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#10210212 - 02/12/22 10:19 AM Re: dat real estate v.2021 [Re: Risky Business]
SharpSpoon Offline
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Registered: 11/29/04
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 Originally Posted By: Risky Business
Contrary to popular belief, it sucks being a realtor right now, probably one of the shittiest times...so I am definitely not lollin'

Give me a balanced market any day.


100% agreed. The current state makes it very difficult on the deal front

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#10213255 - 02/18/22 10:50 AM Re: dat real estate v.2021 [Re: SharpSpoon]
87ZCSi Offline
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Registered: 09/06/00
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Loc: Portland and Toronto
So I'm just waking up learning about kitec in my rental condo... fuck

Edited by 87ZCSi (02/18/22 04:23 PM)

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#10213356 - 02/18/22 02:07 PM Re: dat real estate v.2021 [Re: 87ZCSi]
Risky Business Offline
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I wouldn't worry about kitec too much.

Does the condo have plans to replace it? Most importantly who does replacement fall on? some condos leave it to the individual unit holders, others do it methodically floor by floor.

Bonus points if the unit above you has had it replaced, in this market you can shit on the floor and it will sell. That being said kitec can be derisked, more important that you have a clean status.

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#10213412 - 02/18/22 04:18 PM Re: dat real estate v.2021 [Re: Risky Business]
87ZCSi Offline
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I learned about it because my tenants are cleaning up a flood. Falls on us. Turns out someone fucked up and canceled OUR insurance, so tenant has, condo building has, but this is condo owner problem.

So, happy Friday I guess?

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#10213452 - 02/18/22 05:45 PM Re: dat real estate v.2021 [Re: 87ZCSi]
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wtf

Sucks, is the unit paid off? I think that's the only you can have no insurance, otherwise not sure how that could've happened.

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#10213463 - 02/18/22 06:12 PM Re: dat real estate v.2021 [Re: Risky Business]
87ZCSi Offline
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Nope, 3 yrs left... not sure wtf happened. Oh well, just one more thing to sort out.
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#10213500 - 02/18/22 08:46 PM Re: dat real estate v.2021 [Re: Risky Business]
Hatorade Offline
pheggit
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 Originally Posted By: Risky Business
I wouldn't worry about kitec too much.

Does the condo have plans to replace it? Most importantly who does replacement fall on? some condos leave it to the individual unit holders, others do it methodically floor by floor.

Bonus points if the unit above you has had it replaced, in this market you can shit on the floor and it will sell. That being said kitec can be derisked, more important that you have a clean status.


From what Iíve seen owners are usually on the hook with the cost of kitec replacement. Agree on it not being a big deal.
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#10213573 - 02/19/22 06:35 AM Re: dat real estate v.2021 [Re: Hatorade]
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I wrote that all jacked up.

Owners are on the hook, what I've seen done different is the condo corp will either pick a contractor and then schedule repairs throughout the whole building and you just get a notice when they are coming or they will set a date into the future and tell owners to have it replaced by said date by an approved contractor. Out of pocket.

Liberty Village has a bunch of these buildings, I usually try to find out it units above have been switched out, then if you are below it's not a big deal.

A lot of the replacements got put on hold because of covid, but should be underway now.

In the end condo floods are a rite of passage, kitec or not, it will happen eventually.

Had a client unit on the 19th floor get flooded right before listing from a unit that flooded on the 27th floor.

My own condo unit flooded 2 months ago from the idiot upstairs. Neither have kitec lol

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#10213680 - 02/19/22 11:16 AM Re: dat real estate v.2021 [Re: Risky Business]
Hatorade Offline
pheggit
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 Originally Posted By: Risky Business
I wrote that all jacked up.

Owners are on the hook, what I've seen done different is the condo corp will either pick a contractor and then schedule repairs throughout the whole building and you just get a notice when they are coming or they will set a date into the future and tell owners to have it replaced by said date by an approved contractor. Out of pocket.

Liberty Village has a bunch of these buildings, I usually try to find out it units above have been switched out, then if you are below it's not a big deal.

A lot of the replacements got put on hold because of covid, but should be underway now.

In the end condo floods are a rite of passage, kitec or not, it will happen eventually.

Had a client unit on the 19th floor get flooded right before listing from a unit that flooded on the 27th floor.

My own condo unit flooded 2 months ago from the idiot upstairs. Neither have kitec lol


LOL I've experienced the leak from above too in my old condo. Luckily it was right above the bathtub so the water didn't go anywhere.

