Guelph Real Estate News

Guelph Real Estate News - Blogs http://www.homesinguelph.ca/forums/blog.php Guelph Real Estate en Thu, 09 Sep 2010 13:04:25 GMT vBulletin 60 http://www.homesinguelph.ca/forums/images/misc/rss.jpg Guelph Real Estate News - Blogs http://www.homesinguelph.ca/forums/blog.php Bank of Canada Raises Rates Again http://www.homesinguelph.ca/forums/blog.php?b=263 Wed, 08 Sep 2010 22:33:56 GMT The Bank of Canada raised its overnight lending rate by 0.25%. This will lead all the major banks to raise their Prime Rate to 3.00% by the end of... The Bank of Canada raised its overnight lending rate by 0.25%. This will lead all the major banks to raise their Prime Rate to 3.00% by the end of the week. The announcement indicated that the Bank thinks that economic growth will be difficult given the high unemployment in the USA and other economic factors in Europe and other mature economies, but that the current rate is historically very low and could be increased without much of an impact on the economy.

If the Bank raises their rate again it is likely that they will be creating an environment where our Loonie will start to rise a little more than manufacturers will want. This will force the Bank to either reduce the rates in the spring, or put pressure on Washington to raise their rate (to get it closer to ours) and make the Loonie less attractive to investors.

Long-term bond yields dropped after the Bank’s statement, interpreting the announcement as though inflation is not going to be a concern during the next 12 months. The see-saw in rate fluctuations will continue for another year…watch and see!

For information on whether going variable or fixed is right for you, or your clients, please give me a call.

Warm regards,
Chris
--
Christopher Bisson
The Mortgage Centre
519-763-3900 x1003

www.mortgageconcierge.ca ]]> Chris Bisson http://www.homesinguelph.ca/forums/blog.php?b=263 Reverse Osmosis Water Treatment http://www.homesinguelph.ca/forums/blog.php?b=262 Sat, 04 Sep 2010 14:26:18 GMT *What is Reverse Osmosis?* Reverse osmosis (R/O) is a water treatment process in which water is forced through a semi-permeable membrane that has... What is Reverse Osmosis?

Reverse osmosis (R/O) is a water treatment process in which water is forced through a semi-permeable membrane that has very small holes or "pores". Clean water passes through and impurities that are too big to pass through the membrane are left behind and flushed away.

Do I Need a Reverse Osmosis Unit?

It is presumed in this document that the water you are using meets all health regulations and is known to be safe. If your municipality or utility supplies your drinking water, it is likely that you do not need a reverse osmosis unit. Municipally supplied drinking water is microbiologically safe. It is treated to meet health and aesthetic requirements, and is subject to routine testing for microbiological contamination.

If you obtain drinking water from a private supply such as well, it may not be safe from microbiological, chemical, or other types of contamination. Drinking water from private sources should be tested periodically to determine if treatment is required; and, if so, for what specific contaminants or minerals.

Water chemistry is complex and no single water treatment device can be used to remove all types of substances from water. Different drinking water treatment devices have their own advantages and disadvantages. Each household must individually determine if there is a need for additional water treatment. If this is the case, determine the unit or combination of units best suited for your water needs.

How Does Reverse Osmosis Work?

Reverse osmosis systems purify water by forcing pressurized water through a very fine, plastic membrane. If the raw water being treated comes from a well or another private source, disinfection and pre-filters (to remove chlorine and/or particulates/sediment) may be needed in advance of the R/O unit to remove contaminants that can foul or damage the membrane.

Stages of reverse osmosis:

1. During the initial filtration stage, tap water or well water (pressurized by a booster pump) is passed through a particle filter (a pre-filter) that removes silt, sediment, sand, and clay particles that might clog the R/O membrane.

2. The water is then forced through an activated carbon filter that traps minerals and contaminants such as chromium, mercury, copper, chloramine and pesticides. It also removes chlorine, which is important, as chlorine will shorten the life of the membrane.

3. Water is transferred under pressure into the R/O module, allowing only clean water to pass through the small pores in the membrane. Impurities unable to pass through the membrane are left behind and flushed down the drain.

4. Treated water is then sent to a storage tank.

5. Treated water is passed through an activated carbon filter before use to further improve the water's taste and smell.

Water that contains manganese, hydrogen sulphide or iron should be pre-treated to extend the life of the membrane. A dealer can recommend the pre-treatment needed.

Note: Reverse Osmosis units produce no noise other than the sound of water discharging into the drain (usually a sink or a floor drain).

How Do I Know What Size Unit to Buy?

