Electronic Signatures Starting July 1st!

Word starting circulating late last night amongst the realtor crowd across Ontario that the wait for electronic signatures is finally over! After years of being told that electronic signatures were "coming soon" by different levels of government, starting July 1st we will be able to sign The Agreement Of Purchase And Sale (the main document to sell a property) digitally. No more scanning, no more driving around at a late hour or rushing for a last minute signature, no more faxing (well that was a given), no impossible to read documents from sending back and forth. 

I have been using electronic signatures for other documents (listing agreements, price reductions, etc) but now the full transaction could be signed digitally. Almost every client who has used this, prefers it. Saving the client time, and ensures no missed signatures or initials. As the client, you can read, review, and sign the document at your pace.

Real Estate 2.0 is here!

Why should I use an agent to help buy my Ottawa Home or Condo?

Anyone can purchase a home, but buying the wrong home, without proper research, knowledge and information, can be immeasurable.

With a surge of online resources and increasing for-sale-by-owner market, it is not surprising that some buyers consider a DIY attitude when looking at Ottawa condos or homes. 

For most people, a real estate professional is an indispensable partner in the home-buying process. While buyers today are more educated and have more tools, all the research in the worlds can't match an experienced agent's understanding of the market. When the market, buildings, and trends are changing on a day to day basis, you should go to someone that is kept up to date on this information. Simple information that is not going to be found online, like building issues, or past/upcoming special assessments, stigmatized properties, the list goes on.

The real estate agent is completely objective and professional when discussing their opinion of the property being considered for purchase unlike a parent, spouse or best friend. A good agent should be able to walk you through both, pro's and con's of every property.

The buyer's agent fee is typically compensated by the seller, which means that as a buyer you have nothing to loose and everything to gain by tapping the expertise of an agent. 

Are you looking for more information about using the services of Matt Richling as your buyer's agent?

Pets In Ottawa Condos

A renovated condo at 324 Laurier Ave by Kariouk Associates featuring dog bowl (repurposed urinal).

When working with a client, one of the common questions I receive about a building or a property is regarding pets, and are they allowed in the building. While most buildings in Ottawa allow pets, there are a few condo buildings that have pet restrictions. If you are looking to buy and have a four legged friend, there are a few things to note before you sign on the dotted line.

Tell your agent. Before you head out looking, make sure to express to your agent that you have a pet, and that you will be taking the pet with you. While most buildings will be okay with pets, some are not, and it would be best to know before falling in love with a unit. Your agent will know, or be able to find out what the stance of the building is on pets. 

Tell your lawyer. While the lawyer is reviewing the status certificate, they will review the bylaws of the building. This is when they would be able to tell you that there are certain bylaws that restrict pets, certain pets, or not at all. Even if your agent has given the go ahead, a second set of eyes that can ensure the building is okay with pets, never hurts. 

Matt and his partner with their Weim "Ella"

Keep in mind - you might see an owner with a dog in the lobby, but that doesn't mean pets are allowed. Rules are constantly changing, and it is always best to consult the building bylaws for the correct and up to date rules. EXAMPLE: 199 Kent Street or Kent Towers, has recently changed the ruling for dogs in the building. However a number of owners had pets already, so they were "grandfathered" which would allow them to stay even though the building has a pet restriction.

Other restrictions might be size or weight of the pet ( no pets over 50lbs, or some even 25.5lbs!). Some buildings restrict amount of pets (no more than one pet), height restriction (20 inches or less), and even type of pet. 

Are you a pet owner looking to make a move, and not sure if the condo life will work? We lived in our condo when we had Ella as a puppy. I would love to answer any questions!

Click Here to Contact Matt

Pets in Condos

Need A Parking Spot? What To Expect!

If you purchased a condo in Ottawa with only one parking spot (or without any spot), and now need a second spot, there are a number of different ways to go about it.

Many developers place a limit on which units are able to purchase parking, and many buildings have much fewer parking to condo units. For those who need parking, it can add an additional and difficult check box to tick off when looking to buy. Often it can be easier to focus on which unit you want first, and then acquire parking after you close. For those who need parking, there are a number of different ways to get a parking spot. depending on if you need a shorter solution, or a more permanent one, you are able to rent or even buy a spot.

Renting

For many, renting a parking spot is the easiest way to acquire parking in the building. Renting makes it affordable, and less of a financial commitment. A parking spot can range from $80 to over $200 per month, per spot. There are many factors that can determine the cost of a spot in Ottawa such as the location of the building, which floor the spot is located on, distance to elevator, and if their are any fans or pipes that block part of the space. Supply and demand can also influence the price (more spots = lower price). Usually parking spots for rent can be found on notice boards, by asking security or concierge, or even  found in the building's facebook group. 

TIP: Often if you are able to pay up front for a longer period of time, you can get additional savings.

Buying

While not easy for many to do, the other option to acquire a parking spot is to purchase one. In order to do this, the building must have each unit, parking, and locker, registered under separate PINS. This allows each unit, parking, or locker to be sold separately. Typically cost is between $30,000 to $35,000 but depending on the building and location of the spot, the price does range. Keep in mind that it is open to negotiation, so if the seller really needs to sell, then you might get a good deal.

