Will parent-investors become the new type of condo investors?
Over the past year we have seen more and more parents buying condos for their kids to enjoy in the future. The most common purchase is a pre-construction one bedroom/ one bedroom plus den condo, which typically goes for about $270,000-290,000 depending on the size, floor and layout.
What makes the parent investor different from your traditional condo investor, is that they are in it for the long term. Typically this means anywhere from 5-10 years.
When the parents initially purchase these pre-construction condos, the kids are sometimes as young as 14-16 years. Once the pre-construction condos are ready, parents hope to rent them out for a few years, and have their kids move in once they have finished school and land a good job.
If the parents, for whatever reason, decide that the kids should not move in, then they can continue to rent out the condo (so that it pays itself off), or sell it for an anticipated profit. Parents see this as a “win-win” situation.
It’s no surprise that this trend is taking place. If parents want to invest in their kids’ future, real estate is the clear choice for many. “Banks pay interest which is less than inflation, and stocks are too risky” -according to many parents. Investing in real estate, especially in a growing city like Mississauga, provides the stability many cautious investors are looking for. In addition, buying a property at the pre-construction condo stage, allows parents to “lock-in” the price at the time of purchase.
Typically pre-construction condos require a down payment of 15% in the first year and 5% when the condo is finished. However, having VIP status with many of the condo builders, we are able to give our purchasers special stretched deposits which sometimes require as little as 10% in the first year and the final 10% when the condo is ready in 3 years or so.
There is no requirement for mortgage approvals, or credit checks until the condo is ready. This makes the process of buying a pre-construction condo seamless. With the help of a VIP agent (like us) , clients can book an appointment through us to see the sales centre, be educated about what to look out for and in one afternoon become condo owners. It’s as simple as that.
If you’re a parent who wants to help your kid get a “foot-in-the-door” into real estate, I would love to hear from you! Remember, my buying services are 100% free to you, as I get compensated by the builders directly.
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Friday, September 5th, 2014 and is filed
If you are looking to rent a condo in Mississauga, we compiled a checklist to make sure that you have not forgotten about anything.
The first thing you should know is that most leases for condos in Mississauga do require a one year commitment. If you do find something short term, it’s not uncommon to pay a premium of 30-40% more than market rate. Next, 95% of condos available for lease are unfurnished, which means you have to have your own furniture. Furnished condos can difficult to find, and rent for $300-500 more than similar unfurnished units.
Before Submitting An Offer
- The first step to renting is to make sure that you have a job letter from your employer. The job letter usually should state that you are a full time employee, getting paid a certain amount of salary and that your position is permanent. Landlords like to make sure that you are working and that you can pay your rent. If you do not wish to disclose your income, then you can contact us and we can help you out. Another option would be to have a job letter stating where you work and how much you roughly make.
- Next, you will also need to pull your Credit Score. You can get this printout by simply going to here . Filling out your information, It costs about $23.95 and you have your credit score. Clients often say: “My credit score is not that great! Why does a Landlord need this? “This is an inside door into your payment history. Once again a Landlord wants to make sure that you are able to pay your rent on time. The credit score doesn’t revel your payment history, if it’s let’s say 700 or above it means you have good credit and the Landlord will know that you can pay your rent on time and that you are less likely to owe them money.
- Now there is no standard written rule, but more often than not, if your credit score is below 650, you may want to offer to pay a few months up front (legally speaking, landlords are not allowed to request more than 2 months’ rent upfront, but tenants are allowed to offer more than 2 months’ rent up front). A second solution is you can put another person as a co-signer onto the contract. The co-signer may need to provide a job letter and/or credit score..
- Along with the rental application, given to you by the agent, you will need to put references down. Typically 2-3 references are enough. It’s not uncommon for your new Landlord to request a face to face meeting and/or try to contact your previous landlord to see what kind of tenant you have been. If you don’t have a previous Landlord you can put a previous employer down, places that you have volunteered for etc.
After The Rental Offer Has Been Accepted
- Make sure that you book the elevator at least a week, if possible two weeks, in advance to get the elevator. Most elevator bookings have a 3 hour time slot. For example 11-2pm, 2pm-5pm, 5-8pm. So make sure that you or your movers are on time and that you use your time wisely. You can book the elevators with security in your building, where you will be given a form that you need to fill out and you will need to leave an elevator security deposit, which they will give you back once they have checked that there are no new damages made by you or your movers. They may also ask for your rental application to see that you are the lawful tenant who is moving in.
- Make sure to call your cable / internet company a week ahead of time for an appointment. This is to ensure that you get your desired date. Most of these give a 5hour time slot, so make sure to be home.
