreciated by 10%, your gain would be $25,000. If you were to take that same $250,000, apply it as a down payment on a $1,000,000 apartment building, and it appreciated by the same 10%, your gain would be $100,000, or four times greater! Probably more than any other single factor, the opportunity to apply the fundamentals of financial leverage is why real estate has always been such an attractive investment alternative for investors.
I would suggest that there is never a bad time to invest in real estate for the long term investor and that now is as good a time as any. And, as you should always do before committing your hard earned dollars to anything, we recommend that you do your homework and seek good counsel . . . preferably from a Plex Realty sales agent.
*
How do you go about buying a rental property in Toronto? We have many tips and tricks on at www.plex.ca that will enhance your chances for success:
Here’s a list that that I think is a very comprehensive checklist for all buyers.
1.Assess your financial requirements and goals. Do you need a steady stream of income from your rental or do you plan on selling it for a profit in a couple of years? If it's the latter, look for lower priced property that you can fix up as you rent it out.
2. Consider being a resident landlord by purchasing a multiunit property and living in one apartment. In many cases, the income from the other unit(s) will cover your mortgage payment, allowing you to effectively live for free. Being on-site has other advantages, including ensuring that the property is well-maintained.
3. Decide if you want to do maintenance yourself. If you have the skills, equipment and temperament to deal with upset tenants and a backed up toilet at 2 a.m., fine. If you plan on hiring a property manager, add about 5 percent of gross income into your calculations.
4. Choose the kind of property you want. Single-family houses are generally less expensive than multiplexes because of pure size, but generate less income. Apartments, on the other hand, can require more upkeep.
5. Get pre-approved for a mortgage. Investment property is different from residential property in that it may require a larger down payment.
6. Start shopping: Check out classified ads in the newspaper and online. Find a real estate agent who specializes in commercial or income-generating properties. I have over ten years experience trading these kinds of properties so my clients always feel secure with that knowledge.
7. Choose property where people want to live, close to shops, parks and decent schools, and in a well-kept neighborhood. Also, check out any restrictions on renting with the home owners association, which, if there is one, can have a say in any rental agreements.
8. Consider what improvements, if any, you may be willing to make. Buying a fixer-upper will be less expensive than a property in pristine condition, but you can go broke bringing a property up to rentable condition. Before you buy, get cost estimates for all necessary fixes.
9. Have the property inspected. You may also want to order an appraisal to get a fair market value.
10. Search past records for vacancy rates over the last five to ten years as well as at present. If the building is occupied, find out how long the tenants have lived at the property. Long-term residents are valuable, but may also have been signed on at a lower rental rate.
11. Plan on spending time and money advertising for and interviewing potential renters. Have a contingency plan in place if a unit remains vacant for a few months.
12. Determine what a competitive rental rate is for your property by asking rental agents what they would expect to charge, by reviewing area apartment listings, and by personally visiting units available in the neighborhood.
13. Run the numbers. Make certain that whatever income you derive covers your costs of owning the property, plus a profit.
14. Work with an attorney to draw up and review any necessary papers relevant to the purchase.
15. Negotiate the terms of the sale. Some sellers may be willing to pick up a share of closing costs and other expenses. The eventual price will also be affected by prevailing market conditions--keep these in mind when negotiating.
P.A.
Not surprisingly, the Toronto income property market continued to soar throughout the month of August. With July numbers spiking up, the sales continued well into August and when the warm weather finally broke, even higher price levels were being attained. Contrast this to a year ago, when we were at the crest of what looked like a down market for a long time to come. In the first two weeks of August, The Toronto Real Estate Board reported 3,832 sales – up 27 per cent compared to the first two weeks of August 2008. The average price for these transactions was up three per cent year-over-year to $383,796.
"The results for the first half of August indicate that many households in the GTA remain confident in their ability to purchase and pay for a home over the long term," said TREB President Tom Lebour. I agree that with continued low interest rates, this market (and especially for the demand duplexes and triplexes) will continue to be strong for the rest of the year.
*
Why Invest in Income Properties in Toronto?
The fundamental benefit of investing in income producing real estate is the opportunity to own a tangible asset that has the ability to both grow in value and generate income. In addition, consider the advantages of owning an asset where the bank may be willing to finance up to 90% of the purchase, the tenants help pay the monthly mortgage, yet you reap all of the benefits, such as a growing income stream, future appreciation, and potential tax advantages. As for risk, while it is certainly present in the short run, an owner’s risk tends to diminish systematically over time as the mortgage balance is paid down, rents are raised annually, and property values increase over the long term.
Investing in income property also allows you to take full advantage of the extremely powerful investment tool known as "financial leverage". What is financial leverage? It’s simply the ability to purchase an asset of much greater value than the initial amount invested. Why is this so important? Let’s do the math. If you were to invest $250,000 in a stock or mutual fund and that investment appreciated by 10%, your gain would be $25,000. If you were to take that same $250,000, apply it as a down payment on a $1,000,000 apartment building, and it appreciated by the same 10%, your gain would be $100,000, or four times greater! Probably more than any other single factor, the opportunity to apply the fundamentals of financial leverage is why real estate has always been such an attractive investment alternative for investors.
I would suggest that there is never a bad time to invest in real estate for the long term investor and that now is as good a time as any. And, as you should always do before committing your hard earned dollars to anything, we recommend that you do your homework and seek good counsel . . . preferably from a Plex Realty sales agent.
*
How do you go about buying a rental property in Toronto? We have many tips and tricks on at www.plex.ca that will enhance your chances for success:
Here’s a list that that I think is a very comprehensive checklist for all buyers.
1.Assess your financial requirements and goals. Do you need a steady stream of income from your rental or do you plan on selling it for a profit in a couple of years? If it's the latter, look for lower priced property that you can fix up as you rent it out.
2. Consider being a resident landlord by purchasing a multiunit property and living in one apartment. In many cases, the income from the other unit(s) will cover your mortgage payment, allowing you to effectively live for free. Being on-site has other advantages, including ensuring that the property is well-maintained.
3. Decide if you want to do maintenance yourself. If you have the skills, equipment and temperament to deal with upset tenants and a backed up toilet at 2 a.m., fine. If you plan on hiring a property manager, add about 5 percent of gross income into your calculations.
4. Choose the kind of property you want. Single-family houses are generally less expensive than multiplexes because of pure size, but generate less income. Apartments, on the other hand, can require more upkeep.
5. Get pre-approved for a mortgage. Investment property is different from residential property in that it may require a larger down payment.
6. Start shopping: Check out classified ads in the newspaper and online. Find a real estate agent who specializes in commercial or income-generating properties. I have over ten years experience trading these kinds of properties so my clients always feel secure with that knowledge.
7. Choose property where people want to live, close to shops, parks and decent schools, and in a well-kept neighborhood. Also, check out any restrictions on renting with the home owners association, which, if there is one, can have a say in any rental agreements.
8. Consider what improvements, if any, you may be willing to make. Buying a fixer-upper will be less expensive than a property in pristine condition, but you can go broke bringing a property up to rentable condition. Before you buy, get cost estimates for all necessary fixes.
9. Have the property inspected. You may also want to order an appraisal to get a fair market value.
10. Search past records for vacancy rates over the last five to ten years as well as at present. If the building is occupied, find out how long the tenants have lived at the property. Long-term residents are valuable, but may also have been signed on at a lower rental rate.
11. Plan on spending time and money advertising for and interviewing potential renters. Have a contingency plan in place if a unit remains vacant for a few months.
12. Determine what a competitive rental rate is for your property by asking rental agents what they would expect to charge, by reviewing area apartment listings, and by personally visiting units available in the neighborhood.
13. Run the numbers. Make certain that whatever income you derive covers your costs of owning the property, plus a profit.
14. Work with an attorney to draw up and review any necessary papers relevant to the purchase.
15. Negotiate the terms of the sale. Some sellers may be willing to pick up a share of closing costs and other expenses. The eventual price will also be affected by prevailing market conditions--keep these in mind when negotiating.
P.A.
Monday, August 03, 2009
Toronto Income Property Newsletter: August 2009
Wow. Has it ever been busy out there! When the June numbers came out we all breathed a collective sigh of relief. Up 18%, the market seems to clearly have rebounded from where we were a year ago. The reason: interest rates. When the buyers realized that prices in fact were not falling from the sky, low borrowing costs make purchasing real estate a sure bet. And with income properties, doubly so. Lock in for five years at three point something, get a longer amortization and let your tenants do the rest. Cap rates in the 5 to 6 range continue to be the norm and as such, most of the quality duplex and triplexes are being snapped up very quickly. I suspect that this will continue into September and we will have a robust fall market.
*
The low vacancy rate in our city has been one of the main reasons why duplexes and triplexes continue to be in high demand. Landlords with three or four unit buildings continue to take advantage of the strong rental market. In the many years that I have been buying and selling these properties, the attractive rental rate has always been the main rationale.
In Toronto, condominium rentals are at the lowest vacancy rate in seven years, according to the Canada Mortgage and Housing Corporation. Meanwhile, new condo units are continuing completion, but the tightening market has pushed the average condo rental rate up 1.8 percent for a 2-bedroom unit.
Even with dropping housing prices, first-time buyers now make up only about 40 percent of the marketplace, according to CMHC, a drop from 47 percent in 2007. “A number of factors contributed to the lower rental vacancy rate, including more moderate home ownership demand, steady in-migration, changing demographic trends and a dip in full-time jobs for young people,” states the group’s latest Rental Market Report.
While renters wait for prices to drop further, the cost of renting has still increased below the rate of growth for inflation and incomes. “The gap between the average principal and interest payment for a condominium apartment and the average rent for an apartment likely widened more for larger unit sizes,” the report says.
*
One question that I often get from my clients is whether they should offer furniture in their rental suite. Generally a furnished apartment will rent for around 10 to 20% more than an unfurnished one. Most tenants have their own furniture but there are times where renters may prefer their apartment to be fully furnished. People from out of town or who are new to the city often prefer this.