The main issue with buying the spot, is how you will have to pay for it. Essentially you need to pay cash for the parking spot, and most people do not have an extra $35,000 just laying around. If you are like most and do not have a large hidden supply of cash, or if your dream condo does not have a parking spot, you might still be in luck. PPPI Mortgages, or Purchase Price Plus Improvements is a product that will allow the bank to finance the purchase the parking spot into the mortgage, since it will improve the overall value of the unit. Keep in mind there are a number of regulations and rules, so speak to a mortgage broker if this interests you.

Things To Remember

While for many that work downtown, it might seem like a perfect solution to the parking problem to rent one of the available spots from a near by condo building. However, many (if not all) condo corporations have by-laws in place that restrict someone from owning, renting, or purchasing, if they do not reside in the building. So if you have a spot to rent or sell, remember that you will need to sell it so someone who lives in the building.

If you have any questions about parking, or Ottawa condos in general, I would love to chat. Click Here.

Dear Matt: Looking at buying my first place.... Lawsuits?!

Have a question about real estate that you would like answered? Email Matt directly Matt@MattRichling.com.

Dear Matt,

I'm looking at buying my first condo in Ottawa and my search keeps bringing me to a particular building. I love the central location and the prices aren't as high as the new builds I've seen. I have been told that it has a lawsuit against the builder, any idea on that?

I'm wondering if you have any more information about situations like this and weather it is a bad idea to bad in a building that has a lawsuit or other issues.

Thanks,
Taylor

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Hi Taylor:

Right off the bat, talk to your lawyer. If/when you decide to move forward, you will include a condition in the Agreement of Purchase and Sale (APS) that allows your lawyer time to review the status certificate and documents. During this period, you will be able to find out much more detailed information about the condo corporation, building by-laws, financial history, and any projected increases in fees, among other things. 

HOWEVER. Lawyers are hired by you, to save you from any trouble. Think guardian angel sorta domain. So when it comes time to choose your lawyer, be very picky on who you have standing in your corner. Ideally you want someone who is local, who is not afraid to tell you the issues, but is able to remove judgement from the issues and not scare you. Great example is also the building inspector, who is also working for you to find issues and give you information. A good building inspector can tell you all the issues without saying personal judgement - "Don't buy this", "I love this builder", These renovations look horrible",  "I would live here" etc. You want facts. Not emotion. A good lawyer will tell you the facts without trying to scare you. 

That being said, purchasing a unit while knowing that there are issues in the building is a risk. Lawsuits are not "cut and dry" and it can go either way. It can be resolved and the building/condo corporation gets what it wants, or the builder can win and certain costs could be picked up by the owners in a special assessment or increase in condo fees.

You need to fully understand the issues, get the facts, listen to the professionals who you hire to look out for you, and know if you are comfortable taking a risk like this or not. 

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Looking Ahead to 2015 in Ottawa

As the snow starts falling, and the days pass... we realize that 2015 is almost here. Lets take a quick look ahead and what some of the major players are predicting and what it means for someone looking to make a move in the new year.

The Canada Mortgage and Housing Corporation is predicting:
- Increase of 1.4 per cent for sales price of new construction single detached homes.
- Decrease of 2 percent for new home starts
- Increase of 0.8 per cent for sales price of resale properties (both residential and condo)
- Increase of 1.8 per cent for average rent of two bedrooms
- An increase of 0.2 per cent for rental vacancy
- Decrease of 0.7 per cent of MLS sales (both residential and condo)

RE/MAX Ontario Atlantic is predicting:
- Increase of 1.6 per cent for average residential price
- Lots of inventory or "excellent selection" in the condominium market
- In 2014 sellers were optimistic and overpriced properties, which pushed days on market. This will impact 2015 with continued increased DOM and more selection for buyers, but will balance out with fewer housing starts.
- Nationwide residential sale price to increase by two to three per cent in 2015 

Overall, while we will not see any crazy gains in price, we will see a slow and easy gain through 2015. More properties are and will be on the market, so sellers need to be more accurate with pricing (NOT OVERPRICED), and buyers will be able to have more selection. Again... Note that CMHC says there will be more listings, and fewer sales - it is more important than ever to have your property priced right, and marketed to its full potential!

Click here for the full CMHC 2015 Ottawa Prediction report.

Click here for the full RE/MAX 2015 Housing Market Outlook Report.

If you have any questions about buying, selling, or the market in general - I would love to chat!

Which Ottawa Condos have Pools?

Indoor pool for the owners at 200 Rideau St and 234 Rideau St, built by Claridge

While it might seem like the amenities rarely get used in a building, for those that take advantage of them, its like adding extra rooms onto your condo for free! (Well... yeah you pay for them, but still)

Lets look at which condo buildings around Ottawa have pools!

Claridge (especially lately) has been a big believer in amenities and nice big pool areas. Take a look at  Claridge Plaza (phase 1-4), La Tiffany (phase 1 and 2), Lebreton Flats (250 Lett),  Tribeca (pool under construction), and eventually Claridge ICON (est 2018), etc.

