Moving is a big deal – an average move can take anywhere from eight to 22 weeks from the start of preparation to unpacking your last box. If you’re selling your home and want to get the best possible price, experts agree that it’s best to declutter, donate, pack, purge, and store items you won’t need.

A study by the National Association of Realtors revealed that,

Eighty-three percent of buyers’ agents said staging a home made it easier for a buyer to visualize the property as a future home.

In addition to this the same study showed, “Twenty-eight percent of sellers’ agents said they staged all sellers’ homes prior to listing them for sale” and the most common rooms to be staged included the living room, kitchen, master bedroom, and dining room.

—> Read more: Redecorating Your Home Before the Sale: 2 Pine Ridge Drive Case Study

Specialists like your realtor, a professional stager, and a storage company can help you save time and money by helping make the staging portion of your journey a seamless stepping-stone in the moving process.

Staging not only involves positioning your furniture just so, it can also involve removing items from the home, renting new items for display, and finding somewhere to store the items while your home is on the market.  That’s where experts like Leslie Kellen, Director of Operations Partner, at XYZ Storage come in, having offered Torontonians storage solutions that work for over 20 years, including their highly popular mobile storage options. Here’s how it works.

Figuring Out What You’ll Need

Storage doesn’t just start when you’re showing your home, it can also be a great way to keep items safely out of the way during a renovation or keeping out of season, or seldom used items like tools, hockey equipment, or holiday decorations from cluttering up your staged home. Leslie says how much you’ll need to store, completely depends on the individual and what is in the home:

For example, empty nesters may have some art and sofas and not a lot more,  while young families with kids tend to have a lot more items that need to be stowed away.

Leslie estimates that those with family members and all their things at home should expect to store around 20 to 40 percent of what’s in their home, whereas empty nesters may only need storage for five to 10 percent of their belongings.

Those downsizing their homes may need longer term storage and tend to use their storage space like another closet or garage, keeping their unit forever.

Leslie also adds that freelance professionals or those with home or limited office storage space will often rent a storage unit to house items like tools, trade show display items, professional records, signage, and more.

How Long Am I Going To Need Storage?

How long you’ll need storage depends on how long the staging process takes, how long the home is on the market, along with when and where you’re going. Leslie suggests for a robust real estate market, like in Toronto, the storage needs could be as short as 30-60 days or significantly longer.  He adds,

This is a good reason to use mobile storage.  That way everything packed up during the storage process can simply be delivered and unloaded at your new home.

A major piece of advice Leslie has to offer is that things, particularly in terms of renovations and moving, often take longer than anticipated so budget for needing extra time.

Knowing that things don’t always happen on schedule is why XYZ Storage provides storage that is prorated to the day. People don’t need it in a perfect 30-day cycle. A lot of storage companies will charge for 4 weeks and not a month, so you’re paying for 28 days on 4-week cycles and that pricing isn’t a true month. This is why we have straight forward pricing, but if you move out before, we offer a refund.  We are the only company in Canada that offers this.

Why Mobile Storage Makes Sense In Toronto

Mobile storage is useful for both homeowners and real estate professionals. Often stagers have set furniture that they store in mobile units to be delivered to homes as needed. Time is saved because you can have more than one container and divide your belongings accordingly, and the choice of having items delivered through mobile storage allows for people to save cost on, or avoid having to book movers altogether.

Mobile storage allows you to have a container delivered to you when you need it. The container can be dropped off at your home for a few hours or days. Live in a condo? Not a problem, your mobile delivery can be booked for the short period of time you have access to the loading dock and then is taken away at the end of the timeslot.

Mobile Storage offered by XYZ Storage

Picking The Right Storage Location

People who are moving may wonder if they’re better off booking a storage unit near their current home or their new one.  Thankfully, Leslie has some advice,

If you’re using storage because you’re moving and have things staged, but you might still need to access seasonal items, you’ll want it to be close to your current home, so you won’t have to drive very far. On the other hand, if you’re going to be looking at using it as long-term storage and won’t be coming and going prior to the move it makes sense to put it near their new home. Those who use mobile storage then can have it transitioned to a standard storage system near their new home.

What To Pay

Units at XYZ Storage start as low as 25 dollars a month with these small units being perfect for storing luggage or offseason sporting equipment.  Full-sized garage spaces are over 300 square feet and can fit the contents of an entire home. Mobile storage units are 5 feet (width), 8 feet (long) X7 feet (height) and start at around $150 per month for one container, with the more containers you rent, the less expensive the container, with drop off fees at an additional price. Keep an eye out and call for specials. Leslie notes,

We have seasonal specials, specials for students, dorms, and those in student housing because we know we have a huge influx of students needing storage for the summer, as well as for those taking extended periods of time travelling.