- You will also need to call your energy (hydro) company, since some condos in Square One have hydro metered separately. The Landlord will not cover this expense or include it into your monthly rent since hydro varies in monthly price, based on how much you use/consume. Typically speaking hydro is about $50/month for a 1+1 and $60/month for a 2 bedroom.
- If you signed a one year lease, you will need to give your landlord 10 postdated cheques before you move in. Sometimes landlords also ask for pet deposits.
- Finally before our move in it is important for you to get tenant liability and personal property insurance (also known as home/condo insurance). Its only costs about $20 a month and it protects you in the event there is a fire in your unit or you have your dishwashers overflow and damage the unit below. This insurance can be obtained from any major insurance company.
- Once you move in be sure to report any damage not caused by you, to your landlord. This eliminates any problems at the end of the lease.
Interested in leasing a condo in Mississauga? Remember our services are free as we do get paid directly by the landlord. Feel free to browse our lease listings found here
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Friday, July 25th, 2014 and is filed
Edit: We still have the VIP promotions extended for a limited time period. If you are interested please give me a call and I can set you up with a private tour! 647-989-7517
Pinnacle will be releasing a new set of condos, starting from just $265,900 or low to mid $400’s per square foot. With no other condo projects being released in downtown Mississauga in 2014, this may be the last opportunity for any buyer to have a first-hand pick of whichever unit they like. We will be having a special event on June 21st 2014, where our clients will have one-on-one appointments to pick any unit they like. The builder will be officially closed to the public on that day; so please do make sure to register with us to take advantage of this opportunity.
Who is Pinnacle Grand Park 2 targeting?
With an anticipated closing date of May 2017, the Pinnacle condos are really for those who are planning their future. This mainly consists of three primary groups.
The first group is; the young adults who are still living at home with their parents. Making the giant leap to live on your own can seem like a serious commitment, and young adults do want to make sure they have enough time to save and prepare for the life that awaits them outside of the comfort of their own home. Parents on the other hand, are often proud to help contribute financially and help their kids start off their lives.
The second group is; the traditional condo investors. Some of these condo investors have already purchased units in the past and are familiar with the process.
The last group; which Pinnacle Grand Park 2 condos are geared towards, is the downsizers. Downsizers are those who are exploring the idea of selling their house, in exchange for the condo life. Downsizing is never a decision which can be executed quickly as it requires a lot of planning. An occupancy date which is almost three years away ensures that anyone considering downsizing has enough time to make a smooth transition.
If you are a first-time home buyer or a first-time investor and are interested in this pre-construction condo, then I encourage you to read this article. As always, I will have special VIP agent access with exclusive promotions for my buyers, that will not be offered directly through the builder and buyers must register with me in order to receive them. If you are interested in getting access to this project the moment it goes on sale, please register with me right now. Click here to register with us.
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Wednesday, June 11th, 2014 and is filed
For any buyer looking to purchase in downtown Mississauga, the process of buying a condo can seem overwhelming. With so many buildings to choose from, buyers are often left with uncertainty, not knowing if they have purchased a unit that they will be completely be happy with. This is why I always stress to my buyers, that the most important aspect of selecting the right condo is – lifestyle. The lifestyle each condo has to offer is different, and I believe each buyer should be educated as much as possible about each condo (both negative and positive) before they commit to the purchase. In this blog post, I will cover some of the things which I noticed make certain condo buildings stand out from other condos.
Free Parking Access at Chicago:
385 Prince of Wales is one of the only buildings that has a lot of visitor parking space, since it is outdoors. It is also in front of Rabba and Dry Cleaners. It seems that many condos in Square One have two issues when it comes to parking. 1.) Time restrictions and limitations – how many parking passes a month are issued for your guests. Example only 8 passes a month. 2.) Availability – the condos that don’t have these restrictions have issues with availability. On the weekends; Friday and Saturday nights parking is very scarce.
Indoor retail store access at Solstice:
225 Webb Drive is the only building that has direct access to a 24 hour store right from the building, without having to step outside. This is great in the winter when it’s cold and it’s safe if you want to send your child down to buy some juice.
Realtor FOBs at Onyx & The Residence:
The benefit of realtor FOBs is great for when you are purchasing a condo. It is important that you not only like the lobby and your unit, but also your amenities. Purchasing a condo is a big step for many first time home buyers. It is important to see all aspects of your new home and your new lifestyle before you make that big decision of which unit to purchase. Keep in mind that when you are selling your unit in these buildings, the FOBs will become handy, since the amenities are often a deciding factor for many buyers. The Onyx at 223 Webb Dr and The Residence condos at 4065 Brick Stone and 4070 Confederation have realtor fobs available. Make sure to ask your agent to show you what the building has to offer.