Furnished rentals tend to be for shorter terms. Some renters may only need accommodation for a shorter period, so having a bed and couches and chairs is beneficial.
Executive rentals tend to come furnished as well. Some companies may only need your suite for a few weeks, so furnishing it allows you to complete with hotels and other short-term accommodation providers
How much money should you spend on furniture for your rental suite if you decide to go that route? I would say that make sure that you buy pieces of high enough quality that it compliments the suite and is appropriate for the rent that you are charging.
Wow. Has it ever been busy out there! When the June numbers came out we all breathed a collective sigh of relief. Up 18%, the market seems to clearly have rebounded from where we were a year ago. The reason: interest rates. When the buyers realized that prices in fact were not falling from the sky, low borrowing costs make purchasing real estate a sure bet. And with income properties, doubly so. Lock in for five years at three point something, get a longer amortization and let your tenants do the rest. Cap rates in the 5 to 6 range continue to be the norm and as such, most of the quality duplex and triplexes are being snapped up very quickly. I suspect that this will continue into September and we will have a robust fall market.
*
The low vacancy rate in our city has been one of the main reasons why duplexes and triplexes continue to be in high demand. Landlords with three or four unit buildings continue to take advantage of the strong rental market. In the many years that I have been buying and selling these properties, the attractive rental rate has always been the main rationale.
In Toronto, condominium rentals are at the lowest vacancy rate in seven years, according to the Canada Mortgage and Housing Corporation. Meanwhile, new condo units are continuing completion, but the tightening market has pushed the average condo rental rate up 1.8 percent for a 2-bedroom unit.
Even with dropping housing prices, first-time buyers now make up only about 40 percent of the marketplace, according to CMHC, a drop from 47 percent in 2007. “A number of factors contributed to the lower rental vacancy rate, including more moderate home ownership demand, steady in-migration, changing demographic trends and a dip in full-time jobs for young people,” states the group’s latest Rental Market Report.
While renters wait for prices to drop further, the cost of renting has still increased below the rate of growth for inflation and incomes. “The gap between the average principal and interest payment for a condominium apartment and the average rent for an apartment likely widened more for larger unit sizes,” the report says.
*
One question that I often get from my clients is whether they should offer furniture in their rental suite. Generally a furnished apartment will rent for around 10 to 20% more than an unfurnished one. Most tenants have their own furniture but there are times where renters may prefer their apartment to be fully furnished. People from out of town or who are new to the city often prefer this.
Furnished rentals tend to be for shorter terms. Some renters may only need accommodation for a shorter period, so having a bed and couches and chairs is beneficial.
Executive rentals tend to come furnished as well. Some companies may only need your suite for a few weeks, so furnishing it allows you to complete with hotels and other short-term accommodation providers
How much money should you spend on furniture for your rental suite if you decide to go that route? I would say that make sure that you buy pieces of high enough quality that it compliments the suite and is appropriate for the rent that you are charging.
Thursday, July 02, 2009
Toronto Income Property Newsletter: July 2009
Happy Canada Day everyone! We’re at the midway point of 2009 and the Toronto real estate market continues to hum along. Quality income properties are still in high demand as the best ones still seem to attract multiple offers. Last weekend I had three central triplexes on my radar for clients and all three sold for at least $50K more than asking. I think that we’ll see a bit of a natural summertime slowdown but I expect this bustling market to continue right into the fall. Let’s hope that we get a nice run of warm days, that the garbage strike ends soon and TFC can get their act on the road together.
Some of you will be happy to note that May was the first month in some time where 2009 sales beat 2008. June numbers when released will be similar. Take a look at the numbers that were released by TREB below. This shows the uptick in the market. Duplexes and triplexes continue to be in high demand and will likely help fuel the real estate market going forward.
HOW TO FIND GOOD TENANTS:
Finding good tenants starts with having a good place to rent to them. Even in a bad part of town, no decent person is going to live in a bad place (at least not for very long). Never show a vacant apartment to a prospective tenant until it has been painted & cleaned. Don't show a rundown unit to someone & then tell them how you're going to fix it up. Always do the work first, make it presentable, then bring them in. You can't expect a tenant to have a 'vision' of what the place will look like after it's fixed up. Remember, the crummy tenants will take anything. I once had a girl tell me over the phone that she needed a place immediately & she didn't care if there were holes in the walls or if the apartment was a total wreck. I politely told her I couldn't help her and hung up the phone. What kind of renter do you think she would've been? Always paying on time? No problems? I would've gotten a security deposit and first month's rent and then be fighting to get her out. Good places attract good tenants. Bad places attract bad tenants. It's pretty simple.
If you ever purchase a multi-unit building with a few bad tenants you should work to get them out as soon as possible. I call it re-tenanting a building. You cycle out the bad and bring in the good. Your good tenants won't put up with crazy behavior and late night loudness; they'll simply move out without notice one weekend and leave you scratching your head. Better to be proactive & let your good tenants know your on top of the situation rather than let them slip away.
So you've got a decent place & it's ready to be rented. You didn't go overboard on expensive countertops and imported ceramic tile. It's clean, sanitary and presentable. You could give the keys to someone & they could move in that night. How do you get people to come and see it? The answer is as simple as it seems: Craigslist and view-it.ca
I've used these sources many times and it works. I like these avenues better than a sign in the window. Using the Internet will save you a ton of headaches. You don't want volume. You want quality. Having 90 people respond to your sign & ad with phone calls may sound great to a novice, but I'd much rather spend a half hour of my time with a targeted gathering of prospective tenants. An added benefit when you acquire more buildings is that you can direct someone to the right place for them. They may not like the apartment your showing right now, but the apartment being vacated in another building at the end of the month may be perfect for them.
As any good salesman will tell you, it's all about getting qualified leads. I've rented apartments a week before Christmas & remember people telling me beforehand that nobody would show up. If you have a decent place, they will come. There will always be exceptions; bad weather, lull in the rental market, etc. But in good parts of town and bad, this advertising system has proven itself. It works.
*
That's it for this month. Enjoy the summer everybody!
P.A.
Happy Canada Day everyone! We’re at the midway point of 2009 and the Toronto real estate market continues to hum along. Quality income properties are still in high demand as the best ones still seem to attract multiple offers. Last weekend I had three central triplexes on my radar for clients and all three sold for at least $50K more than asking. I think that we’ll see a bit of a natural summertime slowdown but I expect this bustling market to continue right into the fall. Let’s hope that we get a nice run of warm days, that the garbage strike ends soon and TFC can get their act on the road together.
Some of you will be happy to note that May was the first month in some time where 2009 sales beat 2008. June numbers when released will be similar. Take a look at the numbers that were released by TREB below. This shows the uptick in the market. Duplexes and triplexes continue to be in high demand and will likely help fuel the real estate market going forward.
HOW TO FIND GOOD TENANTS:
Finding good tenants starts with having a good place to rent to them. Even in a bad part of town, no decent person is going to live in a bad place (at least not for very long). Never show a vacant apartment to a prospective tenant until it has been painted & cleaned. Don't show a rundown unit to someone & then tell them how you're going to fix it up. Always do the work first, make it presentable, then bring them in. You can't expect a tenant to have a 'vision' of what the place will look like after it's fixed up. Remember, the crummy tenants will take anything. I once had a girl tell me over the phone that she needed a place immediately & she didn't care if there were holes in the walls or if the apartment was a total wreck. I politely told her I couldn't help her and hung up the phone. What kind of renter do you think she would've been? Always paying on time? No problems? I would've gotten a security deposit and first month's rent and then be fighting to get her out. Good places attract good tenants. Bad places attract bad tenants. It's pretty simple.
If you ever purchase a multi-unit building with a few bad tenants you should work to get them out as soon as possible. I call it re-tenanting a building. You cycle out the bad and bring in the good. Your good tenants won't put up with crazy behavior and late night loudness; they'll simply move out without notice one weekend and leave you scratching your head. Better to be proactive & let your good tenants know your on top of the situation rather than let them slip away.
So you've got a decent place & it's ready to be rented. You didn't go overboard on expensive countertops and imported ceramic tile. It's clean, sanitary and presentable. You could give the keys to someone & they could move in that night. How do you get people to come and see it? The answer is as simple as it seems: Craigslist and view-it.ca
I've used these sources many times and it works. I like these avenues better than a sign in the window. Using the Internet will save you a ton of headaches. You don't want volume. You want quality. Having 90 people respond to your sign & ad with phone calls may sound great to a novice, but I'd much rather spend a half hour of my time with a targeted gathering of prospective tenants. An added benefit when you acquire more buildings is that you can direct someone to the right place for them. They may not like the apartment your showing right now, but the apartment being vacated in another building at the end of the month may be perfect for them.
As any good salesman will tell you, it's all about getting qualified leads. I've rented apartments a week before Christmas & remember people telling me beforehand that nobody would show up. If you have a decent place, they will come. There will always be exceptions; bad weather, lull in the rental market, etc. But in good parts of town and bad, this advertising system has proven itself. It works.
*
That's it for this month. Enjoy the summer everybody!
P.A.
Monday, June 01, 2009
Toronto Income Property Newsletter - June 2009
I think that the worse may be over folks. After news of doom and gloom over the past twelve months or so, it seems like things are really picking up. I have been showing income properties to clients every day, so there is certainly no demand shortage. The real news though is that people are buying again. There isn’t this hesitancy of the sky about to fall so folks are no longer unnecessarily over-cautious. I have seen competing offers. I have seen triplexes being snatched up for the same prices as two years ago. I believe that the warm weather makes it easier for people to get out there, but it looks to me like in Toronto we’re back to a busy stable market.
On May 19, 2009 Greater Toronto REALTORS® reported 4,561 transactions in the first half of May – an increase of three per cent compared to May 2008.
“Members reported a rise in buying activity this month,” said TREB President Maureen O’Neill. “Many home buyers who were undecided about purchasing a home during the winter months are now proceeding with confidence as a result of the GTA housing market's affordability.” The average price for MLS® sales was in line with last year, down by less than one-half of one per cent at $399,811.“More sales and fewer listings resulted in tighter market conditions which pushed the average selling price back up to last year's level,” according to Jason Mercer, TREB’s Senior Manager of Market Analysis. “Look for new listings to increase as home owners react to the positive news surrounding home sales and prices.”
