Listing Your Ottawa House - Things Buyers Might Notice - 14
WALLPAPER
As I go out with Buyers looking at houses and host Open Houses on Sundays, there are things buyers seem to repeatedly notice. This series looks at the good and the not-so-good things that buyers have noticed.
Not-So-Good - Wallpaper - The buyer was looking for a home built in the 60s. Yes, I know, the 60s!!!!! For the best list price, we were finding homes untouched for the past 40 years. Original owners (and there were a few) were just now selling. Do you know what is in those homes? Well, I am going to start by talking about the wallpaper. Holy Hannah! My buyer was not born in the 60s and thought that the paper might be kitchy. No - not so much. After 40 years it is permanently glued to the wall and removing paper like that will take time, effort and lots of patience. Do you think the seams were glued down with airplane glue (another part of the 60s)? My money was on the drywall / plaster coming away with the paper.
Here are some samples that I found on Flickr that are identical or close cousins of the colour, type and style we saw:
Think about stripping before selling. Be proud of the house you are selling.
Photo Credit: Wallpaper @ http://www.flickr.com/photos/sindesign/298786928/
Photo Credit: Wallpaper and Picture @ http://www.flickr.com/photos/ekonon/88467637/sizes/m/
Valerie Zinger ~ Ottawa, Canada ~ Ph. 613-723-5300 ~ Email vzinger@royallepage.ca
Property Tax Assessments Demystified - President of Ottawa Real Estate Board
Assessing a property’s value for the purpose of calculating property tax is a complicated process involving many variables (and a lot of math). Fortunately, the Municipal Property Assessment Corporation (MPAC) has recently made some changes that can help homeowners gain a better understanding of how their property is assessed - and what that means for their tax bill.
A three-year freeze on property assessments ended on January 1 of this year, and MPAC staff is currently engaged in reassessing every property in Ontario. New assessments will be mailed to property owners in September, and will be effective for the 2009 through 2012 tax years. From now on, property values will be reassessed regularly every four years.
Assessments are intended to determine the “current value” of each property. Current value means the price a property might reasonably be expected to sell for, in its current condition, on the open market. The newly-redesigned MPAC web site (www.mpac.ca) contains a wealth of information about how properties are evaluated. According to MPAC, the 5 major factors that account for about 85 per cent of the value of any residential property are:
* Quality of Construction
Other features that may affect value include number of bathrooms, fireplaces, garages, pools, and whether the property has water frontage. All these features are analyzed with sales of comparable properties in the community to determine the current value assessment. That number is used by the City of Ottawa to calculate the owner’s property tax bills for the next 4 years. (If a property increases in value, the increase will be phased in over the 4 years; if it decreases, the entire decrease will come into effect immediately.) The city multiplies a home’s assessed value by the tax rates for each of the municipal and education portions of the bill, and adds the two numbers together to determine the amount an owner pays.
A section of MPAC’s web site called “About My Property” allows any property owner to review their assessment, along with those of up to twelve other properties of their choice, to compare assessment information for similar properties and help determine whether their property’s assessed value is accurate.
What if an owner feels that his or her assessment is inaccurate? A brochure sent out with all assessment notices includes information about how to report inaccuracies and file a complaint or challenge. A page on MPAC’s web site called “Resolving Assessment Concerns” offers a direct link to the Request for Reconsideration form, as well as details on how an appeal to the Assessment Review Board (ARB) can be made.
In the case of an appeal, a REALTOR® member of the Ottawa Real Estate Board may be able to provide some assistance; as with any professional advice, there may be a cost for this service. Anyone, including a REALTOR®, may be called by an appellant to provide evidence at an ARB hearing. Whether they will be considered to have sufficient expertise to offer opinion evidence as an expert is up to the ARB.
The President’s Pen column was prepared by the Ottawa Real Estate Board and first appeared in the April 1 issue of the EMC community newspapers.
See you at my Open House - 147 Lamplighters Drive - May 25,2008
This is an ideal family home situated in the growing community of Strandherd Meadows, Barrhaven. You will see that this home shows like a model home. It is priced at $399,000. For more details see MLS #693418.
I look forward to your visit.
Valerie Zinger ~ Ottawa, Canada ~ Ph. 613-723-5300 ~ Email vzinger@royallepage.ca
Neighbourly Ottawa - What a Vista!