R/O units are rated according to the amount of treated water produced per day. For example, one type of unit produces 50 litres of treated water per day under its design conditions. Such a unit is generally rated with 60 psi water line pressure, a water temperature of 25° C (77° F), normal dissolved solids and 2 atmospheres of pressure. In reality, conditions frequently vary. Line pressure is often lower, water will frequently be colder than 25° C and backpressure in the storage tank will likely reduce the performance of the unit. Consequently, you should examine water conditions and buy a larger rated unit than needed if any of the above problems are noted.

Where Do I Buy Reverse Osmosis Units?

Reverse osmosis units are sold at some department and hardware stores, and by water equipment dealers. Companies can be found listed under "Water” or "Water Companies" in the Yellow Pages. You may wish to talk to a variety of vendors to compare features.

How Much Do Reverse Osmosis Units Cost?

Reverse osmosis unit prices vary, from $400 for a portable or undersink unit to $2,500 for a larger, stationary (basement) unit where a booster pump and a pressure system are installed. Replacement pre-filters range in price from approximately $100 – $200 each.

Who Installs the RO Unit?

Many R/O units are designed to operate on the kitchen counter. Some of the larger units are connected under the counter or in the basement. The unit will need to be hooked up to the water line and a discharge-to-the-drain line. Larger units may require professional installation, where a special water supply line is run from the main household water line. If you are unsure about installation, contact a plumber or mechanical contractor.

What Are the Benefits of Reverse Osmosis?

Reverse osmosis can remove dissolved solids, salts, minerals that cause hardness, organic chemicals and other impurities. It can improve the taste of water for people who do not like the taste of dissolved mineral solids.

Treated water will not produce scale in kettles and coffee makers. Because sodium and potassium are removed, people on a medically prescribed sodium- or potassium-restricted diet may benefit. R/O units may also remove contaminants such as chromium, mercury and nitrates. Before purchasing a R/O unit, check the certification and literature for the particular model to verify exactly what it can and cannot remove.

Is Reverse Osmosis - Treated Water Safe to Drink?

Reverse osmosis treatment systems remove minerals like calcium and magnesium from drinking water. In Canada, water is a minor source of such minerals when compared to foods. If you consume a reasonably balanced diet, you do not need to take a mineral supplement when drinking water treated with a reverse osmosis system. Low levels of minerals in drinking water may be a concern for people living in countries with very hot climates.

Is the Water Source Safe?

A R/O unit should be used only with drinking water that is known to be safe to drink. Although reverse osmosis can remove microbiological contaminants, R/O does not disinfect the water to drinking standards. A flaw or tear to the membrane could allow untreated water to flow through the unit without removing disease-causing organisms. Remember if you are unsure of the quality of your water, get it tested. If you have any doubts about the safety of your water, then it should be disinfected before using a R/O unit.

How Much Water Does the Unit Use? Is It Water-Efficient?

Some R/O units can produce 4 litres per minute and others will produce 30 to 94 litres per day. In operating a R/O unit, a large amount of incoming water is used to produce the final treated water. This unusable water (called brine) contains contaminants that the R/O unit has removed. The amount of brine created will depend on the quality of the incoming water.

Operating a reverse osmosis unit is not water-efficient — and the amount of water used depends on the quality of the incoming water. In some cases, where water is free of dissolved solids, two litres of water may be needed to produce one litre of finished water. In other cases, 4 or 5 litres of water may be used to produce one litre of treated water.

A family of four might need 40 to 80 litres of water to produce 8 to 16 litres of treated water for drinking and cooking per day. This would cost about ten to twenty cents per day for water. If more treated water is desired, then more water would be used. This will also increase water and wastewater bills, or create a higher demand on your well and septic system.

Watch the Water Pressure

R/O units will not operate efficiently at water pressures below 40 – 45 psi. If the pressure is too low, as in the case in many rural private systems; in an apartment on a higher floor of a building; or at the end of a long water line serving several units, a booster pump should be installed to increase pressure.

Do I Need to Maintain the Unit?

Reverse osmosis units must be maintained as per the manufacturer's recommendations. Typically the sediment pre-filter and the activated carbon pre-filters should be changed at least annually. However, these prefilters may need to be changed as often as once every six months if the water entering the unit contains sand, large amounts of chlorine or other substances that impair filter efficiency. Although membranes in a well-maintained unit can last for several years, the membrane may need to be replaced more frequently than the manufacturer’s suggested timeline.

Certification

Although drinking water materials such as water filters are not currently regulated in Canada, Health Canada recommends that all products that come into contact with drinking water be certified to the appropriate health-based performance standard developed by NSF International. In the case of Reverse Osmosis, it is recommended that they be certified as meeting standard NSF/ANSI 58. In Canada, CSA International, NSF International, and Underwriters Laboratories have been accredited by the Standards Council of Canada to certify drinking water materials as meeting the above-mentioned standards. These standards are widely accepted in North America, as they ensure the removal of specific contaminants, as well as the performance and mechanical integrity of the materials that come into contact with drinking water.

