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For rent $2,150 Monthly
1387 VICTORIA, windsor, Ontario

1387 Victoria

Windsor, Ontario

3 Bedroom 2 Bathroom 1400
For lease $8 / ft2
2510 OUELLETTE Unit# L04, windsor, Ontario

2510 Ouellette Unit# L04

Windsor, Ontario

1411
For lease $13 / ft2
245 OUELLETTE AVENUE Unit# 301, windsor, Ontario

245 Ouellette Avenue Unit# 301

Windsor, Ontario

13707
For lease $13 / ft2
245 OUELLETTE AVENUE Unit# 301, windsor, Ontario

245 Ouellette Avenue Unit# 301

Windsor, Ontario

2101
For lease $13 / ft2
245 OUELLETTE AVENUE Unit# 301, windsor, Ontario

245 Ouellette Avenue Unit# 301

Windsor, Ontario

15808
For lease $12.75 / ft2
35 VICTORIA Unit# 5B, essex, Ontario

35 Victoria Unit# 5b

Essex, Ontario

1200
For lease $12.75 / ft2
35 VICTORIA Unit# 6A, essex, Ontario

35 Victoria Unit# 6a

Essex, Ontario

1535
For lease $15 / ft2
2510 OUELLETTE Unit# 302, windsor, Ontario

2510 Ouellette Unit# 302

Windsor, Ontario

4000
For sale $3,250,000
736-744 OUELLETTE AVENUE, windsor, Ontario

736-744 Ouellette Avenue

Windsor, Ontario

For lease $7.50 / ft2
633 OUELLETTE Unit# 307, windsor, Ontario

633 Ouellette Unit# 307

Windsor, Ontario

968
For sale $9,000,000
2325 BANWELL, tecumseh, Ontario

2325 Banwell

Tecumseh, Ontario

For lease $15 / ft2
605 OUELLETTE, windsor, Ontario

605 Ouellette

Windsor, Ontario

2673
Are You Paying To Much in Real Estate Taxes?

Are You Paying To Much in Real Estate Taxes?

Real Estate Taxes effect all property owners in Canada and are often not something property owners pay close enough attention too.  In Ontario the Municipal Property Assessment Corporation (MPAC) assesses properties for their estimated market value, the municipality then takes this assessment and applies its mill rate (depending on your property type) which determines the taxes payable by the property owner.

The City of Windsor’s residential and commercial mill rates have been the highest in Essex County, and one of the highest in Canada for several years. With high mill rates, I always recommend  paying  close attention to your assessment.   Checking the value of your property is something that should be done every few years to ensure you are not over paying in taxes.

Contrary to what many believe, a increase in your property assessment from MPAC, does not necessarily mean your property has increased in value.  While MPAC tries to ensure all assessments are fair, it is possible for a property to become over-assessed.

A high assessment not only means a property owner is paying to much in taxes each year, it can also mean a property will be harder to sell, as Buyers add the current taxes to their expenses when deciding to purchase a home.

MPAC reassesses all properties every few years, with the last base assessment year being 2012.  Each year a property owner is given the current years assessment from MPAC and given a deadline to accept or question the assessment. I you do not agree with your current assessment you can have someone file a request for reconsideration for you, or you can file a request for reconsideration yourself.

The deadline to submit a Request for Reconsideration for the 2014 tax year is March 31, 2014.

Appealing taxes can be a stressful process. Having a third party handle a notice of reconsideration, offers an arms length discussion with MPAC and eliminates much of the stress.  I have filed many notice of re-considerations for both residential and commercial  clients, and in most cases have been successful in reducing a properties assessment and a reduction in property taxes.

I have seen assessments reduced by as much as 30%  ($400,000) on commercial property, which resulted in a tax savings of over $19,000 per year.   Filing a notice of reconsideration should only be done when it is seems clear that the value is over assessed, as there is always a risk the assessment could go up if a property is under assessed.

If you feel your assessment is too high and would like assistance, please feel free to contact me.  A Third Party Authorization  is required when you want someone else to handle your notice of reconsideration for you.

If notice of reconsideration is unsuccessful, a property owner still has the right to appeal their taxes.