Are mortgage rates going to rise any time soon? I received an e-mail last week from a leading mortgage broker telling me to get my clients to get pre-approved now. 5 year fixed rates which are now at an all-time low are likely to start creeping back up soon. I believe that a lot of the activity that we have seen in the GTA over the past month has been strongly fueled by low borrowing rates. A lot of buyers thought that the sky was falling at the beginning of the year, figuring they had all the time in the world for prices to drop further. That hasn’t happened. Now many of these same buyers are realizing that a second window, namely low rates, may be closing soon too. If you can finance your income-generating property at a rate better than say two years ago, then many see this as a real fiscal opportunity. People locked in for five years at 5% (which historically is a very good rate) and now you can do the same term for up to 150 basis points less. That could translate into hundreds of dollars saved in interest payments per month.
I think it is safe to say that we are on the road to recovery and that the low lending rates that were intended to stimulate a softening market will rise sooner than later. Is this a temporary upswing amidst a much darker, longer drawn out economic recession? I think we’ll find out when GM finally declares bankruptcy, which could happen this week. After the dust settles, we’ll be able to fiscally plan for the future in a responsible way. I believe that the trajectory will be back to near high price and sales volume levels in the Toronto core. It seems like we’re there now and there might not be any looking back.
I think that the worse may be over folks. After news of doom and gloom over the past twelve months or so, it seems like things are really picking up. I have been showing income properties to clients every day, so there is certainly no demand shortage. The real news though is that people are buying again. There isn’t this hesitancy of the sky about to fall so folks are no longer unnecessarily over-cautious. I have seen competing offers. I have seen triplexes being snatched up for the same prices as two years ago. I believe that the warm weather makes it easier for people to get out there, but it looks to me like in Toronto we’re back to a busy stable market.
On May 19, 2009 Greater Toronto REALTORS® reported 4,561 transactions in the first half of May – an increase of three per cent compared to May 2008.
“Members reported a rise in buying activity this month,” said TREB President Maureen O’Neill. “Many home buyers who were undecided about purchasing a home during the winter months are now proceeding with confidence as a result of the GTA housing market's affordability.” The average price for MLS® sales was in line with last year, down by less than one-half of one per cent at $399,811.“More sales and fewer listings resulted in tighter market conditions which pushed the average selling price back up to last year's level,” according to Jason Mercer, TREB’s Senior Manager of Market Analysis. “Look for new listings to increase as home owners react to the positive news surrounding home sales and prices.”
Are mortgage rates going to rise any time soon? I received an e-mail last week from a leading mortgage broker telling me to get my clients to get pre-approved now. 5 year fixed rates which are now at an all-time low are likely to start creeping back up soon. I believe that a lot of the activity that we have seen in the GTA over the past month has been strongly fueled by low borrowing rates. A lot of buyers thought that the sky was falling at the beginning of the year, figuring they had all the time in the world for prices to drop further. That hasn’t happened. Now many of these same buyers are realizing that a second window, namely low rates, may be closing soon too. If you can finance your income-generating property at a rate better than say two years ago, then many see this as a real fiscal opportunity. People locked in for five years at 5% (which historically is a very good rate) and now you can do the same term for up to 150 basis points less. That could translate into hundreds of dollars saved in interest payments per month.
I think it is safe to say that we are on the road to recovery and that the low lending rates that were intended to stimulate a softening market will rise sooner than later. Is this a temporary upswing amidst a much darker, longer drawn out economic recession? I think we’ll find out when GM finally declares bankruptcy, which could happen this week. After the dust settles, we’ll be able to fiscally plan for the future in a responsible way. I believe that the trajectory will be back to near high price and sales volume levels in the Toronto core. It seems like we’re there now and there might not be any looking back.
Friday, May 01, 2009
Toronto Income Property Newsletter: May 2009
This month I'd like to reprint a couple of articles from April that I was featured in. One is a story from Toronto Star reporter Tony Wong, where he talks about the benefits of buying real estate and quotes Canadian investment guru Don Campbell and myself. If you'd like to read the original article as it appeared in the newspaper, please click here. The second article is a snippet from a much larger cover story that ran in Canadian Business magazine about real estate in Canada.
Article reprinted from Toronto Star: 16 April 2009 (written by Tony Wong)
Despite an economic downturn that has had a dramatic impact on Toronto home sales, broker Paul Anand is busier than ever.
Anand specializes in income properties, homes that have basement or in-law suites that can be rented out.
"I'm swamped. Demand is high for properties that help the owner pay the mortgage, especially during these times," says Anand.
With stock markets tanking and real estate prices forecast to decline further, real estate investors are seeking properties that help to pad the bottom line. That's if you can get them to invest at all.
Should you park the money in mutual funds, or put it in real estate? "It's the perennial question that everyone seems to be asking," says Don Campbell, the Vancouver-based author of Real Estate Investing in Canada. "The dilemma is even bigger because none of them look great on paper."
The short answer, says Campbell, is to figure out your time horizon.
"If you have a very short term, real estate is not a get-rich-quick scheme, but if you have five years and more, then well-selected properties will be a good fit," says Campbell.
"The problem is, people watch television and figure they can flip a house in half an hour – because that's how long the show is – and get into all kinds of trouble."
In previous recessions, such as 1980 and 1989, when prices peaked, investors panicked, says Campbell.
"The economic world was over, everyone said don't buy real estate, but if you bought after the peak, then you came out looking like a genius," he says.
Of course, timing can be a perilous thing: Those who bought at the peak in 1989 still haven't recovered their money two decades later if you factor in inflation.
"I figured it was the beginning of the end for this cycle when people started lining up for condos on Bloor St. The only time I line up and wear a wrist band is for U2 tickets," says Campbell.
He owns more than 200 properties with his wife Connie, and is looking at buying more properties across Canada.
The trick is to buy properties that will give you a yield – essentially a return on your money after all taxes, mortgage and expenses are factored in.
Investors call that the capitalization rate, essentially the net annual rent divided by the cost of the property. Campbell looks for a return of about 8 per cent on his properties. He will settle for less, his bottom line being 6.5 per cent, but "only if it's a fantastic area with a lot of opportunities for appreciation."
Location, of course, is half the equation in real estate. Campbell sees value in areas that "have a tougher reputation" or are slightly off the beaten path.
In the Greater Toronto Area, he likes Scarborough, the Junction and High Park.
"There are some older, really fantastic spots that are far cheaper now than they were a year ago."
He likes older low-rise properties close to transit, since they usually have good upside and are often cheaper. He typically stays away from new condos, since prices are high and, after maintenance fees and taxes, it's hard to see positive cash flow.
Campbell is currently purchasing properties in Edmonton and Hamilton because prices have been "beaten up."
For an investor, where interest rates are at historic lows, prices are depreciating and people are sitting in rentals because they don't want to buy, it doesn't get much better than the current climate, says Campbell.
"Just because people are paralyzed isn't a bad thing, that means they would rather rent with me than go buy their own home," he says. And the figures bear him out.
Vacancy rates in Toronto slipped to 2.1 per cent in 2008, versus 3.2 per cent in 2007according to the Canada Mortgage and Housing Corporation.
(One caveat: Vacancy rates aren't expected to fall much further, and could go up as a flood of condos, now being built, come onto the Toronto market.)
The upside of a recession: Campbell recently paid $209,000 for a townhome in northeast Edmonton that would have cost $249,000 last year. And interest rates at that time would have been 5 per cent, instead of the 4.14 per cent he is getting now, giving him a significantly bigger return on his investment.
As prices fall, traditionally tough areas for investors, such as downtown Toronto, are looking more attractive.
"It's tough to make a good return in Toronto because the prices are so high," says Campbell. "But the opportunities are there, you just have to look harder."
Anand says returns for multi-residential properties in the Toronto market are decent, but not spectacular because of demand.
"The good properties are always in demand, so prices still haven't dropped as dramatically as other properties," he says.
But first things first: Getting a property that suits your lifestyle is paramount, he cautions.
"I have seen it happen too many times before where clients are more concerned about the money the property is generating than whether it meets their personal needs," he warns in a preface in his self-published book, Live For Free.
"It really helps if you like where you're living – remember, this isn't just about the money, and it’s also about your lifestyle."
Portion of Article reprinted from Canadian Business Magazine, Aril 2009 (written By Andy Holloway)
If you already own income-producing real estate, now is probably not the time to unload it. Prices are lower and the rental market remains strong, because roughly 250,000 people move to Canada every year and they generally rent before they buy. "We haven't seen the rental market soften," says Michael Polzler, executive vice-president and regional director at Re/Max Ontario — Atlantic Canada. "I think the reason is that we don't build apartment buildings anymore. People used to buy a fourplex or six-plex; now they buy a floor in a new condo building and rent it out."
Paul Anand, the broker of record at Plex Realty Corp. in Toronto, says 8% — 10% of available inventory at any given time are income properties — and good properties are still scarce. Capitalization rates (the ratio of net operating income to the home's original price or current market value) have been lower than 7% for quite awhile, and in many cases 5% and 6% is the norm. "Some people feel there is an opportunity because it's cheap, but to me the opportunity is that we don't have to compete for properties now," says Anand, who adds he is always looking for more income-producing properties.
His advice? Always look at cap rates, which give an indirect measure of how fast an investment will pay off, and don't get emotional about the properties you're buying. "This is not glamorous work," he says.
Rents in the commercial market have also remained stable because vacancy rates are low. "Across Canada, we've been at around 5% or 6% vacancy in both industrial and office, which is extremely low," says Milton Lamb, a senior vice-president at Colliers International in Canada and a member of Colliers National Investment Team & Global Investment Services Team in Toronto. "That's moved up, but compared to anywhere else in the world, that's a very low vacancy rate. Just because you see the signs, it certainly exaggerates the reality a bit."