Check the Reverse Osmosis unit's packaging or ask your dealer for a listing of the substances that the unit is certified to remove.

Where Can I Get More Information?

You can consult Health Canada's Web site at http://www.hc-sc.gc.ca/ewh-semt/water-eau/index_e.html, which describes many activities related to Canadian drinking water quality. You can also check the Web site of NSF International at http://www.nsf.org for information about health-based performance standards related to drinking water treatment units. The NSF also provides a listing of systems that it has certified at http://www.nsf.com. The Web site of the Canadian Water Quality Association at http://www.cwqa.com is also an industry source of information for drinking water treatment units. Your local municipality or utility may also have additional information.

Canada Mortgage and Housing Corporation acknowledges the contribution of Health Canada to the development of this document. For further questions regarding water treatment and water quality, contact Health Canada at water_eau@hc-sc.gc.ca or call 613-957-2991 or 1-866-225-0709.

Courtesy of CMHC - About the house series

for more information contact
Keith Langlois
www.building-insights.com ]]> Keith Langlois http://www.homesinguelph.ca/forums/blog.php?b=262 Fixed Rates Decreasing http://www.homesinguelph.ca/forums/blog.php?b=261 Tue, 31 Aug 2010 17:16:05 GMT GDP grew by 0.5% in the second quarter, after increasing by 1.4% in the first quarter. This is well below the expected 2.5% by many analysts. It is... GDP grew by 0.5% in the second quarter, after increasing by 1.4% in the first quarter. This is well below the expected 2.5% by many analysts. It is no wonder: although the unemployment rate has dropped it seems that things aren’t chugging along as robustly as some may think. The USA is still in turmoil from an economic standpoint, and our exports are suffering. Hopefully our manufacturers are using the high Loonie to purchase equipment to make them more efficient.

While some people think mortgage rates are going to ratchet up, it seems unlikely that they will stay up for very long. With LOW inflation and economic growth at a standstill here and in the US, it doesn’t provide a lot of pressure for rates to go up. On the contrary, it means rates will be stable or decrease a bit while inflation is so low.

The longer term impact of all the government spending might end up being quite small. The good news is that road work on the 401 should be over until 2012.

Fixed rates have decreased, to approximately 4%, and the 5 year variable is hovering around 2.15%.

Call me if I can be of assistance, or check out my website at www.mortgageconcierge.ca.

Warm regards,
Chris
--
Christopher Bisson
The Mortgage Centre
519-763-3900 x1003

Ranked #7 in Canada by the Canadian Mortgage Journal ]]> Chris Bisson http://www.homesinguelph.ca/forums/blog.php?b=261 House Price Index up 1.5% in June 2010 http://www.homesinguelph.ca/forums/blog.php?b=260 Mon, 30 Aug 2010 15:17:24 GMT I just recently received a report for the Teranet-National Bank House Price Index indicating that house prices were up 1.5% in June. Keep in mind,... I just recently received a report for the Teranet-National Bank House Price Index indicating that house prices were up 1.5% in June. Keep in mind, this index is not the same as the average price, but rather and index that tracks the performance of house prices nationally, an index very similar to the Case-Shiller Index in the States.

The report indicated, that the June numbers, at a national level continued the best string of consecutive monthly price increases since October 2006 bringing home prices to 5.8% above their pre-recession peak. Pretty good numbers considering it has only been two years since the recession started. June marked the largest monthly increase in ten months. In comparison, house prices in the US are down almost 30% from their pre-recession peak.

Following along our predictions of the market becoming more balanced and flattening out, the opinion of the NBF also concurs that they believe the acceleration in the Teranet-National Bank Index will not be sustained. They also pointed out that at a national level, the market is now at a boundary between balanced conditions and conditions favorable to buyers, in line with our earlier predictions for the second half of 2010.

Source: http://www.housepriceindex.ca

Dave Weber
Sales Representative

Re/max Real Estate Centre Inc.

http://www.tomanddave.ca ]]> David Weber http://www.homesinguelph.ca/forums/blog.php?b=260 Guelph Real Estate Statistics - July 2010 (Residential) http://www.homesinguelph.ca/forums/blog.php?b=259 Mon, 30 Aug 2010 04:19:34 GMT As we look at the numbers for the July sales figures for Guelph Real Estate sales, we continue to see the pattern heading towards a balanced market.... As we look at the numbers for the July sales figures for Guelph Real Estate sales, we continue to see the pattern heading towards a balanced market.