Urban Capital has started including resort styled pools with The Mondrian (324 Laurier) and the Hideaway (on Mcleod). 

Mastercraft Starwood, known for high quality amenities includes pools at SOHO Lisgar (300 Lisgar) and soon SOHO Champange. SOHO Parkway only gets a rooftop hottub with some of the best views of the city... (sarcasm...). 

Richcraft has built a few pools including, The Galleria (200 Besserer), The Galleria Phase 2 (238 Besserer), The Laurier (570 Laurier), and soon to be built The Bowery.

Other central buildings with pools include 90 George St, 160 George Street, 199 Kent, 500/530 Laurier Ave, 470 Laurier Ave, 556 Laurier Ave, 151 Bay, 20 The Driveway.... etc. The list goes on.

Currently we have a few units available with pools including, Claridge Plaza (234 Rideau Unit 1005, Mondrian (324 Laurier Ave Unit 2209) and two units at Tribeca (179 Metcalfe)! 

If you enjoy taking a dip and are looking for a condo with a pool in Ottawa, lets chat! I would love to help you out!

Click To Contact Matt Richling

Ottawa Pools

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Banks Unsure of Micro Condos?

With the recent launch of Smart House Ottawa, and as more micro condo units are being built, buyers are excited for moving into these new spaces... However, if they can move in will be another storey. We are hearing rumours that banks and other lenders are not approving financing for these micro-condos. 

Representatives from the Big Five banks have all said they have rules on their financing policies that restrict approving mortgages that are under 500sqft. Up until the last few years, micro condos or bachalor studios were few and rare. With the shift in size, the lenders are being cautious and want to make sure they "understand" them. 

While this policy for minimum size is a requirement, every application is reviewed on a case per case basis. I have sold multiple units over the past few years that are under 500sqft and a few dozen that were under 600sqft, all without size issues by the lender. While we have heard rumours here in Ottawa, we have not seen any first hand accounts where the mortgage was declined due to size.

So What Do I Do?

Before you sign the Agreement of Purchase and Sale, ensure you have a financing clause, and have consulted a mortgage broker. Make sure they have the green light before moving ahead with the purchase and that they have the correct sqftage. Last thing you want is an issue on closing day.

Examples of Small Units in Ottawa?

There are two units per floor inside Mondrian (324 Laurier Ave at Bank, 2009) that are under 500sqft and another three units that are under 600sqft. The East Market (180 York, 383 Cumberland, 179 George, 2001-2007) has six units per floor that are under 500sqft, and another eleven per floor that are or under 600sqft. 

Are you looking to buy or finance a micro condo and want some help? I would love to chat...

Written by Matt Richling

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle. 

Ottawa Citizen Article - Condo Roundup - Take Aways

The Ottawa Citizen published an article today about the condo market in Ottawa, along with some insider forecasts on the current and future market. You can read the full article here. I have summarized the important take aways, then going to run through exactly what it means for buyers, sellers, and everyone else. 

Coles Notes:
- CMHC reports lowest condo construction starts this year since 2009.
- CMHC says the unsold inventory is to blame
- CMHC forecasts another smaller decline in 2015, then rallying back in 2016
- An industry analyst (from PMA Brethour Realty Group) predicts condos will represent ~18% of sales in 2014, compared to 25% in 2013, 29% in 2012.
- PMA blames poorer job prospects, and more cautious first time buyers, and investors are buying less than previous years, are maxed out, or scared by still-increasing prices.
- PMA sees condo sales increasing over the next year when first time buyers return to market. 

What exactly does this mean for those looking to buy in Ottawa?

Donald Trump is famous for saying you make money in the buy, not the sell. During the meltdown in the USA, Warren Buffett was advising to buy residential real estate before prices went back up. Over the next year or so, CMHC along with other analysts, are expecting the market to continue to soften, and then start to rise again. If you are in the market to buy, there is no better feeling then knowing the prices are going to lower (allowing you to buy low), and then rise. Obviously, you want to take your time and find the perfect place, at the best price, that suits you and your future. *NOTE* Plan on holding your property for at least three years, (preferably five), other wise the costs will outweigh your benefits. So think hard and long about your future or if uncertain, at least look at units that can cover the costs by renting it out. This also means the style of property. Are you dating? Chances are that 500sqft unit wont work for the future couple. Want a dog or kid? same thing. Think ahead and save yourself down the road.

What exactly does this mean for those looking to sell in Ottawa?

Certainly not great if you purchased your condo since 2009 and are looking to sell in the next year or two. You have more competition, and harder pricing. You will need to make your property stand out among the rest, and be willing to work with a buyer for a sale. ***Chances are, you have/will never heard/hear an agent say this but....*** if you can hold out, do it. Wait it out. This is the opposite of what we are "supposed" to say, but this is your largest investment - treat it as such. While you wait, the mortgage is getting paid down, and you will have more room later on. THE FLIP SIDE of this, if you need to sell, take the hit now (hopefully as small as possible), and find a great deal that will have a better return. 