*
Next month I will get into more detail about what's happening in the Toronto market. This past week, a frat house near U of T had 16 offers on it. I have also seen a few listing agents start to hold back offer dates again. I still think that there may be further fall-out from the car industry, but could the worst be behind us now?
P.A.
This month I'd like to reprint a couple of articles from April that I was featured in. One is a story from Toronto Star reporter Tony Wong, where he talks about the benefits of buying real estate and quotes Canadian investment guru Don Campbell and myself. If you'd like to read the original article as it appeared in the newspaper, please click here. The second article is a snippet from a much larger cover story that ran in Canadian Business magazine about real estate in Canada.
Article reprinted from Toronto Star: 16 April 2009 (written by Tony Wong)
Despite an economic downturn that has had a dramatic impact on Toronto home sales, broker Paul Anand is busier than ever.
Anand specializes in income properties, homes that have basement or in-law suites that can be rented out.
"I'm swamped. Demand is high for properties that help the owner pay the mortgage, especially during these times," says Anand.
With stock markets tanking and real estate prices forecast to decline further, real estate investors are seeking properties that help to pad the bottom line. That's if you can get them to invest at all.
Should you park the money in mutual funds, or put it in real estate? "It's the perennial question that everyone seems to be asking," says Don Campbell, the Vancouver-based author of Real Estate Investing in Canada. "The dilemma is even bigger because none of them look great on paper."
The short answer, says Campbell, is to figure out your time horizon.
"If you have a very short term, real estate is not a get-rich-quick scheme, but if you have five years and more, then well-selected properties will be a good fit," says Campbell.
"The problem is, people watch television and figure they can flip a house in half an hour – because that's how long the show is – and get into all kinds of trouble."
In previous recessions, such as 1980 and 1989, when prices peaked, investors panicked, says Campbell.
"The economic world was over, everyone said don't buy real estate, but if you bought after the peak, then you came out looking like a genius," he says.
Of course, timing can be a perilous thing: Those who bought at the peak in 1989 still haven't recovered their money two decades later if you factor in inflation.
"I figured it was the beginning of the end for this cycle when people started lining up for condos on Bloor St. The only time I line up and wear a wrist band is for U2 tickets," says Campbell.
He owns more than 200 properties with his wife Connie, and is looking at buying more properties across Canada.
The trick is to buy properties that will give you a yield – essentially a return on your money after all taxes, mortgage and expenses are factored in.
Investors call that the capitalization rate, essentially the net annual rent divided by the cost of the property. Campbell looks for a return of about 8 per cent on his properties. He will settle for less, his bottom line being 6.5 per cent, but "only if it's a fantastic area with a lot of opportunities for appreciation."
Location, of course, is half the equation in real estate. Campbell sees value in areas that "have a tougher reputation" or are slightly off the beaten path.
In the Greater Toronto Area, he likes Scarborough, the Junction and High Park.
"There are some older, really fantastic spots that are far cheaper now than they were a year ago."
He likes older low-rise properties close to transit, since they usually have good upside and are often cheaper. He typically stays away from new condos, since prices are high and, after maintenance fees and taxes, it's hard to see positive cash flow.
Campbell is currently purchasing properties in Edmonton and Hamilton because prices have been "beaten up."
For an investor, where interest rates are at historic lows, prices are depreciating and people are sitting in rentals because they don't want to buy, it doesn't get much better than the current climate, says Campbell.
"Just because people are paralyzed isn't a bad thing, that means they would rather rent with me than go buy their own home," he says. And the figures bear him out.
Vacancy rates in Toronto slipped to 2.1 per cent in 2008, versus 3.2 per cent in 2007according to the Canada Mortgage and Housing Corporation.
(One caveat: Vacancy rates aren't expected to fall much further, and could go up as a flood of condos, now being built, come onto the Toronto market.)
The upside of a recession: Campbell recently paid $209,000 for a townhome in northeast Edmonton that would have cost $249,000 last year. And interest rates at that time would have been 5 per cent, instead of the 4.14 per cent he is getting now, giving him a significantly bigger return on his investment.
As prices fall, traditionally tough areas for investors, such as downtown Toronto, are looking more attractive.
"It's tough to make a good return in Toronto because the prices are so high," says Campbell. "But the opportunities are there, you just have to look harder."
Anand says returns for multi-residential properties in the Toronto market are decent, but not spectacular because of demand.
"The good properties are always in demand, so prices still haven't dropped as dramatically as other properties," he says.
But first things first: Getting a property that suits your lifestyle is paramount, he cautions.
"I have seen it happen too many times before where clients are more concerned about the money the property is generating than whether it meets their personal needs," he warns in a preface in his self-published book, Live For Free.
"It really helps if you like where you're living – remember, this isn't just about the money, and it’s also about your lifestyle."
Portion of Article reprinted from Canadian Business Magazine, Aril 2009 (written By Andy Holloway)
If you already own income-producing real estate, now is probably not the time to unload it. Prices are lower and the rental market remains strong, because roughly 250,000 people move to Canada every year and they generally rent before they buy. "We haven't seen the rental market soften," says Michael Polzler, executive vice-president and regional director at Re/Max Ontario — Atlantic Canada. "I think the reason is that we don't build apartment buildings anymore. People used to buy a fourplex or six-plex; now they buy a floor in a new condo building and rent it out."
Paul Anand, the broker of record at Plex Realty Corp. in Toronto, says 8% — 10% of available inventory at any given time are income properties — and good properties are still scarce. Capitalization rates (the ratio of net operating income to the home's original price or current market value) have been lower than 7% for quite awhile, and in many cases 5% and 6% is the norm. "Some people feel there is an opportunity because it's cheap, but to me the opportunity is that we don't have to compete for properties now," says Anand, who adds he is always looking for more income-producing properties.
His advice? Always look at cap rates, which give an indirect measure of how fast an investment will pay off, and don't get emotional about the properties you're buying. "This is not glamorous work," he says.
Rents in the commercial market have also remained stable because vacancy rates are low. "Across Canada, we've been at around 5% or 6% vacancy in both industrial and office, which is extremely low," says Milton Lamb, a senior vice-president at Colliers International in Canada and a member of Colliers National Investment Team & Global Investment Services Team in Toronto. "That's moved up, but compared to anywhere else in the world, that's a very low vacancy rate. Just because you see the signs, it certainly exaggerates the reality a bit."
*
Next month I will get into more detail about what's happening in the Toronto market. This past week, a frat house near U of T had 16 offers on it. I have also seen a few listing agents start to hold back offer dates again. I still think that there may be further fall-out from the car industry, but could the worst be behind us now?
P.A.
Monday, April 06, 2009
Toronto Income Property Newsletter: April 2009
Where are all the great deals on duplexes and triplexes that everyone is waiting for? As we head into April in the midst of a recession, I’m still combing the market daily, waiting for all these great opportunities with Toronto investment properties. Well it’s not happening folks. When the dust settles and the economists determine how big an average price drop this “correction” saw, whatever that number is, it won’t apply to income properties. Cap rates are still well below seven and quality owner-occupier income properties may still get multiple offers on them. It just goes to show that buying these properties always makes sense, perhaps even more so in down markets. Some businesses do not decline in bad economic times – I guess income-generating properties (since there are so few of them) may fall into this category. For the record, it would benefit me a great deal if the prices started to drop as I have many investors waiting on the sidelines. A price drop of say 5% with a resultant bottom-line increase of even 2%, would allow me to sell a lot more buildings.
What going on with the condo market?
I’ve thought for awhile that until there is a great resale condo crash in this city, then we have a way to go before we hit bottom. Toronto condo broker Brad Lamb declared in his last newsletter that this past December was in fact the absolute bottom of the market. He states that last Christmas was “the absolute depths of negative human despair. It represented the bottom. I know that it’s difficult to see this now as the economy continues to shed jobs, but the worst is over for Toronto’s real estate market.”
He goes on to say that that the next rise will start in the fall of 2009 and run for several years. People who choose to wait until next year will kick themselves around the block. “Come May, our little correction will be over and anything lost through January will have largely been regained.” I agree that recessions always seem the worst when you are in the middle of them, and until we see a huge decline in resales, that the worst may be over.
I’d like to point out at the luxury condo market has taken a fair beating. There have been relatively few resale condos trading over half a million dollars so far this year. The under $300K market still seems very active to me.
Condos as investments … forget it. They never have made sense on the monthly cash flow side. If you bought a presale unit and were lucky to sell it along the way, that’s great. But that is speculating, not investing. Remember when people were lining up at Yonge & Bloor for days like they were in line for a Stones concert. That represented the height of the market and the crest of silliness if you ask me.
Regarding the new Ontario HST:
On March 26th, 2009, the McGuinty government announced its intention to harmonize the goods and services tax with the provincial sales tax – an all encompassing 13% tax.
As a result of this change, provincial sales tax will now be levied on legal fees, appraisals, real estate commissions, home inspection fees and other services related to a real estate transaction. They were only subject to GST before. From the consumers’ point of view, it is just another cost that they will have to unfortunately bear. From a realtor’s perspective, there may be some benefits insofar as being able to claim back the full 13% on business related expenses.
The Ontario Real Estate Association believes that this tax grab will severely hurt the resale housing market and reduce affordability for Ontarians trying to buy a home. In Toronto, there is also the year old municipal land transfer tax that some say aided in the market’s decline.
The new HST won’t take effect until July 2010. A lot can happen in between now and then so stay tuned.
Happy Easter everyone. TFC is back on the field so get behind our team!
P.A.
Where are all the great deals on duplexes and triplexes that everyone is waiting for? As we head into April in the midst of a recession, I’m still combing the market daily, waiting for all these great opportunities with Toronto investment properties. Well it’s not happening folks. When the dust settles and the economists determine how big an average price drop this “correction” saw, whatever that number is, it won’t apply to income properties. Cap rates are still well below seven and quality owner-occupier income properties may still get multiple offers on them. It just goes to show that buying these properties always makes sense, perhaps even more so in down markets. Some businesses do not decline in bad economic times – I guess income-generating properties (since there are so few of them) may fall into this category. For the record, it would benefit me a great deal if the prices started to drop as I have many investors waiting on the sidelines. A price drop of say 5% with a resultant bottom-line increase of even 2%, would allow me to sell a lot more buildings.