On a month to month basis, the dollar volume is down almost 20 percent, unit sales down almost 30 percent and the active listings up 10 percent. The average price is still holding its increase just short of 12 percent.

On an annual basis, comparing numbers to the same time period last year, we see a very different picture. The dollar volume is up over 20 percent, unit sale over 5 percent, new listings only 4 percent, and the average price almost 14.5 percent. Active listing year to date are still down over 15 percent from the same time period last year.

As we head into the fall market, it will be almost 2 years since the onset of the recession and we can definitely say that here in Guelph we have done very well. The summer market has been extremely slow as many are taking advantage of the beautiful weather we have had this season.

The lazy days of summer are quickly coming to a close and we anticipate the fall market to pick up with numbers to remaining relatively strong as we head into the last quarter of 2010. We expect to see the increase in the average price stabilize and flatten out for the remainder of 2010.

Month of July	2009	2010
Dollar Volume ($000)	79579.3	63734.2
Unit Sales	308	221
Average Price ($)	258,374	288,390
New Listings	375	356
Active Listings	732	805

Percent Change (%) July 2009 to July 2010 (Month to Month Comparison)

Dollar Volume	-19.9
Unit Sales	-28.2
Average Price	+11.6
New Listings	-5.1
Active Listings	+10.0

Number of Single Family Units Sold by Price

	July 2009	July 2010
000,000 - 149,999	31	26
150,000 - 199,999	39	22
200,000 - 249,999	92	42
250,000 - 299,999	69	50
300,000 - 349,999	26	34
350,000 - 399,999	23	19
400,000 - 499,999	18	13
500,000 and over	10	15

YEAR to DATE COMPARISON (2009 to 2010)

Year-to-Date	2009	2010
Dollar Volume ($000)	459578.3	555073.1
Unit Sales	1770	1866
Average Price ($)	259,394	296,631
New Listings	2976	3106
Active Listings	5945	5028

Dollar Volume	+20.8
Unit Sales	+5.4
Average Price	+14.4
New Listings	+4.4
Active Listings	-15.4

Source: Canadian Real Estate Association - Transactions through the Guelph and District Association of Realtors®

Please feel free to contact us anytime with any questions you may have regarding Real Estate here in Guelph.

Best Wishes,

David Weber

web: www.TomandDave.ca
email: tomanddave@tomanddave.ca ]]> David Weber http://www.homesinguelph.ca/forums/blog.php?b=259 Criminal Activity http://www.homesinguelph.ca/forums/blog.php?b=258 Wed, 18 Aug 2010 13:36:21 GMT *There were 100,000 homes in Canada insulated with UFFI, and as a result every Agreement of Purchase and Sale contains an UFFI representation clause.... There were 100,000 homes in Canada insulated with UFFI, and as a result every Agreement of Purchase and Sale contains an UFFI representation clause. Today there are 50,000 confirmed grow ops in Canada, and this number is “growing”.

Even though the consequences from a health and financial perspective are much more serious for an unsuspecting Buyer, there is no ‘criminal activity’ clause in Agreements of Purchase and Sale dealing with grow ops. There should be a ‘criminal activity’ clause!

We cannot stress enough how important it is that you ensure your realtor is doing their due diligence when preparing an offer on a residential property. It is particularly important to protect yourself when you are purchasing a property that is ‘for sale by owner.’ Sellers that act for themselves without the value of a realtor’s experience often do not understand the disclosure requirements on a sale. We have a clause that can be used that will protect you from non-disclosure problems, and alert Sellers to their disclosure obligations. The clause will hopefully reveal any concerns or issues that may be hidden by the Seller, especially when it comes to grow ops. Please ask your realtor to contact us when preparing the offer to make sure this clause is included on your behalf.

Recently, we had a situation arise where the Purchaser discovered after firming up the Agreement that the property had been used as a grow op. We did not complete the transaction, and the matter is now in litigation. This is a very costly outcome, and could have been avoided if the criminal activities clause had been used. The clients were traumatized and very unhappy with the situation. The clause would have saved a lot of problems. In the future, it is our concern that agents could be sued under similar circumstances if clients are not protected with such a clause dealing with criminal activity in properties.

Don Travers
www.paquettetravers.com

Tel: 519-823-9832 ]]> Don Travers http://www.homesinguelph.ca/forums/blog.php?b=258 USA Deflation and Mortgage Rates http://www.homesinguelph.ca/forums/blog.php?b=257 Wed, 11 Aug 2010 02:27:46 GMT Fixed Rates are coming down. Most lenders with give clients a 120 day rate hold of 4.19% for a 5 year fixed rate term, and some are giving lower... Fixed Rates are coming down. Most lenders with give clients a 120 day rate hold of 4.19% for a 5 year fixed rate term, and some are giving lower rates depending on the size of mortgage, closing date, and limited features (like only being able to pay monthly). We will probably see 5 year fixed rates settle in the high 3 per cent range as more and more economists and consumers predict the US is going to slip into another recession or suffer deflation.