Smart Elevators at Skymark:
The buildings at 25 and 35 Kinbgsbridge Garden are not only fancy but come with some really cool elevators. The wait time for these elevators in these buildings are really short given the size of the building. The elevators have built-in sensors, which can detect when you open your suite door. The moment you leave your unit, the sensors pick up the movement and know to send an elevator to your floor. This is a huge plus for those on high floors. and for those who just hate waiting for elevators to come.
FOB Activated Elevators:
In buildings such as 3515 and 3525 Karyia, elevators need FOB access in order to take you to your floor. Once inside the elevator, you would need to swipe your FOB and then press the designated floor. If you have guests arriving they will need to sign-in at security and let them know which floors they are going to. Security will grant them access, but only to press that floor button which they indicated. This is great security for women living in the building and it saves you many trips if a kid pressed a bunch of floors.
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Wednesday, May 21st, 2014 and is filed
If you have been on the fence about buying a condo in Mississauga for the last little while, this might compel you to purchase a condo. Last week the Bank of Montreal brought back their 2.99% 5 year fixed mortgage rate. Originally, this same rate was offered last year and it only lasted about three months. Afterwards, the 5 year fixed rate slowly creeped up to about 3.5%.
What does this mean for the average consumer looking to buy a condo in Mississauga? For someone looking to buy a $300,000 condo with a 10% ($30,000) downpayment, the difference between getting a rate of 2.99% over 3.5%, could mean saving around $70 a month. Now that may not seem like a lot, but over a 5 year term, those savings would add up to $4,200.
What is good to know, is that you DO NOT have to necessarily go through BMO in order to take advantage of this promotion. Some of our clients recently got similar offers with TD and CIBC.
If you are considering buying a property in the near future, I would recommend contacting us in order to “lock-in” this special rate of 2.99%. Once pre-approved our clients can hold this rate for about 3 months.
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Sunday, April 27th, 2014 and is filed
At one point, we have all seen a real estate show on TV. Whether it was Love It Or List It, Property Virgins, or The Property Brothers. Some of us have wondered what it would feel like to have our home featured on a show. How we would like our home to be renovated or remodeled, and what it would look like after. Then we thought about the show and how much our home would be worth after a reno job was complete.
The shows spark our imaginations and they let us look at our homes, and sometimes we start noticing what we would like to have changed about our home. Then we contemplate; well, maybe it is time to sell this place and get something else. If this is the case, then we have some great news for you. We have been asked by the producers of the Property Brothers: Buy and Sell, to feature some of our clients on the Tv show. The show airs on the W Network and HGTV. Our sellers: both house and condo sellers, interested in this must know the following:
- The renovations will not cost you anything.
– You need to be serious about selling your home.
– We require, a compelling story, as to why you would like to be on the show/have renovations done to your home. (Must be e-mailed to us)
– You need to be willing to be featured on national television.
– The last thing to know is; this is only for sellers not under contract by another brokerage, and is exclusively offered to our clients.
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Tuesday, April 8th, 2014 and is filed
No New Condo Projects Being Launched
In 2012/2013, there were 5 condo projects in downtown Mississauga which were launched; PSV 1 and PSV 2, Pinnacle Uptown 1 and 2 and Pinnacle Grand Park. Since the market has been healthy and steadily going up, builders are watching the market in order to see how the market will unfold for the rest of the year, and therefore, no new launches have been planned for this year in the Square One Area. However, the five projects mentioned above still have some inventory left over. For those projects with fast approaching occupancy dates, there are currently some great deals and promotions being offered to us. We have a close partnership with PSV and Pinnacle and would love to offer our clients all the perks of condo ownership, along with great offers.
Pro tip for buyers – If you are still looking to purchase a PSV or Pinnacle condo, now is your chance to get great deals and promotions through us. Contact us for more info!
Rent Prices Are Rising
Over the last two years, rent prices have steadily gone up. Two years ago it was possible to find a one bedroom condo in the City Centre Area for $1250/month, and a two bedroom condo would typically start at $1500/month. This year, a one bedroom will go for $1300/month, while a two bedroom would start at $1600/month. There is also a huge increase in demand for 2 bedroom condo units. They are very popular, yet inventory has been very low. It is not surprising that 2 bedrooms, especially units that are well maintained, nicely painted and competitively priced will lease out within 5 days of being on the market. 1 + den condos are also very sought after, especially if the den is a larger space, or if it comes with a door and can be used as a second bedroom. Since inventory has been low and demand has been high, it is not uncommon for landlords to raise rent on tenants and it comes as no surprise that rent will only keep increasing.