A few of my clients had kitec replacement scheduled right around when Covid started and delayed for 6 months to a year.

Can usually rule out kitec buildings after 2008. Anything built between 1995 to 2007 will be dicey and Status will review anyways.

Remember last year with that huge flood in the green condo by Yonge/Sheppard? That building is not kitec LOLOLOL
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'02 Rota Grid - 195-55-16FR (RIP)
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I thought Spark was a robot from the old movie and I kind of remember seeing him telling some engineer showing the equation for a clear metal that the guy would event years later - porschetr

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#10213705 - 02/19/22 12:34 PM Re: dat real estate v.2021 [Re: Hatorade]
87ZCSi Offline
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I think it's not a problem until it is. My MIL manages the condo for us in Toronto and argues that even though there's a mortgage that only the tenant needs insurance. I believe this to be wrong. Fortunately no other units were affected, the issue from the leak has been fixed and they have water again. I agree Kitec isn't an issue, until it is.

I had a leak once to the unit below it was that the toilet brush was knocked over and just touching the cheap toilet (non rubber gasket type) toilet feed line and it caused it to drip for days and run down around the base of the toilet. Not kitec either...

One of my houses is all PEX, and another is all CPVC which turns brittle. The CPVC is easy to work but I've made 4 repairs.

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#10213720 - 02/19/22 01:53 PM Re: dat real estate v.2021 [Re: 87ZCSi]
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With a condo there is so much out of your control you have to be ok with accepting that you are the mercy of the competence of others, especially as it relates to floods.

In regards to insurance, you should check your mortgage papers, I am positive you'd need to have insurance for you not to be in default of your obligations, the tenant insurance is for their contents only usually. I've seen stuff get pretty dicey with tenant vs. landlord disputes on damages from floods, I've seen the landlord insurance cover it (assuming it's their fault, if it's a flood from above, that unit's insurance is technically supposed to pay). Not an expert on this, just what I've seen from a few anecdotal examples.

That green condo at Yonge/Sheppard is a mess, I have a buddy that lives there, they are all cursed. Poorly managed and that flood absolutely destroyed any salvageable value if you own there. Pure trash, might as well take it down and start fresh.

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#10213750 - 02/19/22 04:18 PM Re: dat real estate v.2021 [Re: Risky Business]
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pheggit
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Your MIL is definitely wrong on the insurance front. The building has its own insurance for the common areas, but you are responsible for the unit itself including damages beyond it. Tenant insurance is only for covering their own contents to mitigate landlord responsibility for loss.

As RB said, if there's a mortgage on the property 100% GUARANTEED that property insurance is required otherwise it's a breach of the mortgage.

So please look into insurance immediately.
_________________________

'07 997.1 GT3
'08 E90 M3
'11 E90 d
'02 Rota Grid - 195-55-16FR (RIP)
'04 Volk GTC - 245-35-19F/275-35-19R (Sold to a farm boi)
I thought Spark was a robot from the old movie and I kind of remember seeing him telling some engineer showing the equation for a clear metal that the guy would event years later - porschetr

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#10217622 - 02/25/22 11:02 PM Re: dat real estate v.2021 [Re: 87ZCSi]
hyper-s2k Offline
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 Originally Posted By: 87ZCSi
I think it's not a problem until it is. My MIL manages the condo for us in Toronto and argues that even though there's a mortgage that only the tenant needs insurance. I believe this to be wrong. Fortunately no other units were affected, the issue from the leak has been fixed and they have water again. I agree Kitec isn't an issue, until it is.

I had a leak once to the unit below it was that the toilet brush was knocked over and just touching the cheap toilet (non rubber gasket type) toilet feed line and it caused it to drip for days and run down around the base of the toilet. Not kitec either...

One of my houses is all PEX, and another is all CPVC which turns brittle. The CPVC is easy to work but I've made 4 repairs.