The perplexing picture in all this is that it still makes sense to take a variable rate mortgage, or at least make a portion of your mortgage a variable rate mortgage. This is due to the fact that it is highly likely that Canada’s Prime Rate won’t head much higher than 3.5% before retreating back to 3%. Why not have a lower rate for the next 18 or so months while the USA gets its financial house in order. Sadly, it will probably take much longer than that, and as a result the VRM is likely t outperform for consumers.

Call us if you would like to discuss mortgage strategies and options. We even know how to convert your mortgage interest into tax deductible interest!

Cheers,
Chris
--
Christopher Bisson
The Mortgage Centre
519-763-3900 x1003 ]]> Chris Bisson http://www.homesinguelph.ca/forums/blog.php?b=257 Painting: Walls, Ceilings and Floors http://www.homesinguelph.ca/forums/blog.php?b=256 Thu, 05 Aug 2010 14:20:52 GMT Painting is not the chore it used to be. A professional look is now easier to achieve. Whatever your project, talk to the paint experts where you... Painting is not the chore it used to be. A professional look is now easier to achieve. Whatever your project, talk to the paint experts where you purchase your paint. They are a valuable resource.

If you are having a hard time visualizing the colour, inexpensive computer software programs can allow you to try out different colours. Or, there may be a decorating service where you buy your paint.

Selecting paints

There are two main types of paint depending on the thinners and binders used; water-based (or latex) and oil-based (or alkyd).

Water-based paints use water as a thinner. They are often called latex paints even though they don’t use real latex, since rubber is not used as a binder any more. Today synthetic latexes are used, most commonly acrylic or polyvinyl acetate. Paints with a high acrylic content tend to have a tougher skin and can perform almost as well as oil-based paints. Latex paints can be easily cleaned up with soap and water.

Oil-based paints use a solvent thinner. Despite the name, oil-based paints are usually not made with oil. Instead, most use polyester resins, called alkyds. Although alkyds may be more durable and achieve a higher gloss finish, they are usually a less healthy choice than latex. Alkyd paints require mineral spirits for cleaning up.

Because paints are applied wet, and because they cover such a large area, paints can create a significant health problem during a renovation project. The problem is mainly caused by alkyd or solvent-based paints. They give off a number of volatile organic compounds (VOCs) as the solvent evaporates after painting.

These VOCs can be a strong irritant and can add to air pollution. Once the paint has completely dried and formed a tough skin, the emission levels drop. However, some paints can emit odours at low levels for a long time.

Exposure to VOCs varies from person to person. Effects include coughing, headaches, dizziness, or more serious conditions. It is especially important for respiratory sufferers, those with allergies, asthma, and households with young children or pregnant women to avoid paints with VOCs.

Comparing the VOCs of one paint to another is not an easy task. Material Safety Data Sheets (MSDS) are helpful, but manufacturers don’t have to list components which make up one per cent or less of their product’s weight. This means that some toxic components may not show up on the MSDS. The only sure way to know what the paint contains is by asking the manufacturer to list trace compounds.

There are some paints on the market that are solvent and VOC free. Look for the key words: Low VOC, or better yet. No VOC.

Painting myth

Contrary to popular belief, you can paint over oil or alkyd paint with latex paint.
To do so the walls should be cleaned, painted with a super adherent acrylic primer, then latex paint can be applied. To test if the paint on the walls is oil or alkyd some stores carry inexpensive test kits, or you can use methyl hydrate (gas line anti-freeze) or non acetone based nail polish remover.

Apply a small quantity of one of these products to a pad and rub vigorously on the painted surface. If the surface remains shiny it is oil/alkyd; if the paint is stripped it is latex.

Types of paint

It can be confusing when selecting the sheen of paint you want since the term used for the sheen varies by manufacturer.

Low-sheen (low-gloss) paints have none to little observable sheen. The amount varies slightly by manufacturer. Low-sheen paints can be called: flat, matt, eggshell, satin and velvet.

Higher sheen paints are semi-gloss, gloss and enamel. They have the most visible shine to them.

Low-sheen paints can be washed, but with care, higher sheen paints are the most washable and have the most durable finishes.

Most people select semi-gloss or high-gloss paints for rooms with high moisture levels such as kitchens and bathrooms, and high traffic areas such as main stairways and halls. Most people prefer to use semi-gloss or high-gloss paint on windows, trim and doors.

Bedrooms, dining and living rooms are more commonly painted with lower sheen paints.

