window on wasaga - november 2000
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Window on Wasaga - November 2000TRANSCRIPT
4th—Hobby Christmas
Bazaar @ Oakview 429-
3984
5th—Remembrance Day Ceremony @ the Town
Office and the Stars Arena
9th, 11th, 15th, 16th, 18th,
19th—Theatre Performance
of “Barefoot in the Park” @
the Oakview
13th—Municipal Election
2000 (get out there and
vote!)
18th—Atom Hockey
Tournament at the Wasaga Stars Arena
24th—Tree Lighting
Ceremony hosted by the
Wasaga Beach Chamber of
Commerce. Start off the
Holiday Season with family
and friends at 7:30 p.m. at
Beck Square. Come out and
sing Christmas carols, have a
drink of hot chocolate or hot
apple cider and watch the
huge Christmas Tree light up!
25th—Wasaga Beach Santa
Claus Parade starts @ 1 p.m.
at the corner of Dunkerron &
22nd Street & goes to the Oakview.
Worth
Checking Out
In
November
The Accessory Dwelling: The Great “Granny Flat” Debate
Compiled for happy clients by:
Bruce Johnson Sales Representative
Mary Johnson Assistant
RE/MAX of Wasaga Beach Inc.
1263 Mosley St., Box 490 Wasaga Beach, ON L0L 2P0
email: [email protected]
www.thehomehunt.com Tel: 705-429-4500
A Lively Source of Real Estate & Community News November 2000
I n addition to granny, a granny flat can contain
some dire pitfalls for a new home owner and
anyone involved in the sale of such a unit. It’s
one more thing for real estate professionals to be
concerned about because the consequences of having an apartment declared illegal can be
disastrous to the purchaser, who may seek redress
from Realtors, home inspectors or anyone who
didn’t issue all the appropriate warnings.
Any separate unit with its own cooking, eating,
sleeping and sanitary facilities in a detached or
semi-detached house or a rowhouse is classified as
an “accessory dwelling unit.” It doesn’t matter
whether it’s a basement apartment for rent or a unit
to accommodate a family member or a nanny.
In Ontario it’s been a roller-coaster ride for
home owners in recent years. In 1994 the New Democratic government changed the law so that
municipalities could no longer ban basement
apartments. In May of last year the Conservative
government reversed the rules and it’s expected
that many cities will once again use zoning controls
to block new accessory units in the years ahead.
However, stringent fire regulations are now in
effect, and any existing apartments that were
occupied in November of 1995 year are
permitted—as long as they meet the new fire code.
There’s also a new registry system, so officials can monitor compliance and new penalties that are stiff
enough to take seriously (fines of $25,000 or one
year in the slammer!).
“I always recommend to the Realtor that he or
she disclose whether or not the apartment conforms
to the fire code, has been fully inspected and is
registered,” says Dave Wall, a professional home
inspector in Oshawa, Ontario.
“It’s a real mine field for Realtors because
under the new rules an illegal apartment is easy to
detect and easy to shut down—or costly for the
new owner to make quick improvements to keep it operating.”
To get a granny flat certified in Ontario requires
inspections by the local fire department and by
Ontario Hydro and maybe another by the local
building inspector. Even if no renovations are
needed to meet the fire code, fees alone will set the
owner back a few hundred dollars. In all likelihood,
according to Wall, renovation will be necessary.
“There are four areas under the fire code that
need to be addressed,” he says. “And
some of them can be onerous if the
apartment was added as an
afterthought in a typical home. For
instance, ceiling tiles and wood paneling in a basement apartment
can run afoul of the fire
containment regulations. Both
may have to be removed or other
steps followed, perhaps even the
installation of a sprinkler
system.”
A professional home inspection cannot certify a
self-contained apartment but a knowledgeable
inspector can identify the magnitude of renovations
necessary to meet the new regulations. He can also
be used to alert the prospective purchaser that the unit entails additional responsibility and additional
liability.
As for what steps a Realtor should take if the
home includes a granny flat, notifying the
prospective purchaser that it may be subject to
stringent regulations is definitely at the top of the
list. In Ontario that would seem absolutely
necessary to avoid a charge of not disclosing
potential problems. In other jurisdictions it might
just be conservative to do so but better to err on the
side of providing more information than less. Fines and other legal consequences of not
meeting the law are just the most obvious problems
facing an owner of a unit that is not certified.