How did you manage to close on the property without insurance? (esp. if you declared it as a rental?) -- we couldn't get the keys from the builder until we had proof of insurance with X amount of liability, etc.
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#10217626 - 02/25/22 11:26 PM Re: dat real estate v.2021 [Re: hyper-s2k]
87ZCSi Offline
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It was my wife's primary residence before moving in together. When she canceled car insurance she inadvertently canceled condo insurance also, 6 yrs ago. I'm told no letters came from lender, but they knew where to send the renewal letter.
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#10217801 - 02/26/22 02:31 PM Re: dat real estate v.2021 [Re: 87ZCSi]
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So what happens now?
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#10218369 - 02/27/22 10:43 PM Re: dat real estate v.2021 [Re: Risky Business]
87ZCSi Offline
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She's calling the lender, who also sells insurance, to see if they'll offer her a policy. She called the prior insurer to see about putting insurance back on it but since there has been a lapse it's a no go. She's called someone else for another quote, again, lapse in coverage so no go. She was nervous to call the mortgage holder in case they freak out, we could write a cheque to pay off the mortgage but we STILL have no insurance. We looked at a mortgage statement and it appears the lender didn't just take the liberty of adding some silly expensive policy either. Apparently we need to opt out of the replumb job that's being planned for the entire building since there's a temp fix in place at the moment and we need to get an engineer, permits, and the repipe. Then new floor that's needed, and last I heard we're buying a new floor for the people below us too. I'm coming in town this week for another reason so I'll head over to take a look. Further, apparently there is a bill coming for rental fans, etc, all this bullshit.

CN: If we can't get coverage, I guess it's getting sold once we're done with the fallout of the flood.

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#10218856 - 02/28/22 07:32 PM Re: dat real estate v.2021 [Re: 87ZCSi]
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Recap of last week, looks like 905 is topping out. No more price increases, searching for a 'bottom' in some cases

Sold an estate ranch style bungalow in Stouffville, 2.2M (got on the low end, should've fetched 2.4M) - 70 showings, 4 offers

TH in Newmarket that I was keeping an eye out as I will be listing in the same complex shortly, list 850k, sold 1.05M

Talking to listing agent apparently only 14 showings, 2 offers, one was way lower, first person blew their load. Market was probably low 9s

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#10218858 - 02/28/22 07:33 PM Re: dat real estate v.2021 [Re: Risky Business]
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On the flip side, condos absolute madness. Grabbed a unit for investor client in December. Next door unit came up last week, 100 showing, 50k from what he paid in Dec. \:o

This is King West

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#10218859 - 02/28/22 07:34 PM Re: dat real estate v.2021 [Re: Risky Business]
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Also for all of you big balling CSI'ers will have 75 acres coming up in north part York region if you want to land bank and park 2M In next 10 years should do well, close to proposed Bradford bypass
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#10218963 - 03/01/22 06:38 AM Re: dat real estate v.2021 [Re: Risky Business]
c2k Moderator Offline
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glad to see you're lollin' all the way to the bank w/ all the properties you are selling for your client.

meanwhile the rest of us are holding on to our houses. lol
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#10218986 - 03/01/22 08:06 AM Re: dat real estate v.2021 [Re: c2k]
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I am not lolling shit, some stuff firms up, some is up in the air.

If the market was normal it would be way easier, i have plenty of clients that can't afford to move up so everyone is just sitting in houses they don't like because they can't afford to move up. Count your blessings if your place is adequate, trying raising a newborn in 500 sq. ft. while working from home

Only people lolling are the downsizing boomers working with boomer agents and people dumping extra properties they own to capitalize on the crazy market.

Everyone else is fucked

On the buy side it's fucked, have a good number of investor type of clients that love condos which is my specialty...that no longer makes sense, almost impossible to find good condo deals. Still doable, but unless you are an end user as an investor doesn't make sense.

The big wins will be in buying old freehold I think, if inclusionary zoning goes through old freeholds on big lots will absolutely rip your face off in terms of appreciation. Imagine tearing down a bungalow to build a legal 4 plex instead of a mcmansion, the linear front foot cost will likely double. Markham is sitting at 30k/linear foot right now for cookie cutter 25' lots.

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#10219069 - 03/01/22 09:20 AM Re: dat real estate v.2021 [Re: Risky Business]
Screamin Type ARGH! Offline
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 Originally Posted By: Risky Business
I am not lolling shit, some stuff firms up, some is up in the air.

If the market was normal it would be way easier, i have plenty of clients that can't afford to move up so everyone is just sitting in houses they don't like because they can't afford to move up. Count your blessings if your place is adequate, trying raising a newborn in 500 sq. ft. while working from home

Only people lolling are the downsizing boomers working with boomer agents and people dumping extra properties they own to capitalize on the crazy market.

Everyone else is fucked

On the buy side it's fucked, have a good number of investor type of clients that love condos which is my specialty...that no longer makes sense, almost impossible to find good condo deals. Still doable, but unless you are an end user as an investor doesn't make sense.