What does this mean for those who are just checking in, with no immediate plans to buy or sell?

Don't panic. Everything goes up and down, and while we have seen a slow but constant increase, corrections are due to happen. Re-evaluate your life plan and see how your living situation will fit in the property over the next four or five years. Then try and plan accordingly. 

Do you want to chat about planing to buy? Or make a plan to reduce the hit you will take when selling? I would love to help you out, click the button below.

Click Here to Contact Matt Richling

Citizen Article - Condo Market 2014

Written by Matt Richling

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle. 

Bought our Ottawa home, When do we get the keys?

Papers are signed, deal is done, inspector has gone through.... Congrats!

As the days get closer, you will start to plan the move, and life at your new home. Things like moving company, internet, and any renovations, will all need to be co-ordinated in advance. Most of this planing will revolve around the house and having access to the house - aka needing the keys. When exactly will you get the keys in Ottawa?

The biggest mistake that first time buyers make, is booking things for closing day. 90 percent of the time, you wont receive the keys till the afternoon, or most likely 3pm till 5pm. That is if the deal closes when it is supposed to (keep in mind that there are many reasons why it might not close on time). This means do not book Rogers to hook up the internet on the afternoon of closing, because if you don't have the keys, chances are the next open appointment wont be for a week (at least that would be my luck).

Moving companies are a little different, and are used to the process. Make sure to be clear and let them know when you should expect the keys and best to book them for after 5pm, depending on traffic etc. I would always prefer to have a little time before the movers get there to look over the house and enjoy it.

If you can, try and take the day off work. There will be enough stress, that the last thing you need is a work deadline, or annoying co-worker.

Good luck!

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Written by Matt Richling

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle. 

What to expect on closing day in Ottawa for a first time buyer!?

First of all, congratulations on getting this far.

If you are like me, you are probably reading this the night or so before closing day, and are trying to figure what your upcoming day will be like. Well the good news is that most of the possible issues or problems have most likely already happened, or out of your control.  What that means is, you shouldn't find out on closing day, that you didn't get financing (that was the week leading up to closing!). So... GO TO SLEEP. No point in being tired and cranky!

Most likely you have either signed the paperwork already (a day or two earlier) with the lawyer, or will be doing it all on closing day. They would have set up a time for you to come in, and would have told you the amount that you will need in a certified cheque or bank draft. This amount is always more than you think it is going to be (closing costs, lawyer fee's, etc), so do NOT guess it. They will tell you exactly what it will be. If there is a difference in the amount, the lawyer will send you a cheque after closing with all the closing documents. Make sure to bring ID, and anything else that they have requested from you. While going through all the paperwork with the lawyer, don't feel rushed. Make sure to ask for clarification, or to have the lawyer run through it with you. Everyone makes mistakes and better to catch them now, then find out later. Also helps you better when you understand what you are signing and why.

Once the paperwork is signed, the lawyers need to send the funds, register the sale, etc. Legally the lawyer is not able to release the keys until everything is completed. Usually this is sometime in the late afternoon, 3pm-5pm. Since the registry office (yes... it is all online now) closes at 5pm, they will rush to do it last minute or have to wait till next day. What this also means, is don't plan on moving in, mid-day. Many people will book the internet to be installed, and then find out they don't have the keys yet. Best to schedule everything the next day, when you are more likely to have the keys.

If you are closing on a work day and won't be able to sign or grab the keys, let everyone know this. Let your agent and your lawyer know, so they can make alternate arrangements. Most law offices close at 5pm, so would suck not to be able to get the keys!

While it can be stressful, try and enjoy the experience. It is all part of the process of home ownership!

Questions about what to expect? Click on the button below to contact me, I would love to help!

Click To Contact Matt Richling

Closing Day

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Written by Matt Richling

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle. 

Top three Ottawa condo buildings for Young Professionals

As a young professional who is working and living in Ottawa, only the best will do. Work hard, play hard is more than just a saying for you, it's your way of life. Last thing you want, are constant complaints from your neighbour because the walls are too thin, or issues with the condo board. With over 900 condo buildings across Ottawa, we have narrowed this down to a select few. 

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3. Mondrian Condos - 324 Laurier Ave. West

Mondrian, with its "rooftop" (6th floor) outdoor pool, complete with Miami-esq cabanas, large party room and concierge has been the choice of YP's looking for a place to call home. The units them selves are open concept and modern with floor to ceiling windows, exposed concrete pillars and columns, and decently sized. Great location for those working in the downtown core.

Location: 324 Laurier Ave. West, at Bank st.
Builder: Urban Capital (Toronto)
Year Built: 2009
Conceirge: Yes. 9-5 with security nights and weekends
Pool: Yes, Outdoors. Not for lap swimming.
Party Room: Decent sized with large sitting area, kitchen, dining table, TV, and pool table.
Gym: Yes 
BBQ: Yes, shared. Also has outdoor dining table. Electric BBQ's allowed on unit balcony.
Parking: Underground, and heated
Balconies: All units, except two per floor that do not ("07" and "08")
Elevators: Three high speed
Visitor Parking: None in building, paid lot beside entrance.
Demographic: Full mix
 

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2. Central Condo Complex (all three phases) - 354 Gladstone and 349 McLeod, 360 McLeod, and currently under construction Hideaway

Central Condos is a mix of three phases, 354 Gladstone and 349 Mcleod make up phase one (two addresses allow the large U shaped building to have two entrances, mailboxes, etc.), 360 Mcleod which is phase 2, and the third phase which is under construction called Hideaway. Same feel and flow as the Mondrian, but 4 years newer, and reflected in the updated finishings throughout the building.  