Years ago, enamel meant oil-based paints. Today the term enamel can also mean durable latex paint.

Sealers are primarily used on new wood or masonry surfaces. They seal the surface of the material, forming a base coat which keeps the topcoat from being absorbed unevenly. They can be used to encapsulate materials to seal in gases thus preventing them from offgassing.

Primers are used to make the substrate more uniform, and to create a tight bond between the topcoat and the surface to be painted.
Cementious or masonry paints are used on concrete walls and floors.
Ceiling paints are designed not to drip.

Melamine paints are used for cabinets and shelves, and are very durable and washable.

Choosing paint by the brand is not enough. Many brand manufacturers make higher and lower quality lines of paint. As you move up in quality so does the price. Each grade is usually a few dollars more expensive than the previous grade. Avoid mixing the brands by using the primer of one brand with the finish paint of another. Paint will adhere better if you use the same brand for both applications.

If you buy all the paint you need at one time you have a better chance of getting a uniform colour.

Brushes and other tools

Ensure the rollers and paint brushes you buy are rated for the type of paint you are using. Better quality brushes help ensure that the paint strokes are less visible.

Estimating how much paint you will need

Measure the height and width of each wall to be painted then multiply to obtain the square footage.

For rooms with lots of windows and doors deduct the square footage of the windows and doors.

A 4-litre (1 gallon) pail of paint will usually cover 37 square metres (400 square feet).

When calculating how much paint to buy, check how well it is expected to cover the surface to be painted. This is called hiding quality. Painting over very dark colours may require using primer as the first coat or more coats of paint.

Having the primer tinted the same colour as the finish coat can provide better hiding qualities.

Latex based paints should not be stored for extended periods of time as they can go bad. When buying paint look for the most current date of manufacture on the container.

Getting ready

Preparation is the most important and most time consuming part of painting. Usually at least 80 per cent of the time spent on a painting project is spent getting ready and cleaning up.

1. Assess the surface that requires painting for needed repairs. Popped nails in the drywall or wallboard can be corrected by screwing a new screw into the stud either two inches above or below the popped nail. The popped nail can then be nailed in and the holes filled with wallboard or spackling compound. Make the patch on the hole as smooth as possible to minimize sanding.

Wear a mask while sanding using no. 100 or no. 120 grit sandpaper if using wall repair compound and no. 220 grit for spackling compound.

2. For larger holes the compound may need to be applied in layers. Each layer should dry before the next one is applied. To help the compound bond to the drywall, apply a layer of glass fibre (mesh) tape. It comes in a roll similar to cellophane tape.

3. Vacuum the whole room and damp mop the floor if possible. Wash the surface to be painted with mild detergent and water. If there are grease marks on the walls, or if someone in the household smokes, you may first need to clean with TSP (tri-sodium phosphate). If using TSP, be aware that it is not a benign product, and should only be used while wearing rubber gloves and eye protection. Rinse well with clean water.

4. For very textured walls or ceilings, vacuuming may be the only pre-cleaning option.

Painting new drywall or wood

Previously unpainted drywall, or plaster must be primed. Previously unpainted wood can be stained, painted or urethaned.

Special considerations

Lead in paint

Lead in interior paint was taken off the market in 1979. Paint in houses or apartments built before that date almost certainly contain small amounts of lead paint.

Exposure to large amounts of lead can cause serious illness. Infants and children are especially vulnerable to lead. However, lead paint is not generally a problem if it is not flaking, peeling or blistering. To check if the walls contain lead, you can obtain a lead paint test kit at most major hardware and some health food stores.

Sanding or heat stripping lead paint requires safety precautions, including protective clothing, a mask, goggles and gloves. Lead paint in the form of sanded particles are a health hazard.

Pregnant women and children should never be exposed to dust or fumes caused during lead paint removal.

For further information on lead, order the free booklet Lead In Your Home from CMHC.

Covering water stains, marks and knot holes

Water stains on ceilings, wax crayon marks on walls and previously unpainted knot holes will bleed through most water based paints. A special stain blocking sealer should first be applied sparingly on the knots, stains or marks before applying the paint. For these special situations you may need to use shellac, alkyd or a polyvinyl acetate primer.

These products have an odour and therefore should be used only on the affected areas. When using these products ventilate well, preferably by running a fan. Place the fan in an open window and have the fan facing out.

Severely damaged walls

If walls are badly damaged, it may be quicker and cheaper to install an additional layer of new drywall.

Peeling paint

Peeling is usually a result of moisture under the paint, or of using the wrong type of paint. If moisture is the cause, it must first be corrected, then the surface can be scraped and sanded before painting.