Getting Started With Storage

Storage centres like XYZ Storage offer both traditional and innovative options at all six of its facilities.  This includes packing and moving supplies, truck rentals, mobile self storage, as well as advice on solutions that will work best for you and your family.

Leslie understands that the needs for storage can be emotional saying,

When someone needs storage it’s usually either for something really exciting like marriage, school, a new home or job opportunity. On the other end of the spectrum it can be for something difficult like having to move a family member into assisted living. So, we’re not just offering storage we’re also providing advice.

With detached homes being so expensive in Toronto, many are looking towards condos as a more affordable option. But even for condos, demand exceeds supply, including for pre-construction units. Many buyers are enticed by the prospect of a new condo and being the first to live there. But imagine if you purchased a pre-construction condo unit, and one day, you suddenly find out that the project is cancelled! What do you do?

—> Read more: Pre-construction vs Resale: Which Condo Should You Buy?

You might be wondering, “What are the chances that my pre-construction project will get cancelled? Very unlikely right?”

According to a Zoocasa article, 23 condo projects were cancelled from 2012 to 2017. Another article by Toronto Storeys noted that 12 buildings (4,202 units) were cancelled in 2018. That’s much higher than 2017, at 1,678 units, and 2016, at just 379 units.

How’s 2019 looking so far? Well, according to an article from LowestRates, three pre-construction condo projects have been cancelled as of April 2019.

So the short answer is that it’s highly unlikely for your pre-construction condo to get cancelled, but it’s still possible, and the risk is increasing.

This article will go over why developers might cancel a condo project, what you can do, and how to mitigate your risk.

Why Might a Pre-Construction Condo Project be Cancelled?

A pre-construction condo project might get unexpectedly cancelled for a variety of reasons. The three most commonly stated reasons are

1. Failing to sell enough units
2. Failing to secure financing for the project
3. Delays in getting the required approvals for building and planning

These reasons are typically stated in that long purchase agreement that the purchaser didn’t want to read but signed anyway. Always read before you sign.

In Toronto specifically, failing to sell enough units usually is not the reason for cancellation given the high demand. If a developer were to cancel, it’s probably due to failure to secure financing or approvals for building and planning. In a Toronto Storeys article, Pauline Lierman, Director of Market Research at Urbanation, states that

All [GTA condo] projects that cancelled in the last year [2018] had more than 80% of the units sold. The biggest factors are cost and financing.

What can you do?

You are entitled to get your money back. The first thing you can do is ask for your money back and refer to the relevant laws.

According to Ontario’s Condominium Act (section 82 and section 19 of O. Reg. 48/01), if a vendor (developer) cancels a project, they are obligated to refund of monies paid by the customer, plus interest. The Condominium Act sets an interest rate of 2 percentage points less than the Bank of Canada rate. In practice, the Bank of Canada interest rate has been less than 2% since 2008, so buyers actually get 0% interest.

You should also know about Tarion, which is an organization created by the Ontario government for the purpose of providing home warranty protection. Every condo unit purchase also has a Tarion Addendum to the agreement. This Addendum states that if the vendor cancels, then they have to refund all money paid by the purchaser, including any money paid for upgrades and extras, within 10 days of the cancellation.

While you are entitled to get your money back, vendors have resisted in past cases. The Condominium Act also requires the vendor to put all money (deposits, upgrades, and extras) received by purchasers into a trust fund. If, for some reason, the vendor is unwilling to return the deposit, then the purchaser can contact the trustee (usually a lawyer) and make a claim to get the deposit back.

If, somehow, the money is no longer in a trust, then purchasers can turn to Tarion Warranty Corporation, and they will return your deposit up to $20,000.

If you’ve lost money over that $20,000, then unfortunately, it will be very difficult to get it back because the vendor most likely owes money to the bank and the municipality, and they have priority to the developer’s assets over purchasers. One option in this situation is to join a class-action lawsuit with other buyers against the vendor.

For further help, customers can call Tarion’s customer service team toll-free at 1-877-9-TARION (1-877-982-7466), or by email to .

—> Read more: Can You Sell a Pre-Construction Condo? Yes, but…

How can you mitigate your risk?

Researching your developer before signing that purchase agreement is key to mitigating the risk of losing your money.  Frank Farhangi, a Broker at Sotheby’s International Realty Canada, gives the following advice:

An experienced developer with a great brand and reputation has more to lose by cancelling a project than a new developer. Do your homework on Google and check for customer reviews or any news publications mentioning the developer.

You can also look up the developer in Tarion’s directory of builders. Once you find their profile, you can see if they’ve had any cancellations in the past. As Farhangi said, large builders that have been around for a long time have a lower risk of cancellation.

In addition to searching Tarion’s directory, you can also search if your developer has any liens. A lien is when a previous creditor claims interest in one of the developer’s assets, hoping to get repaid for a previous debt. A developer with liens is riskier than one without liens. You can search if a developer has any liens on Service Ontario’s website. It costs $8 to search a year within the past 25 years. It may be worthwhile to search the past 3 years, which would cost $24. 