Location: Bank st, at Gladstone St. and McLeod St.
Builder: Urban Capital (Toronto)
Year Built: 2012, 2014, 2015
Conceirge: Yes. Each phase has its own, 9-5 with security nights and weekends
Pool: Outdoor pool in Phase 3, for residents of phase two and three only.
Party Room: Each phase has independant room. Decent sized with large sitting area, kitchen, dining table, TV, and pool table.
Gym: Yes 
BBQ: Yes, shared. Electric BBQ's allowed on unit balcony.
Parking: Underground, and heated
Balconies: Yes, few floor plans per building without
Elevators: Two high speed per building
Visitor Parking: None in building, paid lot beside entrance.
Demographic: Mix, 20-40yrs old

1. SoHo Lisgar - 300 Lisgar

SOHO Lisgar is Ottawa's second for Mastercraft Starwood. Located at 300 Lisgar, the building is very central being just off Bank St. and only a few blocks from downtown offices, Elgin St, Byward Market, Little Italy and Chinatown. The high end finishes, quality design, and first class amenities are what one would expect with the Mastercraft Starwood name.

"Timeless design, well thought out living spaces, style and flair are SoHo’s signature. We used the same high quality materials and standards demanded by our boutique hotel clientele – well-heeled jet setters, movie and rock stars, and C-level executives (CEOs, CFOs, COOs) – who demand living spaces equivalent to the comfort of expensive homes. For example, marble bathrooms with large shower stalls and rainshower head, a handshower with diverter, Floor-To-Ceiling and all-To-Wall Windows©, European appliances and Quartz countertops.

A kitchen designed with fine cabinetry you would find on a yacht or private jet, with an island, and kitchen appliances concealed behind lacquered doors. Backsplashes with glass tile and a stainless steel sink with side mounted faucet finish this stunning kitchen. 

Gluckstein designed each luxury condominium floor plan at SoHo Lisgar to accommodate fine furnishings to suit every taste and temperament. Living areas are designed for entertaining, up to 20’ wide, not the typical 10’ wide living room found in other condominium developments." (taken from developer)

 

Location: 300 Lisgar Street, at Bank Street
Builder: Mastercraft Starwood (Toronto)
Year Built: 2013
Conceirge: Yes. 
Pool: Yes, Outdoor pool plus hot tub.
Party Room: Yes, including high end chefs kitchen (Wolf Range, Fisher Paykel Fridge)
Gym: Yes, plus sauna
Theatre: Yes, separate room.
BBQ area: Yes, shared. Electric BBQ's allowed on unit balcony.
Outdoor Entertaining:  Yes includes an outdoor Kitchen and fire pit.
Parking: Underground, and heated
Balconies: Not all units.
Elevators: Two
Visitor Parking: Yes
Demographic: Mix, 20-50yrs old

Honourable Mention - 90 George

Built by Canril Corporation, this five star building is located in the heart of everything. Launched with many high end amenities over and above, such as separate "gold key" concierge and separate security, BMW 7 series Li for short outings (driven by concierge), valet parking, grand piano in lobby, three high speed elevators, etc. Built on a three storey commercial podium, the outdoor terrace which is approximately 9,000 sqft, owners relax, without leaving home. Did we mention the lobby is a BMW showroom, with models rotating throughout the year!

Location: 90 George Street
Builder: Canril Corporation
Year Built: 2009
Conceirge: Yes. 
Pool: Yes, indoor salt water pool plus hot tub.
Party Room: Yes, more of a dinning room
Gym: Yes, plus sauna
Theatre: No
BBQ area: Yes, shared. 
Outdoor Entertaining:  Yes, 9,000 sqft of space
Parking: Underground, and heated, with valet
Elevators: Three high speed
Visitor Parking: Yes
Demographic: Mix, 30-60yrs old, 

Click Here For More Information on these Ottawa Condo Buildings

YP Buildings

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Written by Matt Richling

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle. 

124 Pretoria - Kitchen Lighting

One of my favourite parts of preparing a home for sale is dissecting it, to gather all of the details to be able to promote it better. Pretoria Ave, is a home with many cool details that really work well together. One of these is the main kitchen light, a six foot long pendant that hangs over the raised walnut bar. Designed by CASTOR, an iconoclastic Toronto design studio known for is 'rock-'n'-roll lumberjack' sensibility. “The light fixture, is called The Tube Light and it’s one of our top sellers. It’s [hanging]in a lot of places right now, from the Facebook office in California to the Chelsea Hotel in New York." Says Brian Richer, co-owner of Castor.