Less Inventory For Sale
On average, Mississauga condos still sell for roughly 98-99% of asking price, and the average days that a condo sits on the market hovers around 32. It is common for nice, well maintained units to sell within a week of hitting the market. The ones that end up sitting on the market for awhile are usually overpriced, and/or not so visually appealing. Some of our buyers lucked out this year, as they were introduced to nice properties before they even had a chance to hit the market.
Pro tip for buyers – if you want to have access to units before they hit the market, then make sure to work with us, since we have this option!
Buyer Expectations Are Up
In 2014, the average condo buyer is a lot more educated, as compared to a buyer a decade ago in 2004. The internet has contributed a lot to this fact. Buyers will check reviews online, before they settle on a building. Buyers also like to read what each condo has to offer. Years ago, buyers moved to be closer to the job, to schools, to grandparents, or to be in good areas. Although, a good location is important, buyers looking to invest in downtown Mississauga already have that advantage. Many of them will spend the extra 10 minutes to drive to work, as long as they find a condo which suits their lifestyle and their needs. The 2014 condo shopper is looking to invest in a lifestyle, and what that lifestyle has to offer. Some features on their list of must haves are:
– visitor parking
– party room
Buyers also have high expectations for what is being offered inside the unit. Most buyers want units that have stainless steel appliances, granite countertops, hardwood throughout, floor to ceiling windows and a nice view.
Pro tip for sellers - Having a non-painted or non staged unit in this busy market really puts your unit at a disadvantage. If you want to ensure that your unit really sticks out from the rest, get in touch with us and we can get your condo sold! We offer great marketing and free staging!
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Sunday, March 16th, 2014 and is filed
One of the main factors, when choosing a new home, for many new home buyers is deciding which city is the right fit. Most people will choose a location close to their work. Others may pick a location associated with higher social status. Which ever factors go into your decision, property tax is something you should consider. Property and land transfer taxes are required to be paid to the owner on your Closing Date. The money is split between the city, region, and province. In this article, we will outline the property tax and land transfer taxes associated with purchasing a property in the Square One region of Mississauga.
When deciding which house to purchase, property tax should play a role in your decision. Mississauga has one of the lowest property tax rates in the Peel region. This makes it especially attractive for real estate investors who wish to invest in the GTA, to invest in properties near Square One.
In the Peel region, residential property tax is calculated using the following formula:
Assessed value x City residential tax rate
Assessed value x Peel residential tax rate
Assessed value x Provincial residential education tax rate
Your total residential property tax bill
Both the Peel and education rates are fixed rates at 0.424% and 0.212% respectively. Between Mississauga, Caledon, and Brampton; Mississauga has the lowest city tax rate.
The total property tax in Mississauga for a condo priced at $269,000 would be $2,492.68 in 2013.
A one bedroom apartment in the Marilyn Monroe Condos across from the Square One shopping centre is selling for $269,000. Let’s look at the property tax between this condo and a similarly priced condo in Brampton.
The total property tax for a condo in Brampton listed at $269,000 would be $3,110.53. As shown in the charts above, property taxes are significantly higher in Brampton as opposed to Mississauga. This makes it more attractive for investors to purchase a home in the Square One region of Peel.
Land Transfer Taxes
Another common tax which is associated with purchasing a new home is land transfer taxes. These costs are added to the purchase price of the home under the closing costs. In Ontario, land transfer taxes remain the same in every city except for Toronto, where additional costs are added. In Ontario land transfer taxes are:
– Up to $55,000 X 0.5 % of total property value
– From $55,000 to $250,000 X 1 % of total property value, less $275
– From $250,000 to $400,000 X 1.5 % of total property value, less $1525
– From $400,000 up X 2 % of total property value, less $ 3525
If we use the example above on a Mississauga condo, than the land transfer tax would be $269,000 x 1.5% – 1525 = $2,510. This cost will be included in the purchase price of the property. If however, the condo was located in Toronto, than an additional transfer tax will have to be included. Toronto home buyers will have additional taxes which are:
– 0.5% on first $55,000,
– 1% on next $345,000, and
+ 2% on portion over $400,000
Purchasing a $269,000 condo in Toronto will now have a Land transfer tax of:
0.5% x 55,000 = $275
0.01% x (269,000-55,000) = $2,140
$2,510 + $275 + $2,140 = $4,925
This may explain why Toronto homes are pricier than other homes in the GTA.