 

 

Mold and Water Damage in Homes – Windsor Essex Real Estate

Mold and Water Damage in Homes – Windsor Essex Real Estate

Mold_and_Water_DamageCompliments of www.cameronpaine.com

Homebuyers often have concerns about mould, but are their fears justified?
Although thousands of types of mould exist, only a few are actually harmful to people. Toxic varieties, such as moulds from the genus Stachybotrys, can produce chemicals linked to various health problems including sinus infections, asthma and certain respiratory infections. However, mould must generally be present in large quantities to have a noticeable effect on most people.
Mould eats wood cellulose and can potentially affect the structural integrity of wood. Some insurance companies have excluded mould damage from both first party and third party coverage. Property owners may be able to obtain costly site-specific environmental insurance that specifically includes mould coverage.
Mould is caused by water damage or excessive humidity, poor ventilation systems, wet construction materials or poor construction or design. Mould travels on air currents and is all around us, and so it is difficult to find a house that is completely mould-free.
The smell should be the first red flag. Just because a house is nicely renovated and freshly painted doesn’t make it mold free, if there’s a musty, mouldy smell, and lots of plug-ins and potpourri, you should investigate further.
The best advse is use common sense. During a home inspection, the inspector cannot open walls. Therefore, you may need to rely on your sense of smell. If moisture damage has built up in the basement over the years, the smell will reveal it right away, regardless of how nice it looks
If there’s mould in their home, it can be a minor issue involving lack of circulation in the basement, or it could be a serious case of black mould coming through the drywall or baseboard, which probably needs to be ripped out. You can’t just wipe it off.  Either way, the issue causing the mould must be solved and the area has to dry out.
Whether inspecting a home you should always look for signs of water damage.
You should hire a home inspector or other mold professional  if there is a concern
Be sure to inspect moisture-prone areas such as basements, bathrooms and kitchen cupboards. Mould behind a wall will not be visible to you, but signs of mould include:
  • discolouration on finishes
  • staining
  • spotty patterns revealing visible mould growth (which may indicate a larger, unseen problem)
  • musty smells.
Mould issues can usually be resolved. The moisture or water source needs to be located and stopped, and then the mould needs to be removed. If the problem turns out to be widespread and remediation is necessary, it’s important to ensure that the entire problem area is remediated, otherwise the mould infestation could return.
A proper home inspection may uncover indications of mould or structural deficiency issues, although there is no guarantee that it will. However, an inspector cannot speak to chemical contamination or health risks. The inspector may recommend that the homeowner enlist the services of a mould investigator.
Source Edge Newsletter

Tips for Showing a Home Windsor Real Estate

6 Tips to a Great Home Showings

Compliments of www.cameronpaine.com
When it comes to showing your home to potential home buyers, you want to make sure that they are focused on the home’s potential to become theirs rather than constantly distracting them with outside issues.
The following tips will help showings .

Home Showing Tip  #1

Dont have Family and friends just hanging out
When you decide to sell your home, you really do need to consider how you will show your home. It is definitely unsettling for home buyers to walk through a home only to find that there are kids sleeping in the rooms or someone is frying up a steak as they arrive.
A home showing must be treated like a business transaction and in order to drive a sale, you must behave in a professional manner. Ask family members to look after your kids and make sure that the only people in the home are the ones who will be showing it.

Home Showing Tip #2

Being Present for Showings
You have right to be excited about showing your home to potential hom buyers and you may want to gauge their opinion about your home. But  best if the home owner is not present during showings.
If the home owner is home, people often feel rushed and do not give the home enough time.
By letting the Realtor handle the showing, it gives the buyer time to look around and discuss the home with their Realtor.

Home Showing Tip #3

Knowing  your homes strengths and weaknesses
From the moment home buyers walk toward your home, they are searching for flaws and drawbacks, as most skeptics tend to do. I often find it helpful to do a summary of the strengths of a home and show the value of improvements, as well I can often do a cost analysis of any potential weaknesses ie. cost of a new roof or windows.  If a home needs a major repair, it will be obvious to any buyer. Having a quote before hand can often elimante any fears a buyer might have.

Home Showing Tip # 4

Removing any Odours
Nothing says “don’t buy my house” quite like the smell of wet dog. Add the smell of synthetic roses to the mix, and you might essentially be telling home buyers to run not walk away from your home.
As well, cooking before or during a home visit is not appreciated, as no one wants to leave a home smelling like fried food. Boil some cinnamon in water and keep the scent of your home welcoming and delicate rather than invasive.

Home Showing Tip #5

Temporary removing pets
If possible Pets should not be presetn for showings. If they cannot be removed, ensure they have a place that is away from all the main features of the home ie kitchen, baths bedrooms.

Home Showing Tip #6

A Clean Hoouse
If a home buyer walks into a home and all they can think about is the cleaning up they would have to do if they bought your home, chances are they will not want to buy your home.
You need to make your home sparkling clean and I am not exaggerating when I say that it should be clean enough that people could eat off the floor. If you want home buyers to focus on the potential of the home and not the clutter and grime, clean it and clean it well.