Alta Vista is one of the most desirable neighbourhoods in Ottawa. It is made up of 10 smaller neighbourhoods, each built at different times and not all having the same price point. Alta Vista, in the larger sense is bounded by Bank Street on the west, Riverside on the north, St. Laurent on the east and Heron/ Walkley on the south. It is a big area with over 23,000 residents. There is a good description of Alta Vista on the Wikipedia site.
Why do people want to live in Alta Vista? Location and houses.
There is the proximity to downtown and to the 417. It has access to downtown that is up Bank Street, or up Main Street, or over to the 417 and back to Metcalfe or Kent, etc. etc. There is Billings Bridge Mall for shopping. Bank Street provides a myriad of shops, dog groomers, banking services and restaurants. For employees of the General Hospital the Riverside Campus, the Children’s Hospital and all other associates to the medical centre, living in Alta Vista is a commuter’s dream. For those on 20 minute call, Alta Vista provides a way to sleep at home and still make it to the hospital on time.
The homes in Alta Vista were, for the most part, built in the 50s, 60s and early 70s. Foundations are often concrete block. Electrical is 60 or 100 amps. The 25 year shingles are at 30 or 40 years and need replacing. There might be damp in the basements. There will almost certainly be a bar and wood or mock wood panelling in the homes still inhabited by the original owners. Expect to see a fair amount of teak furniture still in mint condition carefully maintained by the original purchaser. For anyone with the time and talent to fix up a home, Alta Vista is the answer. The yards are a very nice size with room to grow a garden, have a pool or multi-level decking. The cedar hedge is fundamental greenery in Alta Vista. Many of these houses are bungalows. This is attractive to the Boomers who are seeing future knee and hip issues.
Five years ago, I spent many weekends looking for a house in the Alta Vista area. I love the trees, proximity to downtown, number of parks and the restful nature of the neighbourhoods. What I could not find then were homes that had been updated and in my price range. I am not a “project house” person and felt, at that time, as though I had done my bit for house updating at my house in the Glebe. What I wanted, I could not find. Today, there are many houses that would meet my criteria.
Statistically speaking, from January 1, 2008 to May 19, 2008 for the Alta Vista area, MLS areas of 36 and 37 (including the neighbourhoods of Applewood Acres, Elmvale Acres, Faircrest, Guildwood Estates, Playfair Park, Rideau Park, Urbandale, Sheffield Glen, Eastway Garden, Industrial Park, Riverview Par, Alta Vista and Hawthorne Meadows whew) there were:
| Residential Properties – Detached (166), Row (14), Semi(9) |
|
189 Properties Listed |
|
117 Sold |
|
8 Conditionally Sold |
|
64 Active |
| For the 117 properties sold: |
| The average number of days on the market was 19 with a range from 0 to 99 days |
| The average price paid was $370,573 with a range from $201,00 to $905,000 |
| The average Sell Price to List Price ratio was 98% |
| Condominium Properties - Apartments (42) and Row Units (12) |
|
54 Properties Listed |
|
16 Sold |
|
7 Conditionally Sold |
|
31 Active |
| For the 16 properties sold: |
| The average number of days on the market was 27 with a range from 2 to 65 days |
| The average price paid was $246,125 with a range from $135,000 to $430,000 |
| The average Sell Price to List Price ratio was 96% |
Statistics from the Ottawa Real Estate Board Multiple Listings.
There will always be a market for homes in Alta Vista.
Valerie Zinger ~ Ottawa, Canada ~ Ph. 613-723-5300 ~ Email vzinger@royallepage.ca
Listing Your Ottawa House - Things Buyers May Notice - 13
CEILINGS
As I go out with Buyers looking at houses and host Open Houses on Sundays, there are things buyers seem to repeatedly notice. This series looks at the good and the not-so-good things that buyers have noticed.
Good and Not so Good - Ceilings. There was an era when plasterers were hired during house construction to finish off the lath and plaster walls and to do decorative swirls and curls and strange designs on the ceilings. If I had to guess the timeframe, it would be around 1920 - 1970. I could be wrong. Do you know what I mean? You can see some these designs in older homes in Sandy Hill, the Glebe, Ottawa South, etc. Some of them are beautiful and reflect real craftsmanship. Others - well - not so much. This week I was out with a buyer looking at homes built in the 1950s. In the basement of one home the ceilings had been plastered - BUT - it was as though they had paid for the plaster by the truckload and were moved to use it all. The ceilings were low, especially where the heating pipes had been encased. The plaster, dried and hardened after many decades, dripped from the ceiling in long upside down peaks. It was as though we were in a cave with decades of stalactite growth. My client was over 6′ tall so there was a clear and present danger in that basement. The following image is so close to what that ceiling looked like that I had to share it with you.