Having to toss the tenant out is also obvious. But
consider that insurance coverage or insurance
claims may be denied, mortgages may be denied or
nullified, and a tenant that is injured may have
grounds for a civil suit.
Not all jurisdictions are as tough as
Ontario...yet. But a Realtor can meet his or her
professional obligations and avoid getting tangled
up in a lawsuit just by issuing a caution. And it’s worth doing so, whether the client is a vendor or a
purchaser.
A self-contained apartment can add real value to a
home, particularly if the purchaser wants to have a
family member near—but not too near—or if the
purchaser requires rental income to offset mortgage
payments. Indeed, it’s the very reason some people
buy such a property.
—Provided by Pillar to Post
OUR SERVICE PLEDGE
As product and service providers we are 100% committed to a level of excellence that will make
you say “WOW” and keep you coming back. We
are aware that if we don’t exceed your expectations the first time and every time, you may be just a “satisfied customer”....and that’s not enough. Our desire is to have you so satisfied as clients that you will make a point of referring us to your friends, family and business associates.
Window on Wasaga Homeowner Service Centre November 2000
Frequently Called Numbers
Ambulance Office: (705) 429-4655
Arena: 429-3321
By-Law Department: 429-2511
Chamber of Commerce: 429-2247 Fire Department Office: 429-5281
Hydro Office: 429-2517
Library: 429-5481 Municipal Office: 429-3844
O.P.P. (Police): 911 (emergency only)
Provincial Park Office: 429-2516
Public Works Department: 429-2540
A good realtor keeps you up to date on current market conditions and trends within the area real estate
market. This report shows you the number of MLS properties listed and sold in our area recently:
By Area Sales Average
Price
Av. Days
on
$1 to
$80,000
$80,000 to
$100,000
$100,000-
$120,000
$120,000-
$140,000
$140,000-
$160,000
$160,000-
$300,000
Over
$300,000
Clearview 16 $149,331 104 1 2 4 4 1 2 2
Collingwood 35 $155,279 84 0 5 6 4 7 12 1
Town of the
Blue Mtns 13 $281,988 72 1 1 0 2 0 5 4
Tiny
Township 6 $88,583 89 2 2 2 0 0 0 0
Wasaga
Beach 21 $146,268 91 3 1 3 6 2 6 0
Total Sales Statistics from Oct. 1st, 2000 to Oct. 31st, 2000
THE “WOW” TRIVIA CONTEST
Win A Wednesday Night Dinner For Two at:
“Where will this year’s Wasaga Beach
Remembrance Day ceremony be held?”
Call Bruce at 705-429-4500 to win!
Congratulations to last month’s winner:
Isaac Baird
Goodies Cafe
CALL 1-800-396-POST
Michelle Reichart 65 Cedar Pointe Dr., Suite 105
Barrie, ON L4N 9R3
33 Ste. Marie St. 1263 Mosley St. P.O. Box 490 Riverbend Plaza Collingwood, ON Wasaga Beach, ON L9Y 4B2 L0L 2P0 (705) 445-9300 (705) 429-5199
Fax: (705) 445-2269
The advertisers herein are owned and operated independently. The Publisher cannot and does not guarantee or assume any liability for the services advertised.
BRIAN GREASLEY, B.Sc., LL.B. Barrister and Solicitor
BROWN’S MOVING, MAINTENANCE & PROPERTY
We do it all for You! Moving & Storage
Yard Maintenance
Home & Trailer Washing
Odd Jobs
Loads of topsoil/gravel
DAN BROWN: (705) 429-4323 Toll-Free Pager: (416) 550-2960
862 Mosley Street
Wasaga Beach, ON L0L 2P0
Tel: (705) 429-6166
http://www.tdbank.ca/Your Home 24 hours, 7 days a week: 1-800-9TD-BANK
Your Family’s Full Service Lawyer
WE’RE HERE TO HELP MAKE IT EASIER
of Wasaga Beach Inc.
Bruce Johnson, Sales Representative
BANK
NORLITE
Financial Services YOUR RE/MAX APPROVED
MORTGAGE BROKERAGE
Residential / Commercial Mortgage Consultant
1226 Mosley Street, Unit #2,
Wasaga Beach, Ontario L0L 2P0
DIRECT LINE: (705) 429-5492
Res: (705) 429-3112
Fax: (705) 429-1175
DONNA M. MULLEN
587 River Road West, Suite 8 Wasaga Beach, ON L0L 2P0
Dr. Mardi Charlton B. Sc., D.C., Dip. Acu.