What going on with the condo market?
I’ve thought for awhile that until there is a great resale condo crash in this city, then we have a way to go before we hit bottom. Toronto condo broker Brad Lamb declared in his last newsletter that this past December was in fact the absolute bottom of the market. He states that last Christmas was “the absolute depths of negative human despair. It represented the bottom. I know that it’s difficult to see this now as the economy continues to shed jobs, but the worst is over for Toronto’s real estate market.”
He goes on to say that that the next rise will start in the fall of 2009 and run for several years. People who choose to wait until next year will kick themselves around the block. “Come May, our little correction will be over and anything lost through January will have largely been regained.” I agree that recessions always seem the worst when you are in the middle of them, and until we see a huge decline in resales, that the worst may be over.
I’d like to point out at the luxury condo market has taken a fair beating. There have been relatively few resale condos trading over half a million dollars so far this year. The under $300K market still seems very active to me.
Condos as investments … forget it. They never have made sense on the monthly cash flow side. If you bought a presale unit and were lucky to sell it along the way, that’s great. But that is speculating, not investing. Remember when people were lining up at Yonge & Bloor for days like they were in line for a Stones concert. That represented the height of the market and the crest of silliness if you ask me.
Regarding the new Ontario HST:
On March 26th, 2009, the McGuinty government announced its intention to harmonize the goods and services tax with the provincial sales tax – an all encompassing 13% tax.
As a result of this change, provincial sales tax will now be levied on legal fees, appraisals, real estate commissions, home inspection fees and other services related to a real estate transaction. They were only subject to GST before. From the consumers’ point of view, it is just another cost that they will have to unfortunately bear. From a realtor’s perspective, there may be some benefits insofar as being able to claim back the full 13% on business related expenses.
The Ontario Real Estate Association believes that this tax grab will severely hurt the resale housing market and reduce affordability for Ontarians trying to buy a home. In Toronto, there is also the year old municipal land transfer tax that some say aided in the market’s decline.
The new HST won’t take effect until July 2010. A lot can happen in between now and then so stay tuned.
Happy Easter everyone. TFC is back on the field so get behind our team!
P.A.
Monday, March 02, 2009
Toronto Income Property Newsletter: March 2009
As news of economic doom and gloom continues, I can safely say that the Toronto Income Property market hasn't experienced a serious downturn ... yet! Quality duplexes and triplexes are continuing to trade and it doesn't seem to me that there has been as big a price decrease as in single family homes. Realtors that price their properties properly are not really getting caught and there were even a few multiple offers (remember them) last month on a buildings in primo locations. I expect this to continue into March as more properties hit the market.
Where are the nicest income propreties in Toronto? Which areas are always going to be a safe bet for landlords?
There are certain Toronto neighbourhoods that are always going to be attractive to investors. From a rental property perspective, a property close to the subway line, restaurants and shopping tend to be more desirable to both to owners and renters. Other factors that high-end renters tend to look for are proximity to the more prestigious schools, sports clubs, etc. Properties close to the middle of the city - Yonge Street from Bloor Street all the way up to York Mills - get the highest rents. Other areas like the Beach or High Park that have strong locational benefits are also very attractive to renters who are looking to pay a little more.
Where are the nicest income properties in town? Almost every exclusive neighbourhood in Toronto has duplexes and multiplexes mixed amongst the single-family homes. There is always activity in the high end income property market. You may not think about spending over a million dollars in Rosedale or Forest Hill but there are many homes in these areas that have fantastic rental suites in them. Key streets include Madison, Lowther, and Admiral in the Annex and streets like Maple & South in Rosedale. Sometimes suites can rent for as high as $4500 a month in these properties. That may seem like a ridiculous amount of money to pay on rent, but believe me, there is a market for these kinds of rentals.
Statistics show us that live-in owners and investors are comfortable paying big dollars for upper-end investment properties. Since most of them will not yield a strong cash-on-cash return, I’m sure they’re being bought based on location and the hope of eventual capital appreciation. Cap rates don’t generally apply to high end rental properties.
One area that has been very desirable is prime Cabbagetown which occupies a small portion of C08. There have been some very nice duplexes and triplexes that have sold, particularly east of Parliament close to the Riverdale Farm. It seems like this section of town is beginning to closely mirror Riverdale on the east side of the valley.
Second suites (basment apartments) are legal in the City of Toronto in all single family and semi-detached homes, providing they meet certain criteria, including fire and building codes. This background information was adapted from information provided by City of Toronto planning staff. For legal and zoning information on second suites in other Greater Toronto Area municipalities, please contact your local planning department.
A second suite is a self-contained unit (rental or rent-free) in a single-detached or semi-detached house. Most second suites are basement apartments. They have also been called granny flats, in-law suites and accessory apartments.
In the past, second suites were permitted in some areas of the City (York, East York, and parts of former Etobicoke, North York and Toronto). Some parts of the City have had a long experience with this form of housing. As well, provincial legislation, in force between July 1994 and November 1995, allowed for the creation of second suites in all areas of the province.
In July 1999, City Council adopted the second suites by-law. This by-law was appealed to the Ontario Municipal Board (OMB) by a number of residents' groups and individuals. The OMB held a hearing on the appeals in February 2000. The OMB issued a decision in April approving the City's by-law but directed that two amendments be made. The amendments dealt with: (1) parking provisions in some neighbourhoods in the former Toronto, and (2) building alterations.
The new by-law permits second suites in all single-detached and semi-detached homes throughout the new City of Toronto -- with certain conditions.
Some of the conditions include:
the second suite must be self-contained with its own kitchen and bathroom.
the house, including any additions, must be at least 5 years old;
the floor area of the second suite must be smaller than the remaining unit;
in most cases, homes with a second suite must have at least 2 parking spaces and parking can be in tandem (one behind the other). There is an exception for parts of the former City of Toronto (R2, R3 and R4 districts) where only 1 parking space is required for a house with a second suite. Please contact the City of Toronto's Urban Planning and Development Services Department to determine if a property is located in a R2, R3, or R4 district.
Before planning any changes to the outside appearance of a dwelling the homeowner should contact the City of Toronto's Urban Planning and Development Services Department; and
all new second suites must comply with the Ontario Building Code and require a building permit. Existing second suites must comply with the Fire Code as well as zoning and property standards.
The unit will have to be inspected by Fire Department staff. There is a fee for the inspection and you may be required to upgrade the suite to meet the code requirements and other standards. Contact the City's Urban Planning and Development Services Department for more information
There is currently no grant or loan program for second suites. The City is discussing the potential for a program with senior levels of government. TREB's Government Relations staff is monitoring this initiative and will inform members if the City implements a program.
In most cases, there will be little impact on property taxes. A major exception would be where the second suite is created by constructing an addition, thereby significantly adding to the value of a house.
For specific zoning, property standards, or fire and building code questions please contact the City of Toronto's Urban Planning and Development Services Department.
P.A.
As news of economic doom and gloom continues, I can safely say that the Toronto Income Property market hasn't experienced a serious downturn ... yet! Quality duplexes and triplexes are continuing to trade and it doesn't seem to me that there has been as big a price decrease as in single family homes. Realtors that price their properties properly are not really getting caught and there were even a few multiple offers (remember them) last month on a buildings in primo locations. I expect this to continue into March as more properties hit the market.
Where are the nicest income propreties in Toronto? Which areas are always going to be a safe bet for landlords?
There are certain Toronto neighbourhoods that are always going to be attractive to investors. From a rental property perspective, a property close to the subway line, restaurants and shopping tend to be more desirable to both to owners and renters. Other factors that high-end renters tend to look for are proximity to the more prestigious schools, sports clubs, etc. Properties close to the middle of the city - Yonge Street from Bloor Street all the way up to York Mills - get the highest rents. Other areas like the Beach or High Park that have strong locational benefits are also very attractive to renters who are looking to pay a little more.
Where are the nicest income properties in town? Almost every exclusive neighbourhood in Toronto has duplexes and multiplexes mixed amongst the single-family homes. There is always activity in the high end income property market. You may not think about spending over a million dollars in Rosedale or Forest Hill but there are many homes in these areas that have fantastic rental suites in them. Key streets include Madison, Lowther, and Admiral in the Annex and streets like Maple & South in Rosedale. Sometimes suites can rent for as high as $4500 a month in these properties. That may seem like a ridiculous amount of money to pay on rent, but believe me, there is a market for these kinds of rentals.
Statistics show us that live-in owners and investors are comfortable paying big dollars for upper-end investment properties. Since most of them will not yield a strong cash-on-cash return, I’m sure they’re being bought based on location and the hope of eventual capital appreciation. Cap rates don’t generally apply to high end rental properties.
One area that has been very desirable is prime Cabbagetown which occupies a small portion of C08. There have been some very nice duplexes and triplexes that have sold, particularly east of Parliament close to the Riverdale Farm. It seems like this section of town is beginning to closely mirror Riverdale on the east side of the valley.
Second suites (basment apartments) are legal in the City of Toronto in all single family and semi-detached homes, providing they meet certain criteria, including fire and building codes. This background information was adapted from information provided by City of Toronto planning staff. For legal and zoning information on second suites in other Greater Toronto Area municipalities, please contact your local planning department.
A second suite is a self-contained unit (rental or rent-free) in a single-detached or semi-detached house. Most second suites are basement apartments. They have also been called granny flats, in-law suites and accessory apartments.
In the past, second suites were permitted in some areas of the City (York, East York, and parts of former Etobicoke, North York and Toronto). Some parts of the City have had a long experience with this form of housing. As well, provincial legislation, in force between July 1994 and November 1995, allowed for the creation of second suites in all areas of the province.
