Niagara’s Rental Blog

Clipped from the St.Catharines Standard Newspaper

A devastated St. Catharines cat owner says she’ll try to find another affordable apartment after a judge ruled she has to evict her pets.

“They’re all I got. It’s not fair. It’s not right,” said Joanne Kinslow through tears, after being told Tuesday that she lost her case to keep Shadow and Oreo in her rented unit at 215 Glenridge Ave.

“I’ve got 90 days to get rid of my cats. To me it’s a bad decision. My friend can keep her cats and I have to get rid of mine.”

Superior Court Justice Joseph Quinn wrote in his decision that Kinslow gave him no legitimate basis to rule against her condominium corporation’s no-pets declaration.

She “demonstrated a preference, not a need, for her cats,” he wrote in the ruling handed down this month.

“The rights and expectations of the unit owners should not be compromised by the mere preference of an occupant. The cats must go.”

It was a very different outcome for Kinslow than it was for another tenant in the same building who won the right to keep her cats in 2005.

“I find it a little strange that with almost the identical two … situations with the same judge, he would reach a different decision,” Kinslow’s lawyer, Terry Kirby, said Tuesday.

Kinslow has been fighting to keep her cats since January 2006, when she received a letter from the building’s condo corporation telling her to comply with the no-pets policy.

Kinslow has a brain injury and bipolar disorder and said the cats make her feel better and have a calming effect.

When she didn’t get rid of the cats, the Niagara North Condominium Corp. sent three more letters to no effect.

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I saw work being done today to the exterior of the Downtown Student Residence in St. Catharines. I wonder if they are going to fix up the inside as well?

By Bob Corcoran

Picture in your mind a bucket—but not an ordinary bucket. Think of this bucket as one you must keep full—full of leads so that your real estate business doesn’t dry up.

The good news: directly above this bucket are 10 faucets. We can call them “lead faucets.” The bad news: many Realtors don’t use them.

That’s unfortunate, because each lead faucet has powerful potential. And just a little tinkering can mean a steady gush of leads that will keep your bucket filled to the brim.

Let’s look at these 10 ‘faucets’ and how to create a fire hose-strength flow.

1. Past clients—Vital because their referrals come with an implied endorsement of your services. Put past clients into two categories: A - Those who’ve given you referrals, and B - Those who haven’t given you referrals. Set a reminder system to stay in touch with each regularly with cards, calls, small gifts, etc.

2. Internet—A must if you plan to stay in business. Put your focus on responding to the site visitors. Can you respond in 15 minutes? If not, fix it so you can.

3. Interactive Voice Response (IVR)—The hotline numbers buyers can call to learn about properties. Again, ignore technology at your peril. (Incidentally, I have a client who landed 11,298 calls from his hotline number in 2005. His secret? An irresistible call to action.)

4. Sphere of Influence (SOI)—The more you think about your SOI (basically your family, friends and acquaintances) the larger it gets. That “acquaintances” category, for example, should include everyone you’ve met. Think how you interact with those you meet casually—develop the effective 10-second “elevator” speech for them.

5. Signs—Revisit your signs. How can you make them more effective with more eye-catching color and contrast? Do they include an IVR hotline number?

6. Direct mail—It can be expensive, so find out what’s already being sent in the area you’re considering. The two keys here are differentiation—will your mailer stand out and will the offer and the call to action actually produce desired results?

7. Broadcast radio and TV ads—Yes, some may be too expensive. But don’t rule it out completely. Both radio and TV have massive reach and there are deals out there. The key is, if you do go with these mediums, use them regularly. Frequency beats reach—so don’t buy for just a one-shot deal.

8. Print ads—Give them a fresh and thorough inspection. What’s keeping them from really grabbing your target audience by the collar? Often, they lack contrast and that prevents them from being noticed in the first place. Don’t forget to add muscle to your call to action.

9. Prospecting—Absolutely essential. It’s one of just four real dollar-producing activities a Realtor can do. The trick is to schedule time everyday to do it—usually in the morning because it’s the most controllable time of the day.

10. Networking—Choose where you network carefully. There are literally thousands and thousands of groups out there. Be strategic by examining what potential business they bring to the table.

By James Cochran

Contracts are meant to ensure that parties in a business deal — whatever it is — know what their obligations are and agree to carry them out to the fullest. Not only is this the case with respect to IT contracts, but it’s the case with respect to any business agreement.

Even contracts, as simple as handshake deals, should ultimately include some specificity as to what’s expected of each party. The more open-ended a contract is, the more you’re courting the possibility of conflict and misunderstanding at some point in the future. This goes for things like an employment contract, for example. It’s why any contract or contract template you plan on using should be as specific as possible.

Especially with respect to the world of IT, where issues such as ownership, licensing, and even confidentiality are in play, being as thorough as possible with the type of contract and contract template you use is essential. Any good contract, even an employment contract or service contract, will try to account for what’s needed to complete a certain business arrangement. Not only does this protect the interests of the parties involved in a contract, but it also helps create an environment of trust and respect. Getting everything on the table to begin with can lead to better service and better customer satisfaction.