The big wins will be in buying old freehold I think, if inclusionary zoning goes through old freeholds on big lots will absolutely rip your face off in terms of appreciation. Imagine tearing down a bungalow to build a legal 4 plex instead of a mcmansion, the linear front foot cost will likely double. Markham is sitting at 30k/linear foot right now for cookie cutter 25' lots.


i can totally see this lol
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#10219579 - 03/01/22 06:01 PM Re: dat real estate v.2021 [Re: Screamin Type ARGH!]
c2k Moderator Offline
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interest rates go up tmw? I hope so and frankly I cannot wait.
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#10219630 - 03/01/22 07:21 PM Re: dat real estate v.2021 [Re: c2k]
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Supposed to go up .25%

Like they were supposed to in January.

I thought they are going up for sure tomorrow, not sure now with this war and housing seems to start to soften up...but knowing bank of Canada they do everything way too late, rates should've been jacked a long time ago. Now it's irrelevant so for that reason they will likely do it to continue showing incompetence.

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#10219873 - 03/02/22 09:05 AM Re: dat real estate v.2021 [Re: Risky Business]
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Rates up by .25%
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#10219992 - 03/02/22 11:47 AM Re: dat real estate v.2021 [Re: Risky Business]
c2k Moderator Offline
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 Originally Posted By: Risky Business
Rates up by .25%


I hope they will increase it quickly rather than gradually on a quarterly basis or whenever they feel like it.
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#10220152 - 03/02/22 01:41 PM Re: dat real estate v.2021 [Re: c2k]
SuPeR-MaRiO Offline
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Registered: 06/28/01
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 Originally Posted By: c2k
interest rates go up tmw? I hope so and frankly I cannot wait.
 Originally Posted By: c2k
I hope they will increase it quickly rather than gradually on a quarterly basis or whenever they feel like it.


I'm curious as to your eagerness

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#10220299 - 03/02/22 05:35 PM Re: dat real estate v.2021 [Re: SuPeR-MaRiO]
Hatorade Offline
pheggit
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Registered: 11/05/99
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Loc: Toronto, ON
 Originally Posted By: SuPeR-MaRiO
 Originally Posted By: c2k
interest rates go up tmw? I hope so and frankly I cannot wait.
 Originally Posted By: c2k
I hope they will increase it quickly rather than gradually on a quarterly basis or whenever they feel like it.


I'm curious as to your eagerness


Sounds like bitterness!
_________________________

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'02 Rota Grid - 195-55-16FR (RIP)
'04 Volk GTC - 245-35-19F/275-35-19R (Sold to a farm boi)
I thought Spark was a robot from the old movie and I kind of remember seeing him telling some engineer showing the equation for a clear metal that the guy would event years later - porschetr

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#10220428 - 03/02/22 11:31 PM Re: dat real estate v.2021 [Re: Hatorade]
87ZCSi Offline
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OP: Is your heritage causing you any issues given recent events? Honest question.
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#10220488 - 03/03/22 08:33 AM Re: dat real estate v.2021 [Re: 87ZCSi]
Risky Business Offline
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In what sense?

I have family in Ukraine and Russia.

Family in Ukraine had their town taken over a couple of days ago, Russians planted flag and moved on. Second set of relatives had some shelling, a bit of resistance, everything is closed including hospitals and police station. Grocery store open limited hours, just found out they had extra shelling there in Sumy, Ukraine.

Relatives in Russia are raging about what's happening, Putin never gave a fuck about his people/does what dictators do. My uncle in Moscow is likely trying to get out of Russia (can't be reached laying low - works for one of the oligarch gas companies), other relatives without means just staying put, likely going to get starved out.


So my issues are: can't sleep, stress, etc /CN

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#10220618 - 03/03/22 10:42 AM Re: dat real estate v.2021 [Re: Hatorade]
c2k Moderator Offline
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Registered: 05/21/00
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Loc: Wiesloch-Walldorf, Germany
 Originally Posted By: Hatorade
 Originally Posted By: SuPeR-MaRiO
 Originally Posted By: c2k
interest rates go up tmw? I hope so and frankly I cannot wait.
 Originally Posted By: c2k
I hope they will increase it quickly rather than gradually on a quarterly basis or whenever they feel like it.


I'm curious as to your eagerness


Sounds like bitterness!


I have my reasons to be. Frankly, even w/ my new job that came w a 30% pay increase and I still can't get ahead. Wife and I can't even get a house as we kept on getting outbid by hundreds of thousands of dollars. We gave up on house hunting in the summer of 2021.

So yeah, crank the interest rate way up.
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#10220619 - 03/03/22 10:44 AM Re: dat real estate v.2021 [Re: Risky Business]
c2k Moderator Offline
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Registered: 05/21/00
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 Originally Posted By: Risky Business
In what sense?