In July 1999, City Council adopted the second suites by-law. This by-law was appealed to the Ontario Municipal Board (OMB) by a number of residents' groups and individuals. The OMB held a hearing on the appeals in February 2000. The OMB issued a decision in April approving the City's by-law but directed that two amendments be made. The amendments dealt with: (1) parking provisions in some neighbourhoods in the former Toronto, and (2) building alterations.
The new by-law permits second suites in all single-detached and semi-detached homes throughout the new City of Toronto -- with certain conditions.
Some of the conditions include:
the second suite must be self-contained with its own kitchen and bathroom.
the house, including any additions, must be at least 5 years old;
the floor area of the second suite must be smaller than the remaining unit;
in most cases, homes with a second suite must have at least 2 parking spaces and parking can be in tandem (one behind the other). There is an exception for parts of the former City of Toronto (R2, R3 and R4 districts) where only 1 parking space is required for a house with a second suite. Please contact the City of Toronto's Urban Planning and Development Services Department to determine if a property is located in a R2, R3, or R4 district.
Before planning any changes to the outside appearance of a dwelling the homeowner should contact the City of Toronto's Urban Planning and Development Services Department; and
all new second suites must comply with the Ontario Building Code and require a building permit. Existing second suites must comply with the Fire Code as well as zoning and property standards.
The unit will have to be inspected by Fire Department staff. There is a fee for the inspection and you may be required to upgrade the suite to meet the code requirements and other standards. Contact the City's Urban Planning and Development Services Department for more information
There is currently no grant or loan program for second suites. The City is discussing the potential for a program with senior levels of government. TREB's Government Relations staff is monitoring this initiative and will inform members if the City implements a program.
In most cases, there will be little impact on property taxes. A major exception would be where the second suite is created by constructing an addition, thereby significantly adding to the value of a house.
For specific zoning, property standards, or fire and building code questions please contact the City of Toronto's Urban Planning and Development Services Department.
P.A.
Friday, February 06, 2009
Toronto Income Property Newsletter - February 2009
The Toronto income property market continues to be in a holding pattern. For duplexes and triplexes, the inventory is very spotty at the moment. There are a few properties on the market that are quite nice, but they still reflect 2006 prices. Then there are others that require a lot of work, which many folks are reticent to do in this economy. The average prices for these properties are not falling as much as single-family homes, at least not yet. I'm out there all the time so I'll let you know in this space each month where prices seem to be going.
A veteran city councillor is looking to suspend the controversial Land Transfer Tax in a bid to stimulate Toronto's local economy. Doug Holyday's efforts could be in vain because Toronto Mayor David Miller doesn't support the idea. The tax raises too much revenue for the city that council would have to find elsewhere if the tax were scrapped, or even suspended. Holyday told the Toronto Sun he is writing a letter to Miller and the city's budget chief Shelley Carroll asking them to at least consider a three- to six-month moratorium on the tax to "get the housing market moving."
"In the three or four months prior to the tax coming into effect (last February), there was a huge movement on the real estate market to avoid the tax," he said. "Right now, there are a lot of homes on the market but they aren't moving. I think a stimulus like this could work." Suspending the tax, which adds about $4,000 to the cost of an average home in Toronto, is something council can do to help the flagging economy, Holyday said.
"It's something that we can do without any provincial or federal approval. We can do it on our own to help ourselves," he said. The Toronto Real Estate Board said yesterday any move to suspend the tax is a "step in the right direction" if it leads to doing away with it permanently.
By their estimates, every house and condo sale transaction that doesn't take place costs the city $33,000 in spin-off economic activity in furniture and appliance sales and home renovations among other things. They estimate 5,000 sales did not happen in 2008 because of the tax.
"That equates to $200 million in Toronto's economy," said Von Palmer of the Toronto Real Estate Board. "We're pleased to see a councillor recognizing that the land transfer tax is hurting the economy."
A December 2008 study by the C.D. Howe Institute found house sales in Toronto dropped by 16% because of the tax, and that it caused housing prices to fall 1.5%.
One of the most common things that we see on listings for income properties is the claim that Vendor does not warrant retrofit status. We often explain to our clients that over 90% of the available properties that have units have not been fire retrofitted. Many lenders do prefer that multi-residential buildings meet retrofit standards; however, this is NOT a requirement to get financing on these types of properties. We are able to finance non-retrofitted properties every day.
While all income properties may not be retrofitted they still do have to confirm to the fire code. The Ontario Fire Code (O.Reg. 388/97) is a regulation made under the Fire Protection and Prevention Act as a companion document to the Ontario Building Code. The Ontario Building Code is the document that provides for safety in new buildings. The Fire Code provides for the safety of occupants in existing buildings and the retrofitting of certain occupancies. The Fire Code is enforced by the local Fire Department, being the authority having jurisdiction. Fire Code Retrofit is the upgrading of certain buildings including residential buildings containing two or more dwelling units to a reasonable level of life safety. These are buildings that may have been built prior to 1975 when the Province of Ontario adopted the Ontario Building Code as we know it to-day or buildings that have had construction or renovations done without the benefit of permits. Prior to this date construction was done under the governance of the National Building Code, if adopted by municipalities or by local by-laws. In the 1980's and 1990's The Fire Code was revised to introduce Retrofit Legislation. This was designed to bring existing buildings up to a reasonable level of life safety. This will not provide a building with today's standards but a level of life safety that will be reasonable. It is important to ensure your building complies with this legislation for the safety of residents and to protect you as a building owner from prosecution and other liabilities. The Fire Code clearly states that the Owner is responsible for complying with the requirements of the Code. Some fire departments heavy handed “you are guilty, prove your innocence” approach for enforcement of the Retrofit provisions, appears to be contrary to Canadian traditions and legal practices. The fire departments of Ontario employ excellent fire fighters, fire safety promoters and fire prevention educators. However, some very rigid enforcement policies that are driven by liability concerns continue to cause anguish among apartment building and two dwelling unit-building owners. The goal should be improved fire safety, not creating paperwork and a bureaucratic nightmare.
Today Fire Departments increasingly tend to not have the resources or manpower to carry out the education of the property owner, and consequently are finding themselves in a position where they feel justified and compelled to prosecute when non-complying situations are discovered. The property owner or prospective purchaser has very little recourse but to accept this heavy handed course of action. The term “Retrofit Status not Warranted” means just that. The building probably doesn't comply, and the purchaser should understand that they assume all liability on the day they take possession, including the above noted penalties. Complaint to the Fire Department today come from neighbors or disgruntled tenants and when they get involved the matter will often end up in court. Today we are hearing of a Fire Code Retrofit Task Force being formed in the Toronto Fire Department. The purpose of this is to try and catch up with all the non-compliant properties.
P.A.
The Toronto income property market continues to be in a holding pattern. For duplexes and triplexes, the inventory is very spotty at the moment. There are a few properties on the market that are quite nice, but they still reflect 2006 prices. Then there are others that require a lot of work, which many folks are reticent to do in this economy. The average prices for these properties are not falling as much as single-family homes, at least not yet. I'm out there all the time so I'll let you know in this space each month where prices seem to be going.
A veteran city councillor is looking to suspend the controversial Land Transfer Tax in a bid to stimulate Toronto's local economy. Doug Holyday's efforts could be in vain because Toronto Mayor David Miller doesn't support the idea. The tax raises too much revenue for the city that council would have to find elsewhere if the tax were scrapped, or even suspended. Holyday told the Toronto Sun he is writing a letter to Miller and the city's budget chief Shelley Carroll asking them to at least consider a three- to six-month moratorium on the tax to "get the housing market moving."
"In the three or four months prior to the tax coming into effect (last February), there was a huge movement on the real estate market to avoid the tax," he said. "Right now, there are a lot of homes on the market but they aren't moving. I think a stimulus like this could work." Suspending the tax, which adds about $4,000 to the cost of an average home in Toronto, is something council can do to help the flagging economy, Holyday said.
"It's something that we can do without any provincial or federal approval. We can do it on our own to help ourselves," he said. The Toronto Real Estate Board said yesterday any move to suspend the tax is a "step in the right direction" if it leads to doing away with it permanently.
By their estimates, every house and condo sale transaction that doesn't take place costs the city $33,000 in spin-off economic activity in furniture and appliance sales and home renovations among other things. They estimate 5,000 sales did not happen in 2008 because of the tax.
"That equates to $200 million in Toronto's economy," said Von Palmer of the Toronto Real Estate Board. "We're pleased to see a councillor recognizing that the land transfer tax is hurting the economy."
A December 2008 study by the C.D. Howe Institute found house sales in Toronto dropped by 16% because of the tax, and that it caused housing prices to fall 1.5%.
One of the most common things that we see on listings for income properties is the claim that Vendor does not warrant retrofit status. We often explain to our clients that over 90% of the available properties that have units have not been fire retrofitted. Many lenders do prefer that multi-residential buildings meet retrofit standards; however, this is NOT a requirement to get financing on these types of properties. We are able to finance non-retrofitted properties every day.
While all income properties may not be retrofitted they still do have to confirm to the fire code. The Ontario Fire Code (O.Reg. 388/97) is a regulation made under the Fire Protection and Prevention Act as a companion document to the Ontario Building Code. The Ontario Building Code is the document that provides for safety in new buildings. The Fire Code provides for the safety of occupants in existing buildings and the retrofitting of certain occupancies. The Fire Code is enforced by the local Fire Department, being the authority having jurisdiction. Fire Code Retrofit is the upgrading of certain buildings including residential buildings containing two or more dwelling units to a reasonable level of life safety. These are buildings that may have been built prior to 1975 when the Province of Ontario adopted the Ontario Building Code as we know it to-day or buildings that have had construction or renovations done without the benefit of permits. Prior to this date construction was done under the governance of the National Building Code, if adopted by municipalities or by local by-laws. In the 1980's and 1990's The Fire Code was revised to introduce Retrofit Legislation. This was designed to bring existing buildings up to a reasonable level of life safety. This will not provide a building with today's standards but a level of life safety that will be reasonable. It is important to ensure your building complies with this legislation for the safety of residents and to protect you as a building owner from prosecution and other liabilities. The Fire Code clearly states that the Owner is responsible for complying with the requirements of the Code. Some fire departments heavy handed “you are guilty, prove your innocence” approach for enforcement of the Retrofit provisions, appears to be contrary to Canadian traditions and legal practices. The fire departments of Ontario employ excellent fire fighters, fire safety promoters and fire prevention educators. However, some very rigid enforcement policies that are driven by liability concerns continue to cause anguish among apartment building and two dwelling unit-building owners. The goal should be improved fire safety, not creating paperwork and a bureaucratic nightmare.