Check out this video, or rather documentary film titled "Castor is French For Beaver", that gives you an inside look into the mind of the CASTOR duo. Warning - after watching it, I found myself trying to find a space for one of their pieces. 

For more information on 124 Pretoria Ave, check out PretoriaAve.com or contact Matt Richling directly.

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Canadian Military Relocation Policy Changes!

Photo cred - Jennifer Molleson

After a number of local high-profile news stories that showed same-city moves with very high expenses, a change has been announced for the Canadian Military Relocation Policy.

The federal government will no longer cover moving costs for retiring members who are relocating within a 40km radius. This change will align the IPR policy with those of the other federal departments and agencies. The Department of National Defence said they will make "compassionate exceptions for medical reasons and extenuating personal circumstances".

The policy was originally designed to allow soldiers and their families to expense on final move when they retire so they can choose where they will live. Having multiple family members in the Canadian military, I understand how difficult in can be to find the perfect house on a HHT (house hunting trip), especially if your spouse is unable to make the trip as well. 

If you have been posted to Ottawa, and are getting prepared for your house hunting trip, I would love to help. Click the button below to have me contact you directly.

Click Here to Contact Matt Richling

Military Relocation

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Written by Matt Richling.

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home or condo that fits their lifestyle. Having helped numerous military families and with immediate family in the Canadian military, Matt understands what you need and what you are looking for when you are posted in or out of Ottawa.

Tips For Doing Your Condo's PDI Inspection

You have been waiting (possibly up to three years) for this day, congratulations you can see your condo in real life for the first time! The PDI or pre-delivery inspection is an opportunity for you to walk through the condo with the builders representative before you take occupancy. The main purpose of the PDI is for you and the builder to make a list of deficiencies before you move in. This could be anything that is damaged, incomplete, missing items, as well as anything that is not functioning the way it is intended. Here are a few tips that you can use to help get the most out of your PDI!

- Be nice with the developers representative. Typically, they are the one who does all the PDI's for the building and will really be able to tell you what has to still be done. They are usually very picky, so make it easy for them help you. 

- Be picky. While the developers representative works for the builder, they will generally be blunt with you depending on what the deficiency is. They will either say that is not something that the builder will repair/replace/etc, or they will. 

- Don't rush! This is your time, and your PDI. Don't let the representative rush you, but also don't take up their whole day. Get to the appointment early and be prepared.

- Look at every room, but the most important is the kitchen and then the bathrooms. This is where your condo has the most moving parts, and has more things to be installed incorrectly.

- Details! Turn on every faucet, flush every toilet, close every door, inspect every wall, open every cabinet. Anything could have been installed incorrectly, so don't be afraid to point something out.

- Bring someone with you. The more eyes the better! Bring your agent (especially if you are planning on renting it out, or selling it shortly after), friend, parents, etc.

- Don't hire a home inspector for an apartment style condo PDI. Home inspectors are not trained to inspect brand new condos, they are trained to find problems in old homes. Save the $300-500.

- Read your APS (Agreement of Purchase and Sale) again before your PDI. There will be numerous schedules, like the one for finishes and features. Compare what you see with what was promised you, and make sure you are getting what is agreed.

- If you missed something during the PDI, you still have the 30-day Tarion form. After you take possession, if you find a 'deficiency' you can use your 30-day form to go through Tarion.

- Pick your battles. If you do have deficiencies with your Ottawa condo after you take possession (and many will), pick your battles carefully and focus on the most important issues. Understand you are most likely never going to have a 100% perfect unit.

- Bring a tape measure and flashlight. While you will have the builders floor plan as a guide for furniture, this is your chance to see exactly how much space you have for the couch, dining table or bed. Remember that the builder is allowed to modify space to a small degree, so it might change from the original plan. Sometimes the power might be off, if the builder is working on a certain part of the building, so having a flashlight just incase doesn't hurt! (Thanks to jcphoenix for the flashlight tip!)

Do you have questions about PDI's, or purchasing a condo? I would love to help.

Click Here to Contact Matt Richling

PDI Info

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Written by Matt Richling.

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home or condo that fits their lifestyle. 

SoBa Condos - Building Update

**For updated information about SoBa Condos, check out the dedicated section with regularly updated construction and sales information. CLICK HERE to view.**

SoBa Condos in Ottawa - Building Update September 15th, 2014

SoBa Ottawa, is a 23 storey, 240 unit, condominium building that will be located at 203 Catherine street, between st. Bank and O'Connor st. It is a project of Lamb Development Corp. and Fortress Real Developments, and is expected for completion of fall 2016 to early 2017. 

Currently at 73% sold out, with a steady amount of sales over the last few weeks (seven units were sold last week alone). They are getting ready to close down the sales office in the next few weeks, start digging in October and finish the digging in December. 

They have a great mix of units still for sale, with many units either sold out, or only one of the model left. Most of the one bedroom, and one bedroom plus dens that are still available, are only available on one floor. While if you are in the market for a two bedroom or something on the larger side, you will have much more selection.