Farhangi also recommends the buyer to ask targeted questions to the agent: 

Ask your agent to provide you with a list of the other projects the developer completed recently. Check to see if there are any pending lawsuits or class actions by the purchasers against the developer. Question if the zoning of the project as it is being presented has already been approved by the municipality. If the project has been on the market for a long time and has a lot of inventory without sales momentum, that might be a project to steer clear of.

When you are talking with a sales representative, keep in mind that they are biased and it’s their job to treat you well and try to sell you the condo unit. But should any problems occur, purchasers are down on the list of people trying to get their money back from a bankruptcy filing. It’s worth saying again: Make sure you research their track record before singing the purchase agreement!

Ever since we had our first major condos hit the Toronto skyline in the early 1980’s there has been a lack of newer purpose-built high-end rental buildings – until now.

Over the past few years in Toronto, the city’s rental market has widened – offering substantially greater units in buildings with excellent and expanded facilities. Unlike renting a condo, which may be subject to the owner’s whims, these are much more stable environments as long as you pay the rent and abide by the rules.

I’ve chosen a couple of buildings located in the central core as examples. Each of the buildings below seems to have a different cohort to appeal to however have a look and see what looks good to you. I have added some of the older with the newer but the good news for those who chose to rent is that the field has got bigger and will continue to do so…

Thinking about downsizing your home? Explore these blog posts for helpful ideas and insights!

• Not Ready For Condo Life? Alternatives For Downsizers
• Toronto Condos: Go New or Renovate?
• Your Questions About Garden Suites Answered

The Thomas – 355 St. Clair Avenue West, Casa Loma

Located in the St Clair West neighbourhood, The Thomas is a high-rise apartment building with spacious units. Managed by CAPREIT, the building has been upgraded in recent years to match modernizing standards of luxury. 

Units begin at 860 square feet, with the largest units measuring 1780 square feet. Leases range from $2,780 to $6,995. Amenities include valet parking, an outdoor pool and a fitness centre. 

Tower Hill East – 330 Spadina Road, Casa Loma

Located just off of St. Clair Avenue West near Casa Loma, Tower Hill East offers modern rental apartments with great views of the city in every direction. The building was completed in 1966 and is currently managed by CAPREIT. 

Suites range from 482 to 3,240 square feet. Leases start at $3,305 and go up to $5,995. Amenities include an outdoor pool, concierge, storage facilities and flower garden. 

Thinking about leasing your next home? You’ll want to work with a locally knowledgeable real estate agent. Visit these blog posts for helpful tips. 

• How to Read Between the Lines of Agent Reviews
• What If I’m Ghosted by My Real Estate Agent?
• How Many Real Estate Agents Should You Interview Before Choosing One?

Minto Yorkville – 61 Yorkville Avenue, Yorkville

Located in upscale Yorkville, this development boasts stylish luxury suites to match the neighbourhood surrounding it. Completed in 2003, the Minto Yorkville was developed by Minto, who still manages the property today. 

Units range from 645 to 1,845 square feet, with leases beginning at $3,072, ranging up to $12,037. Amenities include a 24/7 concierge, electric car parking, fitness centre, resident lounges and an on-site theatre room. 

Planning on renting next? We’ve put together some tips to make the transition easier here. 

The Roe by Minto – 150 Roehampton Avenue, Yonge & Eglinton

Located in the popular Yonge and Eglinton district, The Roe was developed by Minto and completed in 2007. The Roe is a sophisticated, boutique-style building where residents enjoy a friendly community atmosphere. 

Units range from 393 to 802 square feet, with available leases ranging from $2,233 to $3,752. Amenities include private balconies, a fitness centre, 24/7 guest services and storage facilities. 

2Fifteen Forest Hill – 215 Lonsdale Road, Forest Hill South

Located in one of the city’s most coveted neighbourhoods, 2Fifteen Forest Hill is a brand new luxury building. Developed by DBS, the building is only a few months away from completion, with residents set to move in Summer 2022. 

Units range from 580 to 2,150 square feet. Leases range from $2,900 all the way to $12,000 for penthouse suites. The building offers hotel-style amenities for residents such as a 24/7 concierge, parcel management, fitness centre and games room. 

The Parker – 200 Redpath Ave

The Parker is a brand new high-end rental complex located near Yonge and Eglinton. Developed by Fitzrovia, the building is finally move-in ready. 

Units range from 350 to 886 square feet, with leases ranging from $2,295 to $4,830. As you may expect, The Parker offers a handful of standout amenities such as bowling alleys, a signature infinity pool, gym and yoga facilities, pet spa and an on-site cafe. 

Ready for a smaller living space? Download our complete guide to rightsizing.