Today Fire Departments increasingly tend to not have the resources or manpower to carry out the education of the property owner, and consequently are finding themselves in a position where they feel justified and compelled to prosecute when non-complying situations are discovered. The property owner or prospective purchaser has very little recourse but to accept this heavy handed course of action. The term “Retrofit Status not Warranted” means just that. The building probably doesn't comply, and the purchaser should understand that they assume all liability on the day they take possession, including the above noted penalties. Complaint to the Fire Department today come from neighbors or disgruntled tenants and when they get involved the matter will often end up in court. Today we are hearing of a Fire Code Retrofit Task Force being formed in the Toronto Fire Department. The purpose of this is to try and catch up with all the non-compliant properties.
P.A.
Saturday, January 03, 2009
Toronto Income Property Newsletter - JANUARY 2009
Happy New Year everyone! I’d like to personally wish and your family all the best for this upcoming year. May all your hopes and dreams come true in 2009.
This month’s newsletter is in two parts. The first part is my annual prognosis for this New Year and what we might expect to see in the Toronto income property market. In the second half I will highlight a few income property sales in 2008, the year where we saw our market finally start to slow down after several years of feverish activity.
Last year was quite an economic ride. As we start this year, the country (world?) is in recession, gas prices have dropped to almost half of what they were last year and the Toronto real estate market (like many other towns) is in a slump. Next month I will review the final numbers to see how far sales and prices dropped from 2007 to 2008. In October and November, we saw near 30% declines in the number of year-on-year trades in the city, the first time there was ever a significant drop in activity this century. Naturally, the crazy market with over-inflated prices and silly multiple-offers had to end some time. It just seemed to happen rather quickly, but really the economic troubles in the U.S. started before the summer, so the indicators that trouble was heading our way were there.
Despite the recent stabilization in the financial markets, which followed the agreement to inject vast sums of taxpayers’ money into many of the country’s biggest banks, deflationary forces are still ripping at the U.S. economy: There’s the housing slump, an unprecedented collapse in consumer confidence, and a global downturn that is getting more severe by the week. In addition, a reckoning in hedge funds and private equity firms is just starting, and the ripples (and potential tidal waves) of the banking crisis are just beginning to hit the rest of the U.S. economy.
Having buried their heads firmly in the sand for much of the past year, most professional economic forecasters are now predicting a moderate recession that will last until the middle of 2009 - a consensus that could well prove as overly optimistic as the previous one, in which the U.S. was expected to avoid recession altogether. Even allowing for another significant stimulus package sometime in the spring, consumer spending, business investment, and exports all seem set to fall throughout most of next year, which would rule out any meaningful recovery. Given the pattern of last year’s events, I’d say that here in Canada we’re not as prone but we do feel the effects of the larger economic forces happening in America. If the housing markets in the major states start to pick up this year, then our market will be fine. I really believe that we’ll get a glimpse into how this year will unfold by looking at how fast the January real estate business in Toronto starts to unfold.
I personally am ecstatic to see the bottom lines improving in the Toronto income property market. I have based my business on duplexes and triplexes and it continues to be hard to make a case for properties that don’t justify themselves on the numbers. All of my investors, renovators and speculators are looking to come out of the woodwork as it seems be safe to come out and play again. If the prices drop, say 10%, but that resultant drop leads to even a 1% increase in your bottom-line cap rate, then income properties will be worth considering as long-term investments. At this moment, there aren’t a whole lot of great investment properties out there in the Central core, but presumably they will hit the market in the upcoming weeks without the previous excitement of previous years. The rental market has been and continues to be very good so you never have to be worried about being vacant for too long a time. Let’s hope that Sellers have realistic prices in mind this year and the listing agents understand that income-generating properties have to make some sort of fiscal sense. Let’s also hope that buyers are clever enough to pounce on these properties when they come around, since there are never enough of the good ones to go around.
One last point: some buyers are thinking that they should wait until prices drop even further. It is entirely possible that we are the low point of the market right at this moment, and that prices and demand will pick up in January. A lot of my buyers were tentative in November and December and I think that there may be a few regrets as we move forward. If you decided to not buy in 2004 because you thought the prices were too high, you likely missed out on a lot of capital appreciation opportunities. If you are looking to buy an income property in Toronto, now is the best time that I have seen in the last decade, and interest rates are still relatively low.
I’d now like to present my annual wrap-up of income property sales in the Toronto Central core for last year. As far as I know, there isn’t a formal breakdown of residential resale income-producing properties available elsewhere. What I have done is taken four key geographic areas and looked at all the 2008 sales with three or more kitchens. Unfortunately, this eliminates all the proper duplexes but I don’t like to count houses with basement apartments as income properties, thus the minimum three kitchens. So please take this as a rough, highly unscientific approach to income property sales.
Downtown C01, C08 (South of Bloor) Sales under $500,000
Field Count Mean
(Average) Median Mode Low High
List Price 26 $439,162 $449,500 n / a $369,900 $499,900
Original Price 26 $448,053 $458,500 n / a $369,900 $499,900
Sold Price 26 $445,462 $425,000 n / a $360,000 $615,000
% List 26 101.42 97 94 87 128
Taxes 26 $3,014 $2,954 $3,140.97 $2,285.62 $3,803.68
Bedrooms 26 3.8 4 4 2 6
Washrooms 26 3 3 3 2 6
Days On Market 26 37 24.5 7 4 105
Downtown C01, C08 (South of Bloor) Sales over $500,000
Field Count Mean
(Average) Median Mode Low High
List Price 68 $764,560 $699,900 $699,900 $519,000 $1,450,000
Original Price 68 $768,882 $699,900 $699,900 $519,000 $1,450,000
Sold Price 68 $744,404 $692,000 n / a $490,000 $1,335,000
% List 68 97.85 97 100 90 125
Taxes 64 $4,795 $4,444 n / a $1,590.56 $9,876.54
Bedrooms 68 4.9 5 4 2 9
Washrooms 67 3.8 4 3 2 8
Days On Market 68 37 24.5 7 1 239
East E01, E02, E03 (Riverdale, Leslieville,The Beach), Sales under $500,000
Field Count Mean
(Average) Median Mode Low High
List Price 53 $376,562 $385,000 n / a $239,900 $499,900
Original Price 53 $380,074 $385,000 $429,900 $239,900 $529,000
Sold Price 53 $371,319 $383,000 $415,000 $245,500 $616,061
% List 53 98.4 97 97 87 123
Taxes 43 $2,719 $2,695 n / a $1,928 $3,863.38
Bedrooms 53 3.5 3 3 2 6
Washrooms 53 3.3 3 3 2 12
Days On Market 52 30 23.5 n / a 5 137
East E01, E02, E03 (Riverdale, Leslieville,The Beach), Sales over $500,000
Field Count Mean
(Average) Median Mode Low High
List Price 32 $792,206 $719,900 $799,000 $529,000 $1,750,000
Original Price 32 $798,425 $749,450 $799,000 $499,000 $1,750,000
Sold Price 32 $766,170 $697,000 $525,000 $525,000 $1,650,000
% List 32 97.16 97 97 91 110
Taxes 32 $5,575 $4,856 4855.8 $2,140.64 $25,671.16
Bedrooms 31 5 5 4 1 8
Washrooms 31 4 4 3 3 8
Days On Market 32 30 22 n / a 2 105
Midtown C04, C09, C10, C11 (All sales)
Field Count Mean
(Average) Median Mode Low High
List Price 31 $1,134,619 $869,000 n / a $459,900 $3,400,000
Original Price 31 $1,144,590 $875,000 $899,000 $459,900 $3,400,000
Sold Price 31 $1,129,468 $845,000 $882,000 $443,000 $3,400,000
% List 31 98.35 98 100 76 113
Taxes 31 $7,660 $6,422 n / a $1,988.24 $27,026.61
Bedrooms 31 6.3 7 8 2 9
Washrooms 31 5.2 5 5 3 9
Days On Market 31 33 24 n / a 1 83
West side W01 (All sales)
Field Count Mean
(Average) Median Mode Low High
List Price 65 $600,984 $559,900 n / a $309,900 $1,199,000
Original Price 65 $606,148 $597,000 $799,000 $309,900 $1,199,000
Sold Price 65 $589,161 $559,000 n / a $317,000 $1,199,000
% List 65 98.63 98 100 73 128
Taxes 63 $4,204 $3,940 n / a $2,007 $10,700.24
Bedrooms 65 4.7 5 4 2 9
Washrooms 65 3.7 4 3 2 9
Days On Market 65 33 17 9 1 173
Here are some of the mind-benders of 2008, presumably the results of the last of the multiple offer situations. I actually had offers in on a few of these properties but I didn’t win them for my clients so I don’t mind showing you how crazy it can actually get out there. Remember it’s not often about the bottom line investment for some buyers. When someone finds a property that they like, sometimes returns are discarded in exchange for hopes of future capital gains. In 2009 we likely won’t be seeing near as many of these kinds of transactions:
Take a look at these:
3 Callendar (3 Suites @ Queen & Roncesvalles): Asking $399K. Sold $505K
175 Marion (3 suites in High Park): Asking $499K. Sold $640K
148 Bellwoods (3 suites in Little Italy): Asking $369K. Sold $430K
66 Oxford (3 suites in Chinatown): Asking $489K. Sold $603K.
126 Lee (3 suites in the Beach completely trashed) Asking $799K. Sold $877K
165 Crescent (4 suites in Rosedale): Asking $1.795M. Sold $2.026M!!!
There were other income properties that traded for over-asking price. My point here is to show you that people were still prepared to pay more than asking price if the property was right. Fortunately, there weren’t as many of these as there was in 2007, when the market was at its height. The majority of sales across the board were within 1 or 2% of list price, suggesting that most agents seem to be getting close to where they price the properties. Let’s hope that this continues to be the case for 2009, with prices making more fiscal sense for investors.