 

Making a Room Feel Bigger – Windsor Essex Real Estate

Compliments of www.cameronpaine.com

Most of us can’t afford a home with massive rooms – not just because the square footage is costly, but also because it would cost an arm and a leg to keep that home heated and comfortable. There are, however, a vast array of tricks and methods that lend themselves to creating an illusion and will help you make a room feel bigger.
That said, here are seven ways to make a room feel bigger:
Ways to make a room feel bigger #1
Get Roman blinds
Window treatment are an important part of making a room feel bigger and using roman blinds instead of curtains takes away that cluttered feeling and the look of extra and unwanted material draped over the living room floor, getting in your way and causing more problems than it’s worth.
Ways to make a room feel bigger #2
Use color
In terms of illusion, light colors will always make a room seem larger, so try and avoid darker colors when painting the walls, opting instead for a light shade of blue or white. This method will make rooms appear open and airy, and they are also naturally reflective colors, which leads me on to the next point.
Ways to make a room feel bigger #3
Opt for natural lighting
Letting natural light stream into the room will really open it up, making it feel larger. Make as much use of natural light as possible; add skylights, windows, anything that will open your house up. If this is not possible, then ensure the room is adequately lit as shadows can make a space seem smaller and cramped.
Ways to make a room feel bigger #4
Hang mirrors
Perhaps an odd choice, the use of mirrors is recommended by experts due to the way it gives the illusion of depth. Place it at a specific point in the room, angle it in a way that is going to ensure maximum depth and it will give you the illusion of more open flow. Like light colors, it can also reflect natural light, and helps brighten up a room.
Ways to make a room feel bigger #5
Go for built-ins over closets
Instead of moving each bit of furniture back against the wall, a built-in closet enables you to gain extra space and effectively move a lot of your junk out the way by placing it in the wall closet. The extra space built into the closet will have little effect on the size of the room, and means you are effectively not losing any space, but gaining more room to place decorations, mirrors, and anything else you might want.
Ways to make a room feel bigger #6
Buy folding furniture
This trick ensures that the furniture doesn’t cover too much of the floor or room, and saves you a lot on furniture costs. By using a pinned device, tables and chairs are able to fold inwards without losing their elegance or beauty, and become multi-efficient devices. The important thing is you’ll be able to see the floor, which in turn, makes the room feel bigger.
Ways to make a room feel bigger #7
Declutter
Not incredibly original, but when it comes to adding space, you need to be ruthless with some of your possessions. If they haven’t been used in a while, or just don’t fit in with the rest of the decor, then they have to go. Store them somewhere out of sight or chuck them altogether. This can include small things like cleaning your desk, or larger things such as moving furniture around, or removing it completely.
Did you make a room feel bigger?
Of course, there are a number of other ways to get the most out of your space; the important thing to remember is that you must be organized, ruthless, and willing to make some drastic changes, but it could prove to be one of the best decisions you’ll make in finding that perfect living space.

What to do when your assessment is too high, Windsor Real Estate

Compliments of www.cameronpaine.com

Source MPAC brochure:

If you don’t agree with your Property Assessment from MPAC you can file a Request for Reconsideration.

The deadline to file your RfR is April 2, 2012.

There are two ways to file a RfR:
• The preferred method is to submit a RfR form.
Request For Reconsideration 2012 Form

Forms are available at www.mpac.ca, or call us at 1 866 296-MPAC (6722). You may also choose to file your RfR electronically through AboutMyProperty™ on MPAC’s website. You will be able to attach documents, pictures and reports to accompany your RfR. Your personalized User ID and Password for AboutMyProperty™ are included on your Notice.
1. Write a letter requesting a reconsideration. In your letter, please include the 19-digit roll number on your Notice; your full name, address and phone number; and the reasons why you feel your assessment is not correct, including any information you have to support your claim.
2. File an Appeal with the Assessment Review Board (ARB) You may also choose to file an Appeal with the ARB, an independent tribunal of Ontario’s Ministry of theAttorney General.

Residential, Farm and Managed Forest Properties
If your property, or a portion of it, is classified as residential, farm or managed forests, you must first file a RfR with MPAC before you are eligible to file an Appeal with the ARB. The classification of your property is indicated on your Notice.

If you are required to, or choose to file a RfR first, you have 90 days after MPAC has notified you of its decision on your RfR to file an Appeal with the ARB.
The ARB has its own Appeal process. For more information, please contact the ARB at
1 866 448-2248 or 416 212-6349 or visit their website at www.arb.gov.on.ca.
To request that your property be eligible for the farm or managed forests classes or
conservation land exemption, you must file a RfR with the respective program administrator. For more information, please contact MPAC or visit www.mpac.ca.
Other Property Types
For any other property types, you can choose to file a RfR with MPAC or file an Appeal with the ARB. The deadline to file your RfR and/or Appeal is April 2, 2012.
MPAC’s Role at an ARB Hearing At an ARB hearing, the onus is on MPAC to prove the
accuracy of our assessed value. MPAC will present comparable properties as evidence and will share that information with you prior to the hearing. You will also be asked to provide evidence to support
your position. Ideally, you should select properties that are most similar to yours (for example, neighbourhood, lot dimensions, living area, age of structure(s) and quality of construction). Please contact MPAC if you have any questions.