Prices start from $255,900 for unit 716 which is a one bedroom (floor plan D) 465sqft  plus a balcony, facing east. Up to the largest unit a 1,264sqft two bedroom facing North for $680,900. A few penthouse still remain, $671,900 to $828,900, 980sqft to 1,219sqft (just think of the amazing views!).

View fullsize

Floorplan D, which is still for sale $255,900.

Notes: 
- Parking: $39,900 only available for units 604sqft or larger.
- Lockers: $3,500
- Maintance fees - $0.48sqft
- Deposit for Purchase - $5,000 on signing, balance to 5% in 30 days, 5% in 60 days, 5% in 120 days, 5% at closing

If you are interested in SoBa condos or learning more about what they have left, fill out the form below. I would love to help you find the perfect condo, to live in or as an investment.

Click Here to Find Out More About SoBa Condos

SOBA Ottawa

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Written by Matt Richling.

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle. 

Micro Condos - Nothing New for Ottawa

 Studio condos like the one above from 360 Lofts (360 Cumberland St). 

Right now, there is a lot of buzz about micro-sized condos and the urbanization of cities. Micro-condos, also known as studios, are condos without a separate bedroom area and typically under 500sqft. Urban Capital is about to launch a micro-condo building called Smart House Ottawa, after the instant success of its sister Smart House Toronto. With this new building comes talk about if it will sell, and who will buy them. 

Funny thing is that studio condos or micro-condos are not a new concept to Ottawa. Many post 2000's condo buildings have at least one! Lets take a look at a few of the buildings around the downtown core that have studios or micro condos.

- Galleria Phase Two (234 Besserer) has two units per floor under 500sqft. "The Williams" which is 490sqft and priced at $201,000,  and "The Danby" which is 410sqft priced at $167,000 (both units priced on 1st floor).

- Claridge Plaza Phase Three (242 Rideau) has one studio per floor. The Broadway  is 440sqft and priced around $185,000 (on 3rd floor).

- The East Market (180 York, 383 Cumberland, and 179 George), has one unit per floor in each phase under the 450sqft mark. These do have separate bedroom areas. This was the first building by Urban Capital that brought small, modern condos to Ottawa.

- 360 Lofts (360 Cumberland St) which had a large number of 404sqft studios, sold almost 70% in a couple days with prices starting at $187,900.

Some newer buildings include...

A kitchen inside a studio at 360 Lofts.

- SoBa (Catherine St) which has 56 units under 509sqft and another 36 units from 511sqft - 516sqft.  Prices start at $181,000 for the 407sqft unit with a few units left. Smallest unit is 373sqft.

- Gotham (Lyon and Gloucester) has 41 units all under 436sqft, with prices starting from $226,900 almost fully sold out.

- Central Phase 1 (354 Gladstone) has 32 units under 478sqft. Which all sold out fairly quick.

- The Slater (Slater St) which has four studio floorplans per floor (64 units total) that are between 408sqft and 425sqft, with pricing starting at $210,000.

- Centropolis (Kent and Gladstone) which has units that are 295sqft, 305sqft, 315sqft, and 340sqft. Infact, there are 44 units in the building or 10 per floor that are under 340sqft. This building is fully sold out. One studio has re-sold in the building earlier this year at $195,000 (list price on MLS).

These are just a few buildings that include studio apartments. Could you live in 400sqft space? Many people in Ottawa already are, and with very few re-sales I would say that they love them. Looking to purchase a micro-condo, I would love to help!

*Pricing taken from builder price sheets over the last 5 years. Not up-to date prices for all units.

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Written by Matt Richling

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle. 

What Schools Are Located in Downtown Ottawa?

A common question before buying is "which school would my child attend?" or "what school zones are for this area?" For those who are looking to start or grow a family, this can be very important when choosing the perfect area. 

Ottawa has four major elementary and secondary school boards, in addition to many private schools throughout the region. Many boards have a "School Locator" that allows you to input the possible new home address and requirements your child will need, and it will display which school boundaries that your home falls in. Keep in mind that this data is always changing (new schools/ larger boundaries/etc), so it could change year to year. See below for the full list.

The Ontario ministry of Education has a great website FAQ up that contains many common questions/answers that a parent would ask. It is a great resource - Learning in Ontario FAQ. 

If you are thinking of making a move to another school zone, I would love to help! 

Click Here to Contact Matt Richling

School zone

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The four major boards are:

• Ottawa-Carleton District School Board (English public board)
• Ottawa-Carleton Catholic School Board (English catholic board)
• CÉP de l'Est de l'Ontario (French public board)
• CSDC du Centre-Est de l'Ontario (French catholic board)

The full list of the private schools:

English

• Ashbury College
• Astolot Educational Centre
• Collège Sphere College
• Counterpoint Academy & Preschool
• Counterpoint Academy West & Preschool
• Elmwood School
• Fern Hill School
• Glebe Montessori School
• Great River Waldorf School
• Heritage Academy
• Maryvale Academy (Catholic) Woodroffe/417
• MindWare Academy
• Mississippi School for the Arts
• Ottawa Carleton E-School
• Ottawa Montessori School
• Rainbow Montessori School
• Turnbull School
• Carleton Montessori School
• Tancook Bell School
• The Greenwoods Academy
• Redeemer Christian High School
• Venta Preparatory School
• VINCI School- Elementary School for Gifted Kids
• Westboro Montessori School