Having established the importance of getting as much specificity into a contract as possible, it might prove instructive to outline some of the things not to forget in the contract. If you’re going to be thorough in creating a contract or a contract template, than you might as well make sure you have all the bases covered so that things like an employment contract, or insurance contract, meet the standards you expect in order to run a profitable business.

One aspect of a contract some IT professionals might overlook is the issue of ownership. Things like databases and Web components can be created anew by an IT company. Establishing who owns it could be essential in clarifying future disputes. Similarly, there are things that a client might end up selling to you. Before buying anything from them, make sure you get in writing that it is indeed them that has ownership. You certainly don’t want to get stuck with something you find out you don’t even have the rights to.

Another issue with respect to IT contracts is confidentiality. When dealing with anyone else’s IT system, you might be revealing some confidential business information of your own. It’s why it would not hurt to have included in your contract template stipulations as to what is to remain confidential. Breaking confidentiality agreements can have serious ramifications for anyone, including an IT professional, so you probably can’t emphasize enough to a client how important this aspect of a contract is.

Finally, some business arrangements might need to take change controls into consideration. These should be clearly outlined, even if you need to arrange them through some additional documents. If there’s a possibility of a fundamental change that could happen as the contract is fulfilled, than these need to be mapped out so that both parties have an understanding of future possibilities. Not doing so can lead to a mess if unforeseen changes were at least not anticipated in the contract.

No matter what the contract is, whether it is an employment contract, a delivery contract, or a quality control agreement, a good IT business professional tries not to leave anything out. It’s what should be considered when creating and using a contract template, and is a philosophy to take with you when entering into contracts in general.

I definitely would not want to be this landlord’s tenant. Staring Will Ferrell as the tenant & Pearl as the landlord.

By Michael Peterson

Two years ago, thousands of people rushed to get a piece of the booming housing market. Mortgages were easy to get, even for buyers with little or no credit. Once interest rates shifted however, buyers who received sub prime mortgages were no longer able to make their monthly payments. Now the housing market is being flooded with foreclosures.

Lenders have learned their lesson, and are much stricter with their lending policies. Now, many people who would like to enter the housing market are unable to obtain sufficient financing. This has led to a serious drought in the buyers’ pool.

There are also many people who were considering buying a home, but have now been scared off by the rate of foreclosures. With buyers hesitant to make a purchase, sellers are having a tough time unloading their homes.

This stalled housing market has led to a substantial rise in the rental market.

Buyers who are unable to secure financing must face the reality that they can’t purchase a home at this time. These folks need to sit tight in a rental unit while they work on building their credit rating, and save money for a down payment. Experts are saying that the housing market will bounce back within a year or two, so potential buyers should focus on improving their credit and financial situation until things shift.

Buyers who are eligible for home loans are also finding this a good time to take a step back until the housing market is on steadier ground. Young urban professionals Cheryl 28, and Raoul, 34, already have enough money in the bank for a down payment. Their credit is good, and both have steady incomes. They have decided to rent until interest rates go down. Says Cheryl, “With all the doom and gloom you see about real estate these days, we figured it’d be a good idea to just wait a year or two. We want a home, definitely, but we don’t want to pay through the nose. We can save money for now by renting, so that’s what we’ll do until the market changes.”

Many owners who have lost their homes to foreclosure are now heading into the renting world. Their credit has been badly damaged, and they don’t have enough money to buy a new home. Without a suitable rental unit, many of these people would end up on the streets. They have no choice but to take a rental while they rebuild their financial security.

This foreclosure situation is the main reason that the cities that were booming in 2005 are now becoming rental hot spots. Places like Miami, where buyers flocked to scoop up the great housing deals, now find themselves in trouble. Foreclosures are most rampant in these cities, and the housing market has stalled completely. In these areas, where demand is high, there has been a substantial increase in rental rates. In other areas of the country, where new construction has led to an increase in available units, rents are decreasing slightly in order for landlords to remain competitive.

Consider riding out the housing market turmoil by renting. You can find a beautiful property to suit your family’s needs, while saving money and building your credit at the same time.

Article By Jennifer Lai

Making the Switch From Roommate to Solo Living
For those of you who decided to move from roommate living to solo living, the transition can be a difficult adjustment—especially if this is your first experience of this type of living situation. This can be the case even for those who couldn’t wait to get rid of their roommates.

If your self feeling lonely, follow these tips to revive yourself.

Cultivate a collection of music that uplifts you
With roommates, outside sounds are constantly filtering through, even when you’re in your own room. There’s the muffled sound of the television, the phone ringing, conversations flowing and music playing. Many of us take this for granted, but you may be surprised to find yourself missing this when all that is suddenly gone and replaced with…silence. To alleviate the weirdness, play your favorite albums—and get new ones when they start to get old.

Or listen to the radio of have the television playing in the background.

Get a pet, such as a cat or dog
Pets make great companions for those who live alone. Yes, there is a reason that the “Cat Lady” stereotype developed. Rather than see her as pathetic, think of her as brilliant and smart for realizing that our friends in nature provide emotional support. Not only do they provide affection and playfulness, but they force you to maintain the habit of addressing the needs of another living thing—something that could be easily forgetten when you have only you to think about.