The Charles – 44 Charles Street West, Yorkville

Uniquely located in the Manulife Centre, The Charles is a new development that offers a variety of lowrise and highrise suites in the Bloor-Yorkville district. Completed in 1974, the Manulife Centre is home to a number of amenities including direct pedestrian tunnels to the Bloor-Yonge Subway Station, offering residents unmatched convenience. 

Suites, which can be furnished or unfurnished range from 361 to 1,609 square feet. Leases range from $2,695 to $8,045. Residential amenities include a pool, sundeck, library and concierge. 

Nervous about adjusting to a smaller living space? Check out these resources.

• How We Went From 3500 Square Feet to 1000
• 5 Tips For a Less Cluttered Life
• How to Help Your Parents Rightsize

The James – 10 Price Street, Summerhill

Located in trendy Rosedale, The James is set to offer sophisticated luxury rentals just outside of the downtown core. The building is developed by Tricon Residential and construction is currently underway. 

Although floor plans and rates are yet to be published, we can confirm that the 21 storey building will be home to 120 units and be move-in ready for 2026.

Gerrard West – 99 Gerrard Street West, Downtown Toronto

Located in the heart of downtown Toronto, 99 Gerrad West offers luxury one-bedroom and two-bedroom suites. The building is managed by BentallGreenOak and offers a unique variety of in-suite and shared amenities.

Units range from 554 to 1189 square feet, with leases starting around $2,495. Amenities include an on-site cafe, pool, fitness centre, outdoor terrace and pet spa.

The Heathview – 320 Tweedsmuir Avenue, Forest Hill Village

Just across the street from St. Clair subway station and the TTC, The Heathview is located on Tweedsmuir Avenue, south of Heath Street between Spadina and Bathurst, in the sought-after Forest Hill Village. It was completed in 2014 by Morguard.

Units range from 558 to 1497 square feet. Amenities include party room, fitness center, swimming pool, private dining room, guest suites, outdoor terrace & courtyard. The Heathview also provides an on-site car-share program, e-car charging stations and bicycle stalls as a part of their Green Living program.

101 – 101 St. Clair Avenue, Forest Hill South

Another example of purpose built high-end rental building in the Forest Hill neighbourhood is the 101 St Clair by Camrost Felcrop. This building is located at the corner of Avenue Road and St. Clair, at the heart of the Imperial Village community, in close proximity to Yorkville, Rosedale and Summerhill. Both the subway station and the streetcar are at a walking distance and so is the popular Yonge and St. Clair corridor with lots of shopping, food and entertainment.

Units range from 600 to 2000 square feet. Leases for available units range in price from $3,050 to over $11,200. Amenities include a two-story lobby lounge with a fireplace, 24/hr concierge, a dog parkette with a run and pet wash area, a business centre, a private party room with catering kitchen, dining lounge and card room and outdoor amenities adjacent to the party room.

The Colonnade – 131 Bloor Street West, Yorkville

A veteran among these developments, the Colonnade, located at the heart of Yorkville’s most fashionable street, offers you life amidst the best of shopping, fine dining, as well as art and culture. The building is in close proximity to the Museum and Bay Subway stations. It was opened in 1963 by the Mayor Donald Summerville with these words: “A creative and imaginative answer to the pressing problems of urban renewal.”

Units range from 480 to 1280 square feet. Amenities include 24 hour security and surveillance, lounge with a kitchen, fitness center, smart card laundry centre, guest suites, on-site convenience store and dry cleaners, controlled indoor visitor and tenant parking, dry recycling and organic composting available on each floor. Units are available on occasion and are highly sought after.

Two Avenue Road – 2 Avenue Road, The Annex

This new development by Oxford Properties, coming in 2020, offers life in the south tower of the iconic Toronto Park Hyatt Hotel. It is located in Yorkville, steps from the U of T, the ROM and the Mink Mile on Bloor Street.

Units range from 973 to 1922 square feet.  Amenities include an outdoor terrace, private event space with a kitchen and a fitness center.

The Montgomery – 25 Montgomery Avenue, Yonge & Eglinton

This new development by Rockport, located in the Yonge & Eglinton neighbourhood, was finished in 2019. It has a walkscore of 97 and transit score of 91.

Units range from 519 to 1079 square feet. Leases for available units range in price from $2,447 to over $6,748. Amenities include a pet wash area, guest suites, party room, fitness center and an outdoor pool.

The LivMore – 43 Gerrard Street W, Bay Corridor

A new apartment development by GWL Realty Advisors, it was completed in 2018. Located in the heart of Downtown Toronto on the corner of Bay and Gerrard, this complex is steps away from dining, shopping and entertainment.