Covering mold and water stains

Mold which appears as dark spots on the painted surface must be washed with soap and water, rinsed and dried before repainting. The cause of the moisture which resulted in mold, if not corrected, will allow the mold to come back.

Painting tips

• Do not excessively thin paints as this decreases their wear resistance and washability.
• If you use solvents of any kind, store the used solvents in an old paint container with a seal and take them to the toxic waste centre in your community. Do not pour solvents down the drain.
• Always paint with a window open and when the temperature is above 10°C (50°F).
• You can remove solvent based paint from your skin by using vegetable oil.
• Smooth evenly painted walls are more readily achievable if you:

1. Sand really well after patching.
2. Use a roller which you have taken a lint brush to, before using.
3. Use a roller designated for the type of paint you are using.
4. Clean the surface to be painted thoroughly after sanding. ]]> Keith Langlois http://www.homesinguelph.ca/forums/blog.php?b=256 Getting Off the Fence http://www.homesinguelph.ca/forums/blog.php?b=255 Fri, 30 Jul 2010 14:30:02 GMT I like it when people get off the fence, particularly when the people getting off the fence are economists. In The Milken Report... I like it when people get off the fence, particularly when the people getting off the fence are economists.

In The Milken Report (www.milkeninstitute.org) Ross DeVol states that the US economy will add approximately 2 million jobs in 2010 and 3 million jobs in 2011, and that GDP will grow by 3.5% in 2010 and 3.7% in 2011. He continues by stating that he believes inflation will remain low, and that the bulk of the improvement in employment and GDP will be spurred on by the Fed keeping rates at record lows throughout 2010 and into 2011.

James Bullard, president or the Federal Reserve Bank of St. Louis, believes that the US could suffer deflation, and that keeping rates at record lows without any other action will exacerbate US problems. On the top of his list of things to do is to buy back US Treasuries, in the hopes of creating more liquidity in the markets (by putting cash back into the hands of the sellers).

The two stances may seem contradictory, and they are in a sense, as one economist is predicting growth while the other is predicting stagnancy should no further action be taken by the government in the USA. My take on the US is this: They have a ways to go before they will be back on track. They have a high Unemployment Rate at 9.6% or the labour force, and this doesn’t even count the people that are so disillusioned that they have stopped looking for work. Add those people in and the estimates are closer to 13%. That being the case, it is unlikely that the US will see GDP grow at 3.5% per cent this year.

With the USA doing poorly I’d agree that the Fed will not have much of a case for raising interest rates very much over the next 2 years. This will put pressure on the Bank of Canada to keep it’s rates a bit lower than desired because the larger the spread between the USA and Canada’s short-term rates, the more people will buy Canadian short term investments. The more international demand for our investment vehicles the more demand there is for our Loonie, and the stronger the exchange rate gets in our favour. This is a particular problem for Canadian manufacturing as the USA is the largest purchaser of our exports. After six to eight months of rate hikes the Bank of Canada is going to look around in the spring of 2011 and stop raising rates. At that point they will likely have to retreat a little, and lower the rate by 0.25 to 0.50%.

My stance is that a Variable Rate Mortgage, as a result of the above, is the best choice for most mortgage holders at this time. If you need help on deciding whether or not you should go variable or fixed, please give me a call.

Warm regards,
Chris
--
Christopher Bisson
The Mortgage Centre
519-763-3900 x1003

www.mortgageconcierge.ca ]]> Chris Bisson http://www.homesinguelph.ca/forums/blog.php?b=255 Overnight Lending Rate Increase by Bank of Canada http://www.homesinguelph.ca/forums/blog.php?b=254 Fri, 23 Jul 2010 12:34:49 GMT The Bank of Canada raised its overnight lending rate by 0.25% on Tuesday this week. Surveys showed that economists were split in their projections of... The Bank of Canada raised its overnight lending rate by 0.25% on Tuesday this week. Surveys showed that economists were split in their projections of whether the Bank would raise rates or note, citing a variety of reasons either way.

We are likely to see one more rate hike before the end of the year (maybe two) by the Bank, which would send the Prime Rate to 3.00%. The current Prime Rate is 2.75%, and still abnormally (and historically) low.

Unemployment was 7.9% for June, which is the lowest it has been since January 2009. It will be interesting to see how many of the “make work” jobs created out of government stimulus will be long-term jobs, and how many will be temporary. It is unlikely that our economy will sustain itself at current levels when the government stimulus runs out, and jobs are created out of a real need for capacity. I would be surprised to see the Unemployment Rate rise again near the end of this year.

With that in mind, it is likely that rates won’t see any major moves up, and that Variable Rate mortgages will continue to be very attractive.