I have family in Ukraine and Russia.

Family in Ukraine had their town taken over a couple of days ago, Russians planted flag and moved on. Second set of relatives had some shelling, a bit of resistance, everything is closed including hospitals and police station. Grocery store open limited hours, just found out they had extra shelling there in Sumy, Ukraine.

Relatives in Russia are raging about what's happening, Putin never gave a fuck about his people/does what dictators do. My uncle in Moscow is likely trying to get out of Russia (can't be reached laying low - works for one of the oligarch gas companies), other relatives without means just staying put, likely going to get starved out.


So my issues are: can't sleep, stress, etc /CN


Sorry to hear, but I do hope you and your family pull through.
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#10220633 - 03/03/22 11:14 AM Re: dat real estate v.2021 [Re: c2k]
Hatorade Offline
pheggit
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Registered: 11/05/99
Posts: 26897
Loc: Toronto, ON
 Originally Posted By: c2k
 Originally Posted By: Hatorade
 Originally Posted By: SuPeR-MaRiO
 Originally Posted By: c2k
interest rates go up tmw? I hope so and frankly I cannot wait.
 Originally Posted By: c2k
I hope they will increase it quickly rather than gradually on a quarterly basis or whenever they feel like it.


I'm curious as to your eagerness


Sounds like bitterness!


I have my reasons to be. Frankly, even w/ my new job that came w a 30% pay increase and I still can't get ahead. Wife and I can't even get a house as we kept on getting outbid by hundreds of thousands of dollars. We gave up on house hunting in the summer of 2021.

So yeah, crank the interest rate way up.


This is two fold though. You currently own a home donít you? So if youíre going to sell youíll be riding along with the market up/down.

Situation currently hurts first time buyers. Those that own are fine. So aside from getting outbid I donít see they other points being an issue.
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'07 997.1 GT3
'08 E90 M3
'11 E90 d
'02 Rota Grid - 195-55-16FR (RIP)
'04 Volk GTC - 245-35-19F/275-35-19R (Sold to a farm boi)
I thought Spark was a robot from the old movie and I kind of remember seeing him telling some engineer showing the equation for a clear metal that the guy would event years later - porschetr

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#10220634 - 03/03/22 11:15 AM Re: dat real estate v.2021 [Re: Risky Business]
Hatorade Offline
pheggit
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Registered: 11/05/99
Posts: 26897
Loc: Toronto, ON
 Originally Posted By: Risky Business
In what sense?

I have family in Ukraine and Russia.

Family in Ukraine had their town taken over a couple of days ago, Russians planted flag and moved on. Second set of relatives had some shelling, a bit of resistance, everything is closed including hospitals and police station. Grocery store open limited hours, just found out they had extra shelling there in Sumy, Ukraine.

Relatives in Russia are raging about what's happening, Putin never gave a fuck about his people/does what dictators do. My uncle in Moscow is likely trying to get out of Russia (can't be reached laying low - works for one of the oligarch gas companies), other relatives without means just staying put, likely going to get starved out.


So my issues are: can't sleep, stress, etc /CN


Damn man. Hope the best for your fam.
_________________________

'07 997.1 GT3
'08 E90 M3
'11 E90 d
'02 Rota Grid - 195-55-16FR (RIP)
'04 Volk GTC - 245-35-19F/275-35-19R (Sold to a farm boi)
I thought Spark was a robot from the old movie and I kind of remember seeing him telling some engineer showing the equation for a clear metal that the guy would event years later - porschetr

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#10220635 - 03/03/22 11:17 AM Re: dat real estate v.2021 [Re: c2k]
Big Tasty Offline
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Registered: 02/10/02
Posts: 19772
Loc: Toronto
 Originally Posted By: c2k
 Originally Posted By: Hatorade
 Originally Posted By: SuPeR-MaRiO
 Originally Posted By: c2k
interest rates go up tmw? I hope so and frankly I cannot wait.
 Originally Posted By: c2k
I hope they will increase it quickly rather than gradually on a quarterly basis or whenever they feel like it.


I'm curious as to your eagerness


Sounds like bitterness!


I have my reasons to be. Frankly, even w/ my new job that came w a 30% pay increase and I still can't get ahead. Wife and I can't even get a house as we kept on getting outbid by hundreds of thousands of dollars. We gave up on house hunting in the summer of 2021.

So yeah, crank the interest rate way up.


Don't worry, when it's time for me to renew it will jump dramatically.

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