Units range from 355 to 1560 square feet. Leases for available units range in price from $2,373 to over $6,798. Amenities include a two-storey sky lounge, outdoor terrace (5th floor), gym/fitness area, yoga/aerobic studio, party room (private function areas with kitchen facilities), theatre/screening room, game room, dog spa and outdoor dog area, 100% smoke-free building, on-site dry cleaning services.

Niagara West Apartments – 39 Niagara St, King West Village

This new apartment complex by Minto is currently under construction and scheduled for completion in 2020. Located in the energetic Toronto’s King West neighbourhood, known for its high-end condo buildings, great nightlife and delicious food.

Units range from 419 to 1227 square feet. Leases for available units range in price from $2,222 to over $5,264. Amenities include fitness center, bbq and fire pits, 24 hour concierge, sauna & steam room, outdoor rooftop urban garden, outdoor rooftop pool, rooftop off-leash dog run area.

Two St. Thomas – 2 St. Thomas Street, Yorkville

A new apartment development by BentalGreenOak Residential Services and Kingsett Capital was completed in 2017. Nestled in the heart of Yorkville, with a walkscore of 99, this complex is in close proximity to shopping, fine dining and entertainment — the best of what the Bloor/Yorkville area has to offer.

Units range from 534 to 1428 square feet. Leases for available units range in price from $2,730 to over $8,450. Amenities include a fitness center, in-house pet spa, rooftop terrace, resident lounge, ClikFIX for easy maintenance requests, fireplace lobby lounge, private dining room with kitchen, 24/7 concierge, professionally curated original art collection, electric car charging station, on-site property management, parcel management system.

The Selby – 25 Selby Street, Rosedale

This new apartment and townhouse development by Tricon House and MOD Developments Inc. was completed in 2018. Located south of Rosedale, a short distance from Yorkville and just a block away from the Sherbourne subway station.

Units range from 524 to 1328 square feet. Leases for available units range in price from $2,629 to over $4,843. Amenities include rooftop swimming pool, co-working space, game room, private theatre, party room, dog spa, sauna spa, outdoor kitchen, fitness center, outdoor lounge area.

Trilogy on King – 1100 King Street West

This new apartment development in Liberty Village by First Capital and CAPREIT was completed in 2019. Nestled in the middle of what’s become “the city’s hippest and most dynamic neighbourhood”, close to eclectic shops, fine dining, art ateliers and cafes.

Units range from 470 to 1217 square feet.  Leases for available units range in price from $2,151 to over $4,265. Amenities include a party room, pool, rooftop patio and a yoga room.

Ready to head to the market? As Toronto’s leading real estate experts, we can help you find a home that speaks to your heart. Send us an email or call to discover your path to success. 

Are you looking for a new way to check out real estate in Toronto? Downloaded Listed, a new real estate app that lets you work directly with your agent to buy or sell seamlessly. It’s as easy as using Instagram! Download the app via our exclusive link right here.

We’ve all heard the expression, ‘you can’t see the forest for the trees.’ This colloquialism also applies to people who are trying to sell their homes. While space filled with personal knickknacks that is set up specifically for the needs of you and your family may serve you well, it might also be working against getting top dollar for your home. Simple tweaks to your space may be standing between you and the sale of your home. So, what are you going to do about it?

The answer is simple: enlist the help of capable professionals dedicated to coming in with an eye for what will appeal to buyers. How to increase the value of a space on a budget is key to getting optimal value for your home. Professional Stager Luanne Kanerva from Katu Design and Ann Christie – Owner Declutter and Downsize work every day with clients to make sure that their home is putting its best face forward.  We’ve talked to them about how small changes can make a huge difference and the many ways they help homeowners channel the powers of decluttering and staging, all in the name of getting the best price possible for your home.

Since we recently listed 2 Pine Ridge Drive and Luanne Kanerva had the task of staging the property. She brought her 20 years of experience to her work and turned the place around by focusing on showcasing exactly what most buyers want. In this article you can find photos of the property before it was decluttered and staged to see the real value of staging. The difference is huge, see for yourself.

Decluttering when selling is all about making the best first impression

In terms of creating the perfect presentation for potential buyers Ann says,

The ultimate goal is to have your space be warm and welcoming without being overcrowded.

2 Pine Ridge Drive Master Bedroom Before

2 Pine Ridge Drive Master Bedroom After

Ann says the main reason someone should declutter their home is to ensure they make a solid first impression with potential buyers and in turn maximize the dollar value of the property.

You want potential buyers to be able to envision themselves living in your home and to understand the purpose of each room and/or space.

Read more: Real Estate Marketing: Every House Has Its Buyer

Start from the Top

Decluttering can be overwhelming. Many people don’t know where to start. Ann recommends tackling counter tops and surfaces first.

Make sure these areas are cleared of clutter leaving a few key items on them that add character without clutter.