Chiropractor, Acupuncturist
Ph. (705) 429-5073 Fax: (705) 429-8168
Nottawasaga Chiropractic
W.D. Redick & Associates Inc.
John Redick Sales Representative
47 Ste. Marie St.
Collingwood, ON L9Y 3J9 Bus: (705) 445-0301 Fax: (705) 445-1400
587 River Road West
Wasaga Beach, ON L0L 2P0 Bus: (705) 429-7600 Fax: (705) 429-7610
TIMLOCK CONSTRUCTION
Al Timlock Box 186 Wasaga Beach, ON Tel: (705) 429-6870
“Building Fine Homes in Wasaga Beach Since 1964”
R.F. Hale Construction
Decks Renovations General Carpentry
705-428-5067
RE/MAX of Wasaga Beach Inc. Independently Owned and Operated
Bruce Johnson Sales Representative 1263 Mosley Street, Box 490 Wasaga Beach, ON L0L 2P0 email: [email protected]
www.thehomehunt.com Published by Bruce Johnson, Sales Representative, RE/MAX of Wasaga Beach Inc. Not intended to solicit properties currently listed.
Tel: 705-429-4500 “A MOVING EXPERIENCE”
TWO BEACHFRONT LOTS
Two picturesque beachfront lots in
Wasaga’s west end beach area. Stone
breakwall already in place, and
water, sewer and gas are all at the lot
line. Each lot is beautifully situated
and brimming with mature trees,
shrubs and perennial flowers. If
you’ve ever dreamed of owning a
beachfront property, this is your
chance! See listing office for
encroachment information. Each lot
is listed at just $179,900.
*Note: If you’ve been tracking the price of beachfront the past few months, you
know this is a scarce commodity.
DEAL OF THE MONTH Well decorated 1,111 sq.ft. home with detached garage
in a quiet cul-de-sac. This
home offers a full finished basement, 3 bedrooms, 2
baths, ceramic floors, central air, a fully fenced
rear yard and a 10’ x 10’
garden shed. Offered at
$131,900. Call Bruce today
for more information on
this beautiful home.
How To Know If You Are Ready To Have Children:
THE MESS TEST: Smear peanut butter on the sofa and
curtains. Place a fish stick behind the couch and leave it there all
summer.
THE FEEDING TEST: Obtain a large plastic milk jug. Fill
halfway with water. Suspend from the ceiling with a cord. Start the jug swinging. Try to insert spoonfuls of soggy cereal into the
mouth of the jug, while pretending to be an airplane. Now dump
the contents of the jug on the floor.
THE TOY TEST: Obtain a 55 gallon box of Legos (or you may
substitute roofing tacks). Have a friend spread them all over the
house. Put on a blindfold. Try to walk to the bathroom or
kitchen. Do not scream because this would wake a child at
night.
THE DRESSING TEST: Obtain one large, unhappy, live
octopus. Stuff into a small net bag, making sure that all the arms
stay inside.
THE GROCERY STORE TEST: Borrow one or two small
animals (goats are best) and take them with you as you shop.
Always keep them in sight and pay for anything they eat or
damage.
THE AUTOMOBILE TEST: Forget the BMW and buy a station wagon. Buy a chocolate ice cream cone and put it in the
glove compartment. Leave it there. Get a dime. Stick it into the
cassette player. Take a family size package of chocolate chip
cookies. Mash them into the back seat. Run a garden rake along
both sides of the car. There ... perfect.
THE PHYSICAL TEST (Men): Go to the nearest drug store.
Set your wallet on the counter. Ask the clerk to help himself.
Now proceed to the nearest food store. Go to the head office and
arrange for your paycheck to be directly deposited to the store.
Purchase a newspaper. Go home and read it quietly for the last
time.
BUILDING LOT AVAILABLE Here’s a lot with water, sewer & gas
at the lot line. Partially cleared with
a useable garage on it. Vendor will
remove mobile home unit currently
on property. Quiet street, close to
schools, stores and a short walk to
the beach. Offered at $29,900.
LOT NEAR THE BEACH! You’ve been waiting for this
building lot! Super close to the pure
sand beach on 27th Street N. Lot
measures 68’ x 93’ and has water
and sewer connections (locals paid).
Lot has some mature trees and is
centrally located. Asking $64,900