When deciding where you want to purchase a property and at what location you should purchase; the property and land transfer taxes should play a role in your decision as well. Mississauga has the lowest property tax rates in the Peel region, which is something to keep in mind when deciding on where to purchase your property.
About the Author
Allan is an experienced Chartered Accountant, CPA and tax expert. He has extensive experience in handling tax matters and has helped many business owners and individuals save on taxes. He continuously shares his expertise through presentations and other educational venues, whilst coming up with unique tax saving strategies.
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Wednesday, March 5th, 2014 and is filed
It is no secret that many of the condo units around the Square One area are rented out to tenants. In fact, in 2013, there were over 1746 recorded lease transactions on the MLS system in the City Centre area alone. This does not take into account any privately conducted leases, or lease renewals. Although leasing is a viable option for some, most tenants aspire to be owners one day. Over the years, we have helped many tenants transition from renting to owning a condo in Mississauga. In this blog post, we will break down the cost relating to renting and owning a condo in downtown Mississauga.
The Cost Of Renting Vs Owning
In the chart below, we compared the monthly carrying costs of an average priced one bedroom condo in downtown Mississauga. Rent is based on market average of $1,450 per month, and owing is based on a purchase price of $260,000, with $52,000 (20%) down, and at a 3.5% fixed rate amortized over 25 years.
The above chart indicates that owning a one bedroom condo, would typically cost about $163 more per month as opposed to renting it.
The next chart uses the same metrics as above, and calculates the amount of equity which would be accumulated over a 5 year term.
The chart indicates that after 5 years, the owner would pay off over $28,000 in principle, while the renter would build $0 equity.
Anyone who is currently renting, knows that rent rates have been going up steadily over the years. The chart below, on the left, shows the year to year increase of market rent (the amount landlords charge tenants monthly). The second chart, on the right, predicts the capital appreciation (the amount that the property will appreciate in value) over a 5 year period. In our calculation, we have used a variable of 1% yearly for rental increases, and 2% yearly for market average price increases.
Based on historical data, it is safe to assume that a person who is currently paying rent of $1450 per month on their one bedroom condominium in Mississauga, can expect that that amount will increase by around $60 in the next five years. At the same time, a person who is paying off a mortgage for a similar property, would acquire roughly $26,000 in property appreciation over the next five years.
In this blog post we went over the basic costs associated with renting and owning a condo. Based on the figures presented, we saw that owning a condo could cost only $163 more per month than renting it. At the same time, the owner can build equity by paying off their mortgage, and building equity through market appreciation. It’s likely that in less than five years, the owner would have already made back the $52,000 ( $28,000 in principle + $26,000 in capital appreciation) that they have originally put down as a down-payment.
Then why do some people still continue to rent? For some, they are renting because it’s a short term solution and for others it is a temporary solution, in order to save money for a larger down payment.
For anyone who is currently leasing a condo, and is on the fence about buying, I encourage you to check out our rent vs buy calculator. If you are ready to take the next step and see if you qualify, please do contact us and we would be more than happy to help you become a condo owner.
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Tuesday, February 4th, 2014 and is filed
The well known builder in Mississauga who brought you condos such as One Park Tower, Chicago and Limelight, will be releasing new condos; “Daniels Erin Mills Condos”. They will be located at 2550 Eglinton Ave W in Mississauga next to Erin Mills Town Centre (Erin Mills Parkway and Eglinton Ave). Daniels has acquired about 6 acres of land on the south west corner of that intersection. They have planned to build three high rise condos, starting with the West tower, which will have 25 storeys and 300 units. The units will feature 1 Bedrooms, 1+1 Bedrooms, 2 Bedrooms and 2+1 Bedrooms. This community will also have 2 and 3 Bedroom, 2 level Townhomes.
This new community by Daniels is conveniently located in the heart of Erin Mills. It is steps away from Credit Valley Hospital, Erin Mills Town Centre, all the shops, transportation, restaurants, schools, parks and more! Everything that the heart desires is right at your doorstep. Daniels vision was to create a community where one can play, dine, work, shop, and call home.
The amenities will feature: a grand lobby with a ground level café, fitness room, party room, an outdoor terrace with BBQs, garden plots and much more!
Prices start at the low 200,000s
If this is your first pre-construction condo please read these two articles: What you need to know before you buy a pre-construction condo and the process of buying a pre-construction condo.
Register here with ES Team now for VIP Promotions, which will NOT be offered by Daniels directly.
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Saturday, January 25th, 2014 and is filed