2 Pine Ridge Drive Office Before

2 Pine Ridge Drive Office After

2 Pine Ridge Drive Office After 2

When going through closet and storage space Ann recommends a thorough tidy of the space with organized items stored off the floor, not overcrowded, and to showcase that there is a lot of storage space for a new homeowner. Luanne says that at 2 Pine Ridge Drive:

The home had a media room in the basement with shelves all the way around. We were able to show this area off as a premium storage space.  Something that everyone is looking for in a home.

2 Pine Ridge Drive Basement Media Room Before

2 Pine Ridge Drive Basement Media Room After

Find a purpose for each area of the home

We could all use our homes more effectively, with each area having a clear-cut purpose. This is something that home stagers like Luanne work towards. The advantage of hiring an experienced stager is that they can recommend uses for any space and help homeowners problem solve. Luanne says:

In any home there are spaces that don’t have defined uses. When buyers are looking at a home you don’t want them to see rooms that aren’t used, you want to show that each area of the home provides a useful space. When the effective use of space is apparent, that’s the home that’s going to sell; that’s the one that’s going to get the most money.

That’s why Luanne solved the problem of the master bedroom not having enough closet space by turning one room, which was previously unused or used as a kind-of nursery sideroom, into a walk-in closet:

Through renovation this particular space had built a beautiful master suite over the garage but it didn’t have a closet. Since to get to the master suite you needed to walk through the original bedroom, we created a spacious walk-in closet to get to the bedroom retreat. Instead of being ‘the room without a closet’ the walk-in closet we created in a room that previously had no use became a showpiece for the entire home.

Unused Master Bedroom Space Before

2 Pine Ridge Drive New Closet

2 Pine Ridge Drive New Closet

A fresh coat of paint is the most effective home upgrade

Luanne says something as simple as a coat of paint is something that can make a huge impact on bringing a space together. As a stager, in addition to recommending tweaks to a home like painting, Luanne uses her expert eye to provide colour recommendations that will make the space shine.  Recently, when working on a project at 2 Pine Ridge Drive the entire home was repainted.

The home was on the market and the house on a whole from the outside, with a beautiful landscaped lawn, wasn’t cohesive with the home’s interior.

Her solution – paint.

We modernized the whole house, which as a recommendation, in general you can’t go wrong with paint. It’s the cheapest, easiest, and most effective way to upgrade a space. People don’t necessarily notice fresh paint but they notice the house.

2 Pine Ridge Drive Living Room Before the Painting

2 Pine Ridge Drive Living Room After the Painting

2 Pine Ridge Drive Kitchen Before

2 Pine Ridge Drive Kitchen After

The furniture should suit the value of the room

Getting the right furniture in a room can create a big impact. Luanne says with respect to her work on Pine Ridge,

The furniture in the living room was big and it gave off more of a rec room vibe, and it didn’t line up with the value of the space. Instead the use of furniture to create both a living room and dining room showcased the size of the space.

2 Pine Ridge Drive Living Room Before – Old Furniture

2 Pine Ridge Drive Living Room – New More Suitable Furniture

Decluttering will also help you move when the time comes

Ann also reminds those preparing for a move that a solid declutter will help them when the time comes to pack up boxes and clear out. Since packing is generally the most time-consuming portion of a move, the more you sort, sell, donate, trash, or put in storage, the easier things are going to be as moving day approaches. Ann says,

By decluttering, the current homeowner has organized themselves and is already well prepared for the move to their new space. They know that the items they have in their current house are the items they would like to move to their new house.

To keep your home sale as stress-free as possible, we recommend reaching out to professionals. By hiring professionals to declutter and organize your home, you’re solving two problems most sellers have – preparing the home for sale and organizing your own possesions and deciding what you’re going to keep in your new home.

Read more: Downsizing? Let’s call it Rightsizing  

If you’re thinking about putting your home on the market, don’t waste any time, contact us and let us guide you through the process. We have a great network of stages, movers and declutterers to make your life easier and the sale of your home as quick and painless as possible.

Buying a home in Toronto is expensive, and for many young first-time buyers, finding an affordable home may even seem impossible these days. With this in mind, the federal government recently launched the First-Time Home Buyer Incentive (FTHBI) on September 2, 2019. This article will explain the details of the FTHBI, look at the advantages and disadvantages, and whether or not it’s a good choice for you.

READ: Who is the the Toronto Millennial Buyer?

What is the FTHBI and how does it work?

Basically, if you are a first-time home buyer in Canada, and your down payment is less than 20 per cent of the home’s price, the federal government will pay either 5 per cent or 10 per cent of the price with the goal of lowering your monthly mortgage payment. Unlike borrowing from a bank, you don’t need to pay interest on the FTHBI, nor do you need to make ongoing payments.

In terms of how much the Incentive is, that depends on if you’re buying a re-sale home or a new construction. For re-sale homes, the government will contribute 5 per cent of the home purchase price. For a new construction, the government will contribute 5 per cent or 10 per cent of the home purchase price.