I look forward to keeping in touch with you over the upcoming months. If this is your year to think about an income property or you know of someone who may be interested, please send along my name. Your referrals are always greatly appreciated. Also, if you find yourself on the Danforth this year, stop by our store Drysdale & Co. @ 107 Danforth (near Broadview) for great gift-giving options.
Take care everybody.
P.A.
Happy New Year everyone! I’d like to personally wish and your family all the best for this upcoming year. May all your hopes and dreams come true in 2009.
This month’s newsletter is in two parts. The first part is my annual prognosis for this New Year and what we might expect to see in the Toronto income property market. In the second half I will highlight a few income property sales in 2008, the year where we saw our market finally start to slow down after several years of feverish activity.
Last year was quite an economic ride. As we start this year, the country (world?) is in recession, gas prices have dropped to almost half of what they were last year and the Toronto real estate market (like many other towns) is in a slump. Next month I will review the final numbers to see how far sales and prices dropped from 2007 to 2008. In October and November, we saw near 30% declines in the number of year-on-year trades in the city, the first time there was ever a significant drop in activity this century. Naturally, the crazy market with over-inflated prices and silly multiple-offers had to end some time. It just seemed to happen rather quickly, but really the economic troubles in the U.S. started before the summer, so the indicators that trouble was heading our way were there.
Despite the recent stabilization in the financial markets, which followed the agreement to inject vast sums of taxpayers’ money into many of the country’s biggest banks, deflationary forces are still ripping at the U.S. economy: There’s the housing slump, an unprecedented collapse in consumer confidence, and a global downturn that is getting more severe by the week. In addition, a reckoning in hedge funds and private equity firms is just starting, and the ripples (and potential tidal waves) of the banking crisis are just beginning to hit the rest of the U.S. economy.
Having buried their heads firmly in the sand for much of the past year, most professional economic forecasters are now predicting a moderate recession that will last until the middle of 2009 - a consensus that could well prove as overly optimistic as the previous one, in which the U.S. was expected to avoid recession altogether. Even allowing for another significant stimulus package sometime in the spring, consumer spending, business investment, and exports all seem set to fall throughout most of next year, which would rule out any meaningful recovery. Given the pattern of last year’s events, I’d say that here in Canada we’re not as prone but we do feel the effects of the larger economic forces happening in America. If the housing markets in the major states start to pick up this year, then our market will be fine. I really believe that we’ll get a glimpse into how this year will unfold by looking at how fast the January real estate business in Toronto starts to unfold.
I personally am ecstatic to see the bottom lines improving in the Toronto income property market. I have based my business on duplexes and triplexes and it continues to be hard to make a case for properties that don’t justify themselves on the numbers. All of my investors, renovators and speculators are looking to come out of the woodwork as it seems be safe to come out and play again. If the prices drop, say 10%, but that resultant drop leads to even a 1% increase in your bottom-line cap rate, then income properties will be worth considering as long-term investments. At this moment, there aren’t a whole lot of great investment properties out there in the Central core, but presumably they will hit the market in the upcoming weeks without the previous excitement of previous years. The rental market has been and continues to be very good so you never have to be worried about being vacant for too long a time. Let’s hope that Sellers have realistic prices in mind this year and the listing agents understand that income-generating properties have to make some sort of fiscal sense. Let’s also hope that buyers are clever enough to pounce on these properties when they come around, since there are never enough of the good ones to go around.
One last point: some buyers are thinking that they should wait until prices drop even further. It is entirely possible that we are the low point of the market right at this moment, and that prices and demand will pick up in January. A lot of my buyers were tentative in November and December and I think that there may be a few regrets as we move forward. If you decided to not buy in 2004 because you thought the prices were too high, you likely missed out on a lot of capital appreciation opportunities. If you are looking to buy an income property in Toronto, now is the best time that I have seen in the last decade, and interest rates are still relatively low.
I’d now like to present my annual wrap-up of income property sales in the Toronto Central core for last year. As far as I know, there isn’t a formal breakdown of residential resale income-producing properties available elsewhere. What I have done is taken four key geographic areas and looked at all the 2008 sales with three or more kitchens. Unfortunately, this eliminates all the proper duplexes but I don’t like to count houses with basement apartments as income properties, thus the minimum three kitchens. So please take this as a rough, highly unscientific approach to income property sales.
Downtown C01, C08 (South of Bloor) Sales under $500,000
Field Count Mean
(Average) Median Mode Low High
List Price 26 $439,162 $449,500 n / a $369,900 $499,900
Original Price 26 $448,053 $458,500 n / a $369,900 $499,900
Sold Price 26 $445,462 $425,000 n / a $360,000 $615,000
% List 26 101.42 97 94 87 128
Taxes 26 $3,014 $2,954 $3,140.97 $2,285.62 $3,803.68
Bedrooms 26 3.8 4 4 2 6
Washrooms 26 3 3 3 2 6
Days On Market 26 37 24.5 7 4 105
Downtown C01, C08 (South of Bloor) Sales over $500,000
Field Count Mean
(Average) Median Mode Low High
List Price 68 $764,560 $699,900 $699,900 $519,000 $1,450,000
Original Price 68 $768,882 $699,900 $699,900 $519,000 $1,450,000
Sold Price 68 $744,404 $692,000 n / a $490,000 $1,335,000
% List 68 97.85 97 100 90 125
Taxes 64 $4,795 $4,444 n / a $1,590.56 $9,876.54
Bedrooms 68 4.9 5 4 2 9
Washrooms 67 3.8 4 3 2 8
Days On Market 68 37 24.5 7 1 239
East E01, E02, E03 (Riverdale, Leslieville,The Beach), Sales under $500,000
Field Count Mean
(Average) Median Mode Low High
List Price 53 $376,562 $385,000 n / a $239,900 $499,900
Original Price 53 $380,074 $385,000 $429,900 $239,900 $529,000
Sold Price 53 $371,319 $383,000 $415,000 $245,500 $616,061
% List 53 98.4 97 97 87 123
Taxes 43 $2,719 $2,695 n / a $1,928 $3,863.38
Bedrooms 53 3.5 3 3 2 6
Washrooms 53 3.3 3 3 2 12
Days On Market 52 30 23.5 n / a 5 137
East E01, E02, E03 (Riverdale, Leslieville,The Beach), Sales over $500,000
Field Count Mean
(Average) Median Mode Low High
List Price 32 $792,206 $719,900 $799,000 $529,000 $1,750,000
Original Price 32 $798,425 $749,450 $799,000 $499,000 $1,750,000
Sold Price 32 $766,170 $697,000 $525,000 $525,000 $1,650,000
% List 32 97.16 97 97 91 110
Taxes 32 $5,575 $4,856 4855.8 $2,140.64 $25,671.16
Bedrooms 31 5 5 4 1 8
Washrooms 31 4 4 3 3 8
Days On Market 32 30 22 n / a 2 105
Midtown C04, C09, C10, C11 (All sales)
Field Count Mean
(Average) Median Mode Low High
List Price 31 $1,134,619 $869,000 n / a $459,900 $3,400,000
Original Price 31 $1,144,590 $875,000 $899,000 $459,900 $3,400,000
Sold Price 31 $1,129,468 $845,000 $882,000 $443,000 $3,400,000
% List 31 98.35 98 100 76 113
Taxes 31 $7,660 $6,422 n / a $1,988.24 $27,026.61
Bedrooms 31 6.3 7 8 2 9
Washrooms 31 5.2 5 5 3 9
Days On Market 31 33 24 n / a 1 83
West side W01 (All sales)
Field Count Mean
(Average) Median Mode Low High
List Price 65 $600,984 $559,900 n / a $309,900 $1,199,000
Original Price 65 $606,148 $597,000 $799,000 $309,900 $1,199,000
Sold Price 65 $589,161 $559,000 n / a $317,000 $1,199,000
% List 65 98.63 98 100 73 128
Taxes 63 $4,204 $3,940 n / a $2,007 $10,700.24
Bedrooms 65 4.7 5 4 2 9
Washrooms 65 3.7 4 3 2 9
Days On Market 65 33 17 9 1 173
Here are some of the mind-benders of 2008, presumably the results of the last of the multiple offer situations. I actually had offers in on a few of these properties but I didn’t win them for my clients so I don’t mind showing you how crazy it can actually get out there. Remember it’s not often about the bottom line investment for some buyers. When someone finds a property that they like, sometimes returns are discarded in exchange for hopes of future capital gains. In 2009 we likely won’t be seeing near as many of these kinds of transactions:
Take a look at these:
3 Callendar (3 Suites @ Queen & Roncesvalles): Asking $399K. Sold $505K
175 Marion (3 suites in High Park): Asking $499K. Sold $640K
148 Bellwoods (3 suites in Little Italy): Asking $369K. Sold $430K
66 Oxford (3 suites in Chinatown): Asking $489K. Sold $603K.
126 Lee (3 suites in the Beach completely trashed) Asking $799K. Sold $877K
165 Crescent (4 suites in Rosedale): Asking $1.795M. Sold $2.026M!!!
There were other income properties that traded for over-asking price. My point here is to show you that people were still prepared to pay more than asking price if the property was right. Fortunately, there weren’t as many of these as there was in 2007, when the market was at its height. The majority of sales across the board were within 1 or 2% of list price, suggesting that most agents seem to be getting close to where they price the properties. Let’s hope that this continues to be the case for 2009, with prices making more fiscal sense for investors.
I look forward to keeping in touch with you over the upcoming months. If this is your year to think about an income property or you know of someone who may be interested, please send along my name. Your referrals are always greatly appreciated. Also, if you find yourself on the Danforth this year, stop by our store Drysdale & Co. @ 107 Danforth (near Broadview) for great gift-giving options.
Take care everybody.
P.A.
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