Bilingual

• Académie de la Capitale International School
• Académie St-Laurent Academy
• Canadian Montessori Academy
• Collège Sphere College
• Macdonald-Cartier Academy
• Ottawa Montessori School/École Montessori d'Ottawa
• Parkdale Montessori School
• Westboro Academy

Jewish

Kindergarten

• Rambam Pre-school
• Ganon Pre-school
• Westboro Jewish Montessori Preschool

Community Schools

• Ottawa Jewish Community School

Elementary Schools

• Torah Academy
• Rambam Day School

Ottawa Torah Institute

• Machon Sarah High School (Female)
• Ottawa Torah Institute (Male)

Christian

• Calvary Christian Academy
• Community Christian School
• Ottawa School of the Bible
• Maryvale Academy (Catholic) Woodroffe/Queensway
• Ottawa Christian School
• Redeemer Christian High School
• St. Timothy's Classical Academy
• Bishop Hamilton Montessori School

Islamic

Full-time schools

• Abraar School
• Ottawa Islamic School
• École Ibn Batouta
• Ahlul-Bayt Islamic School

Part-time / Weekend Schools

• Al-Furqan Islamic School
• Al-Nour School
• Al-Rahma Language School
• Cordova Academy

French

• Alliance Française
• Collège catholique Franco-Ouest
• Canadian Montessori Academy
• Collège International L'Odyssée
• Lycée Claudel d'Ottawa[2]
• Académie Providence
• École Montessori d'Ottawa
• Parkdale Montessori School
• Collège Sphere College
• Official Languages School

Christian (French)

• Académie Réveil

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Written by Matt Richling

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle. 

Why Ottawa Real Estate Buyers Must Be Tech Savvy in 2014

The Importance of Technology for Today's Real Estate Buyers in Ottawa

There is a ton of discussion about becoming more tech savvy for the real estate industry in Ottawa as new websites and apps come out, but is technology really going to help you when looking to buy your condo or home?

Lets take a look at exactly why you will, and should, be using technology as an important tool during your hunt.

You will see properties first.

One of the first tools I will use as a real estate agent with my clients is the "Auto Notification" emails for new listings. This service automatically sends you an email of the new property (and price changes) as soon as the agent publishes the listing on our back end MLS (called MLX). This email can give you advanced notice before other buyers, sometimes up to 24 hours, before it will be uploaded to the public MLS. This is a HUGE advantage, especially if it is a hot property or in high demand. 

You will save time.

Recently, the Ottawa Real Estate Board added a feature that allows us agents to upload more  property photos (used to be only ten photos). This alone gives you a better idea of the space, and if it is right for you. Plus over the last few years, Video Tours and the horrible looking "visual tours" have started to become more used, which give you an even BETTER feel into the property and how it flows. All of this to help you decide if the property is right for you, faster, without wasting time to see every property first hand.

You will save MORE time.

Real estate and paperwork, used to go hand in hand. A few years ago, you would set a time to meet your agent, then print, sign, scan, send or fax, print, etc. the agreement, each time we needed to make a change. Now, by using program called DocuSign, I can use digital signatures to cut the time to fractions to get a counter offer. Plus, for the clients who spend the weekend at the cottage, boat, or ski hill, they can spend more time enjoying life rather than dealing with paperwork. Minutes rather than hours, not to mention a much better looking agreement at the end. However, in Ontario, digital signatures for the purchase agreement are still not allowed to be used. We can still use them for everything else such as the listing, buyer, ID verification, etc.

More information.

As an agent, I am also able to add "attachments" to the listing.  These attachments can include great information such as any pre-list building inspections, surveys, floor plans, utility bills, etc. (not every agent uploads this information, so every property is different). Keep in mind they are only accessible by real estate agents who are a member of the Ottawa Real Estate Board, since they usually contain private information. The more information you and your agent have, the better when it comes time to negotiate.

Better organized

When you head out and see ten or even five listings, it can be difficult to keep track of each specific thing you liked or disliked for every home.  It is very easy, very common, and almost expected for first time buyers to have problems keeping track. While I have my own tools and techniques that I have learned and use, every buyer will benefit from keeping notes as they go, to help later when looking back and comparing. Apps or tools like Evernote, can easily become your best friend during the hunt. Allowing you to take photos, videos, emails, notes, attachments and throw it all into an easy to find folder for later use.  

Okay, so it's not a guarantee, but the more tech savvy you are as a buyer, the better chances you will have to find that perfect Ottawa home. Can I help you find your home? 

Looking To Buy Real Estate in Ottawa? Click to Contact Matt

Contact Matt

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Written by Matt Richling

Matt is a licensed salesperson at RE/MAX Metro City Realty in Ottawa, Canada. Matt loves helping sellers and buyers find the perfect home that fits their lifestyle.