If you use the Incentive program, you need to pay it back to the federal government within 25 years or at the time you sell the property, whichever happens first. You can also pay back the Incentive early without any penalty.

A key characteristic of the FTHBI is that the amount you pay back is based on the market value of your home at the time you pay it back, not at the time you bought it. So if your property rises in value, you pay the government more than what they gave you. If your property drops in value, you pay the government less than what they gave you.

For example, let’s say Jane purchased her first home for $400,000 and got a 5 per cent Incentive from the federal government. The Incentive amount she gets is $20,000 at the time of purchase. Years later, Jane wants to repay the Incentive to the federal government. Now, her property’s fair market value increased to $500,000, so she needs to pay back $25,000. If instead, the property’s value dropped to $300,000, then Jane would need to pay back $15,000.

What are the requirements to use the FTHBI? 

Not all first-time home buyers qualify. In addition to being a first-time home buyer, you need to meet these conditions:

1. You need to have the minimum down payment for the property you want to buy*
2. Your maximum qualifying income** is $120,000
3. Your total borrowing from all sources is no more than 4 times your qualifying income
4. You also need to be a Canadian citizen, permanent resident, or a non-permanent resident who is legally allowed to work in Canada
5. You are buying this first home for the purpose of living there, not as an investment property.

*The minimum down payment you need to have is 5 per cent for the first $500,000 of a home’s price, and then 10 per cent for any more over $500,000. For example, if the home’s price is $600,000, you need a down payment of $25,000 + $10,000 = $35,000.

**Your qualifying income includes your annual salary (before taxes), investment income, and rental income. If you are applying for the Incentive with a partner, you have to add your qualifying incomes together and make sure it’s $120,000 or less.

READ: Shopping for Mortgages -Millennials vs Baby Boomers 

What are the advantages of the FTHBI program?

If you are a first-time home buyer with a qualifying income of less than $120,000 this program can be a big help.

Let’s say you want to buy a $400,000 condo in Toronto. You need to save at minimum 5 per cent ($20,000) regardless of whether you apply for the FTHBI. After you’ve saved 5 per cent, the FTHBI can give you another 5 per cent ($20,000). That will reduce your monthly mortgage from $2,964 to $2,736. Over a year, that’s almost $3,000 in savings! Furthermore, you can wait up to 25 years in the future to pay back the Incentive amount without worrying about paying interest.

For most people, as they get older, their financial situation improves. So when you do need to pay back the FTHBI in the future, you should be at a much better financial position to do so. However, if you are able to pay back sooner, you should take advantage of the fact that there is no penalty for earlier repayment and get out of that debt before you decide to make any renovations and increase the value of the property.

What are the disadvantages of the FTHBI program?

Arguably the biggest disadvantage of the FTHBI program is that it’s not very helpful to people in expensive housing markets like Toronto and Vancouver. Because of this drawback, a CBC opinions article declared the FTHBI to be of “limited value”.

Since your maximum borrowing is limited to four times your qualifying income, the maximum house price you can get in this program is 4 times your qualifying income plus whatever amount you’ve saved up. On the other hand, if you don’t use the FTHBI, you can afford a house price that is 20 times whatever amount you’ve saved up.

For example, let’s say your qualifying income is $100,000 and you saved $25,000. Without the FTHBI, you could buy a home that’s $500,000 using the $25,000 as a 5 per cent down payment and then borrowing the rest from the bank. But with the FTHBI, you can only borrow $400,000 maximum, limiting the purchasing price of your home to $425,000.

According to RBC’s June 2019 Housing Affordability Report, the average house price in Toronto was about $1 million, and the average condo price was about $538,000. That means houses most likely won’t qualify for the FTHBI, but some condos may qualify.

The thing with markets like Toronto and Vancouver though is that we expect property prices to continue rising, so if you do happen to use the FTHBI to get a condo, you’ll probably be paying more back to the government in the future.

Should I apply for the FTHBI? 

If you are looking for a detached home in the Greater Toronto Area, the prices will be too high to qualify for the FTHBI. But if you are interested in a condo, the price may qualify. In that case, the FTHBI can help you reduce your monthly mortgage payments. However, you should keep in mind that the condo prices will keep on rising in Toronto and you will have to pay back more than you borrowed.

Celia Alves, a Sales Representative from Sotheby’s International Realty Canada, comments:

The program Is essentially a shared equity program – where the Canada Mortgage and Housing Corporation (CMHC) contributes part of the down payment in exchange for sharing in the appreciation of the property when you sell the home. But with a maximum purchase price of $565,000 it won’t be life changing for buyers in the Toronto market today.