Establish a regular night when friends come over
Host a gathering of friends at your apartment every week. It could be for any reason: poker night, watching the latest episode of Heroes, enjoying a potluck dinner together. A weekly event will infuse your apartment with the memories of the gatherings and give you something to look forward to.

Decorate your walls with photographs of your friends and family
Photographs are great reminders of the wonderful times you’ve shared with your loved ones. These images will make your apartment feel like home and rekindle fond memories. And you get the best of both worlds: the spirit of your friends without having to endure them hogging the remote or taking 30-minute showers.

Stay in touch with friends via telephone or the Internet
Cell phones. MySpace. Facebook. All of these are great mediums through which to communicate with your friends, whether it’s a short conversation or dropping comments on their pages. They’re a great way to connect with someone when you’re unable to meet up with them.

Remind yourself of the perks of living alone
Yes, there were many reasons that prompted you to live on your own. Whenever you start to doubt this decision, remind yourself of these reasons. Here are a few to help get you started: you can be as clean or as messy as your want; you make all the rules; and you can take 30-minute showers without having to feel guilty.

Pulled From Apartment Living - October 18, 2007

If you value a smoke-free living environment, you probably know that smokefree buildings help to protect you and your family’s health from the hazards associated with secondhand smoke. Did you know that a building that is smokefree is much less likely to catch fire? More and more renters are saying “YES!” to smokefree living and are making it an important factor in deciding where to live.

How do I find a no-smoking apartment building?
Here are some tips that will help you find an apartment that is just right for you!

Whenever you call or visit a property, ask these questions about smoking policies:

1. If the property is a smoke free property, find out if the policy applies to everyone, or just new tenants. Ask if the non-smoking rule covers indoor common areas, rental units, and any places outside.
2. Ask if there are any tenants who currently smoke inside or out, and where they smoke. If they are smoking anywhere in the building, and there is shared ventilation, it is likely that secondhand smoke will get into your unit. If they smoke outside near your windows or doors, it could also drift inside your unit.
3. Ask about enforcement. Does the landlord check to make sure no one is smoking? How would the landlord respond if you made a complaint about a smoking neighbor? If a tenant or their guest is smoking, what would the landlord do about it?
4. Are signs posted to make visitors aware of the no-smoking rule?
5. Did the previous tenant smoke? If so, what did the landlord do to clean the apartment? Restoration companies strongly recommend that after a smoker moves out, landlords should remove and replace things like carpeting and curtains, and clean all appliances, bath and lighting fixtures, tub surrounds, bath vanities and all door and window openings.

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According to Brock’s website, these are the top ten tips for becoming a successful landlord to Brock University students.

Maintain good communication with tenant(s)

• don’t be afraid to discuss concerns or issues with your tenants and encourage them to do the same with you
• discussing issues early and directly will go a long way in strengthening the landlord/tenant relations.
• communication is particularly important where the student is from another country, or if this is the first time he or she is away from home

Be fair and reasonable

• keep the rent and any other costs at a reasonable rate - give tenants a reason for any changes you make
• student hours can be chaotic so be understandable and make sure you keep lines of communication open
• for many students it is their first time in rented accommodation so spell out in fine detail what is expected and allowed
• students are often challenged financially and are cost and value conscious
• always discuss a problem with the student before getting in touch with their parents

Be clear with expectations

• outline expectations at the beginning of the relationship-who does what and when?
• who will pay the utilities, take out the garbage, provide garbage bags/cans, mow the lawn, provide lawn mower, do the cleaning
• when is the rent expected, is an appropriate time to reach the tenant/landlord
• what is acceptable behaviour, especially if sharing your home
• show respect for your tenants

Have written and signed agreements

• this provides protection for both parties
• tenants and landlords are governed by the Residential Tenancies Act
• boarders are governed by contract law - very important to have a written contract
• there is no guarantee if there is no contract

Keep accommodations well maintained

• well maintained properties will advertise themselves
• expect there to be repairs/maintenance/damage and budget for it
• tour the premises at least once during the lease term

Be a visible landlord

• keeps you up-to-date regarding repairs needed
• can make an exterior inspection at any time but must give written notice of interior inspections
• keeps the neighbours happy if you are around regularly

Stay informed about laws/by-laws/codes

• are you governed by RTA or contract law
• Fire Code
• Building Code
• Health Code
• these codes vary from municipality to municipality

Be positive

• it should be possible to work out problems if you take a positive attitude
• being a landlord to students can be both profitable and enjoyable
• how you approach being a landlord will shape your overall experience
• Brad Clarke, the Off-Campus Housing Officer at Brock can help resolve problems - 905-688-5550, Ext. 4059

Help tenants be good neighbours

• introduce your tenants to the neighbours when they move in
• ensure that the neighbours know how to contact the landlord
• discuss expectations with tenants and also with neighbours

Know your purpose-what is your reason for being a landlord?

• to earn an income?
• for a tax write-off?
• to plan for retirement (or to supplement retirement income)?
• to provide a hobby?
• to provide housing for a post-secondary school student?
• to fill an inherited property?