This plaster time seemed to be followed by the stippled ceiling time. Here, the drywall guys or painter guys would be hired to tape off the drywalled ceiling and then, rather than do the fine sanding and make the joins invisible, stippling was added. This covered any and all imperfections. Once up, they are a real bugger to The problem now is - we seem to hate stippled ceilings. The Americans call it popcorn ceilings (and I for one wonder what their popcorn looks like). Removing stippled ceilings is not for the faint of heart. You need a shower cap and cape, you need a lot of water to loosen the stippling and then you need plastic covering everything (of course your plastic is the cap and cape). We - scrape - wet - scrape - wet - scrape OOOOPS!!! Drywall, tape, sand, mud, sand, mud, sand. Now you know why those stippled ceilings are still around. It could be worth the cost to have someone come in and do the ceilings professionally. 
Whatever your decision on your ceilings, minimize the odd and bizarre. At least touch up the paint smears from painting the walls and, if you are a smoker, you might want to paint the ceiling (plastered, stippled or drywalled) as the yellow from the smoke is not a selling feature.
Be proud of the house you are selling.
Photo credit: #1. Stalactite Layers @ http://www.flickr.com/photos/tomscott/152131917/sizes/m/
# 2 - Popcorn Ceiling Removal - Oh The Fun! @ Flickr http://www.flickr.com/photos/74399486@N00/403422078/
Valerie Zinger ~ Ottawa, Canada ~ Ph. 613-723-5300 ~ Email vzinger@royallepage.ca
Listing Your Ottawa House - Things Buyers May Notice - 11 & 12
WINE COOLER and ALCOHOL BOTTLES
As I go out with Buyers looking at houses and host Open Houses on Sundays, there are things buyers seem to repeatedly notice. This series looks at the good and the not-so-good things that buyers have noticed.
Good - Wine Cooler installed in the Kitchen. This is a bit of the wow factor. Most Buyers can see themselves having a cool glass of white wine upon arriving home after a long day of work. Your wine cooler helps build up the chic elegant nature of your home.
Not-so-good - Counter full of Alcohol Bottles and Mix. If the valuable real estate (meaning space) on your kitchen counter is dedicated to your alcohol collection, it will be difficult for the Buyer to see him or herself cooking in your kitchen - drinking and partying yes. Either drink up those bottles as you pack or move your bottles to a less visible location in your home.
BE PROUD OF THE HOUSE YOU ARE SELLING
Valerie Zinger ~ Ottawa, Canada ~ Ph. 613-723-5300 ~ Email vzinger@royallepage.ca
Listing Your Ottawa House - Things Buyers May Notice - 9 & 10
GARAGE DOORS and AUTOMATIC DOOR OPENERS
As I go out with Buyers looking at houses and host Open Houses on Sundays, there are things buyers seem to repeatedly notice. This series looks at the good and the not-so-good things that buyers have noticed.
Good - Garage Door with no dents. A nice smooth garage door and if it is stained wood, even nicer. So one day when you were not paying attention, you drove into the garage door. Were you out with friends at the bar? Kids in the back seat distracting you or were you just on ice and slid into the door? So many garage doors are metal and, as you know, once you dent metal it is difficult to make it better. In New Zealand autobody guys are called “Panel Beaters” and now I can think of job opportunities for panel beaters here in Canada. Those darm dented doors. If you can, beat back the worst of the dent(s) by using wood blocks on either side of the dent and, as gently as possible, trying to smooth out the dent. It does really detract from the appearance of your house.
Not So Good - Automatic Garage Door Opener that Does Not Work. It is frustrating. It is always caught by the home inspector and, although replacement costs are not pennies, they are not in the thousands either. Think about repairing or replacing the garage door opener before listing you house.
BE PROUD OF THE HOUSE YOU ARE SELLING
Photo credit: GB’s Garage Door at http://www.flickr.com/photos/birdies100/2111021523
Valerie Zinger ~ Ottawa, Canada ~ Ph. 613-723-5300 ~ Email vzinger@royallepage.ca
Listing your Ottawa House - Things Buyers May Notice - 7 & 8
CARPET UNDERPAD and PET STAINS
As I go out with Buyers looking at houses and host Open Houses on Sundays, there are things buyers seem to repeatedly notice. This series looks at the good and the not-so-good things that buyers have noticed.