Cabbagetown is known for having one of the most vibrant and engaged communities within the City of Toronto. One way that the neighbourhood showcases its commitment to the arts is through The Cabbagetown Arts and Crafts Show. The event is held within Riverdale Park West during the second weekend of September each year and has become a staple of the downtown neighbourhood since 1988. The Cabbagetown Arts and Craft Show provides artists and patrons with an opportunity to sell and buy work created by the many talented people within the Toronto art community.

The winner of the 2019 Richard Silver Award is the gifted and accomplished Toronto-based visual artist Vanessa McKernan. Following her win Vanessa McKernan shares the inspiration behind much of her work and artistic process.

How do you decide which art shows to participate in and showcase your work? Why did you select the Cabbagetown Arts and Crafts Show?

I decide which shows to participate in based on what’s going on in my personal and professional life schedule wise. I try not to pack too much in so I can ensure that I am not rushing the process of making paintings. A good friend and talented jewelry designer, Michelle Ross, always raves about the Cabbagetown Arts and Crafts festival and encouraged me to give it a try. So, this year I did!

How has being from a large, artistic family with eight children, influenced your views on artistic expression?

Artistic expression through music, theatre, and dance was always encouraged in my family. I carried with me into adulthood the belief that expression through the arts is a powerful, therapeutic, essential component to every life.

Living Room, oil and wax on panel / 18 x 24in / 2016

What was the catalyst for shifting your choice of artistic expression from dance to painting? Do you still dance?

I sort of fell into dance because my older sister was very passionate about it and I wanted to be just like her. I enjoyed dancing but never wanted to pursue it professionally and I hated performing. It gave me a lot of anxiety. I had been drawing my whole life so the decision to apply to Concordia for Studio Art in my early twenties and the shift to visual arts, came very naturally. Since giving up dance I have maintained a yoga practice and in the past five years or so I have taken a few Butoh (a form of Japanese dance) workshops with Denise Fujiwara, whose work I admire greatly.

What are some of the most important things you learned during your BFA Studies?

My painting teacher Leopold Plotek used to tell me, ‘Kill what you love’. What he meant was that if you are stuck compositionally it’s good to wipe out or paint over the part of the painting you deem most precious. If you kill what you love usually the composition opens up, and there are all kinds of new possibilities within it.

What lessons have you learned since, that a formal education can’t provide?

I have learned a lot about the business of being an artist and how to support yourself financially while maintaining a studio practice. They forgot to talk about that in art school!

Falling, oil on panel / 36 x 36in

Has your background in dance had any influence on your painting of people/the way you see and paint the human body?

Oh definitely. I can’t escape the foot of the dancer when I draw figures and I am always working with themes of costume and performance.

What is your artistic process when creating a new piece of work?

I like to start with a narrative of some sort, a dream, something I read in a book, or saw on the news. The narrative acts as a gateway for me and gives me something concrete to put on the canvas in terms of subjects or setting. As I work on the piece in the following days or weeks, I try not to hold on to the original storyline and instead let the composition go in a different direction, allowing a new narrative to emerge. It’s almost as if at a certain point I try to let the more unconscious intuitive parts of myself take the lead and then watch how those actions mingle with the underpainting that was the original story. The work becomes a layering of paint and also a layering of narratives.

What upcoming projects are you most excited about?

I just started a residency at the Toronto Heliconian Club, a women’s arts club founded in 1909. They provide a setting for engagement in the arts on many levels, across many disciplines. I will have an exhibition there in June 2020 and am planning several large paintings that explore themes around group dynamics.

Has becoming a parent influenced your work at all? How?

Parenting has had a HUGE impact on when I can paint. My studio is outside of my home so no late-night sessions anymore. I work during the day while my son is in daycare and leave the studio promptly at 4:30pm. In terms of how it has affected what I paint, a lot of my work is auto-biographical and I think parenting has put me back in touch with my own childhood and my inner child. Working with those themes has been both scary and empowering for me.

Catching Flowers, oil and graphite on mylar / 24 x 24in

What is the most challenging thing about working in visual arts? What is the most rewarding?

I find navigating the gallery scene really challenging. By this I mean figuring out where your work fits and trying to get the gallery owners to look at it. Most galleries prefer not to take submissions so it’s hard to figure out how to get your foot in the door.

The most rewarding part of being a visual artist is in those golden moments when a truth about the world or yourself is revealed through the process of painting.

What is something that most people don’t know about you that you’d like to share?

I’m having my second child in February!

What are your favourite places to experience art, gain inspiration, in and around Toronto?

Soulpepper Theatre, Canadian Stage, and the AGO.

What artistic achievements are you most proud of?

I don’t know if this counts as an artistic achievement, but I am really proud of balancing being a mom and being an artist and continuing to prioritize my studio practice. I was so afraid I would lose that when deciding to have kids, and I didn’t.

What’s the best way for people to find out about your upcoming projects and see your work?

My website vanessamckernan.com and my Instagram account @vainter