Good ~Thick underpad beneath the carpet. Who knew we would all have such sensitive feet that we can tell if the underpad is extra thick beneath the carpet. While it seems important wherever there is carpet, it is a real seller if it is in the basement where we all expect the floors to be cold.
Not so good ~ Pet stains on the carpet. Have the pets had accidents in the house? Did you catch it right away? Did you have a professional carpet cleaner come in and get those carpets looking Spot less. If those spots from Spot are left unattended, the Buyer assumes that the whole carpet needs replacing. You might find that the offer will reflect the Buyer’s expectation of major expenses. Why just blame Spot? Do you have friends and partners that like to spill coffee and red wine on your carpet. Stains of unknown origin to the Buyer are a definite no-no. Do whatever you can to get rid of them.
BE PROUD OF THE HOUSE YOU ARE SELLING.
Photo credit: Rugdoctor http://www.flickr.com/photos/puckman/232190086/
Valerie Zinger ~ Ottawa, Canada ~ Ph. 613-723-5300 ~ Email vzinger@royallepage.ca
The Ottawa House - Efflorescence is a Symptom Not a Sipping Drink
Last week I was at a friend’s house. I noticed that there was a white build-up on the bricks near the top of her front stairs. She said that it was a salt build-up due to the brick facing on her home near that spot not having enough ventilation. I thought, given that I have seen this before but usually in basements, that I would add efflorescence to the Ottawa House series.
I started looking for pictures of efflorescence and came across a wonderful “Information Blog” written by a home inspector, Charles Buell , who lives in Washington State U.S.A. The bouquet is to thank him as he has kindly allowed me to use his pictures in this article and I have quoted him on the source of efflorescence.
As Charles said, “Most people have seen “efflorescence” even if they didn’t know what it was or that it even had a name. The whitish build-up visible on masonry structures is caused by moisture moving through the material. As the moisture evaporates from the surface, the salts carried in the moisture builds up to create what we call “efflorescence.” It is very common on foundations below grade that have not been adequately sealed on the exterior or that are for some other reason being impacted by sub-surface water. Moisture can also wick up through the foundation footing and then evaporate out through the wall. While mostly cosmetic (in some cases it can lead to spalling and weakening of the concrete or brick structures), the main thing that is indicated by efflorescence is: “there is moisture in the material.” The picture … shows typical efflorescence on a basement wall. …”
The photo below shows efflorescence on exterior brick chimney.
Don’t let the home inspector surprise you with the news of a moisture problem. When you see efflorescence you will already know there is an issue. Look wise. Ask the inspector if he or she can tell you the extent of the problem. The hidden or future cost may be repairs to reduce moisture penetration.
Valerie Zinger ~ Ottawa, Canada ~ Ph. 613-723-5300 ~ Email vzinger@royallepage.ca
Mortgages - Don’t Worry, Be Smart
All the press on the effect of the U.S. sub-prime mortgages has highlighted the need to read a little more about it. Here is a related article written by the President of the Ottawa Real Esate Board, Heather Skuce.
The fact is, the Canadian mortgage industry didn’t take as many risks as the U.S., and that has helped the Canadian real estate market remain healthy. According to the Canadian Bankers Association, a record low number (0.24%) of Canadian mortgages were in arrears as of July 31, 2007. Also, the Canada Mortgage and Housing Corporation (CMHC) notes that last year, only five per cent of mortgages in Canada were classified as “subprime” (loans given to high-risk borrowers who have below-average credit ratings), while in the U.S. in 2007, about twenty per cent of all mortgages were subprime. That’s a huge difference. Much of the current situation in the U.S. can also be attributed to “exotic” loans, sold to borrowers without a proven history of managing debt, that are not available in Canada.
There’s also been talk in the Canadian media about homeowners overextending themselves by taking advantage of new mortgage products such as 40-year amortization and no down payment plans. However, borrowers who take advantage of those products still have to prove, in addition to many other requirements, that they have an excellent credit history and that they have been employed full-time for several years.
The President’s Pen column was prepared by the Ottawa Real Estate Board and first appeared in the April 8, 2008 issue of the EMC community newspapers.
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Welcome
My name is Valerie Zinger. I am a Realtor in Ottawa. I look forward to listing your property or helping you find your home.
Phone: 613-723-5300 Click here to contact Valerie by Email at:
vzinger@royallepage.ca -