Christopher Bisson
The Mortgage Centre
519-763-3900 x1003

www.mortgageconcierge.ca ]]> Chris Bisson http://www.homesinguelph.ca/forums/blog.php?b=254 Home Maintenance Schedule http://www.homesinguelph.ca/forums/blog.php?b=253 Tue, 20 Jul 2010 00:16:08 GMT *Regular Maintenance is the Key* Inspecting your home on a regular basis and following good maintenance practices are the best way to protect... Regular Maintenance is the Key

Inspecting your home on a regular basis and following good maintenance practices are the best way to protect your investment in your home.

Whether you take care of a few tasks at a time or several all at once, it is important to get into the habit of doing them. Establish a routine for yourself, and you will find the work is easy to accomplish and not very time-consuming. A regular schedule of seasonal maintenance can put a stop to the most common — and costly — problems, before they occur. If necessary, use a camera to take pictures of anything you might want to share with an expert for advice or to monitor or remind you of a situation later.

By following the information noted here, you will learn about protecting your investment and how to help keep your home a safe and healthy place to live.
If you do not feel comfortable performing some of the home maintenance tasks listed below, or do not have the necessary equipment, for example a ladder, you may want to consider hiring a qualified handyperson to help you.

Seasonal Home Maintenance

Most home maintenance activities are seasonal. Fall is the time to get your home ready for the coming winter, which can be the most gruelling season for your home. During winter months, it is important to follow routine maintenance procedures, by checking your home carefully for any problems that may arise and taking corrective action as soon as possible. Spring is the time to assess winter damage, start repairs and prepare for warmer months. Over the summer, there are a number of indoor and outdoor maintenance tasks to look after, such as repairing walkways and steps, painting and checking your chimney and roof.

While most maintenance is seasonal, there are some things you should do on a frequent basis year-round:

Make sure air vents indoors and outdoors (intake, exhaust and forced air) are not blocked by snow or debris.

Check and clean range hood filters on a monthly basis.

Test ground fault circuit interrupter(s) on electrical outlets monthly by pushing the test button, which should then cause the reset button to pop up.

If there are young children in the house, make sure electrical outlets are equipped with safety plugs.

Regularly check the house for safety hazards, such as a loose handrail, lifting or buckling flooring, inoperative smoke detectors, and so on.
Timing of the seasons varies not only from one area of Canada to another but also from year to year in a given area. For this reason, we have not identified the months for each season. The maintenance schedule presented here is, instead, a general guide for you to follow. The actual timing is left for you to decide, and you may want to further divide the list of items for each season into months.

Fall

Have furnace or heating system serviced by a qualified service company every two years for a gas furnace, and every year for an oil furnace, or as recommended by the manufacturer.

If you have central air conditioning, make sure the drain pan under the cooling coil mounted in the furnace plenum is draining properly and is clean.

Lubricate circulating pump on hot water heating system.

Bleed air from hot water radiators.

Disconnect the power to the furnace and examine the forced-air furnace fan belt, if installed, for wear, looseness or noise; clean fan blades of any dirt buildup.

Check chimneys for obstructions such as nests.

Vacuum electric baseboard heaters to remove dust.

Remove the grilles on forced-air systems and vacuum inside the ducts.

Turn ON gas furnace pilot light (if your furnace has one), set the thermostat to “heat” and test the furnace for proper operation by raising the thermostat setting until the furnace starts to operate. Once you have confirmed proper operation, return the thermostat to the desired setting.

Check and clean or replace furnace air filters each month during the heating season. Ventilation system, such as heat recovery ventilator, filters should be checked every two months.

Check to see that the ductwork leading to and from the heat recovery ventilator is in good shape, the joints are tightly sealed (aluminum tape or mastic) and any duct insulation and plastic duct wrap is free of tears and holes.

If the heat recovery ventilator has been shut off for the summer, clean the filters and the core, and pour water down the condensate drain to test it.

Check to see that bathroom exhaust fans and range hoods are operating properly. If possible, confirm that you are getting good airflow by observing the outside vent hood (the exterior damper should be held open by the airflow). See the About Your House fact sheet CMHC Garbage Bag Airflow Test for a simple way to estimate the airflow.

Check smoke, carbon monoxide and security alarms, and replace batteries.

Clean portable humidifier, if one is used.

Check sump pump and line to ensure proper operation, and to ascertain that there are no line obstructions or visible leaks.

Replace window screens with storm windows.

Remove interior insect screens from windows to allow air from the heating system to keep condensation off window glass and to allow more free solar energy into your home.

Ensure windows and skylights close tightly; repair or replace weatherstripping, as needed.

Ensure all doors to the outside shut tightly, and check other doors for ease of use. Replace door weatherstripping if required.

If there is a door between your house and the garage, check the adjustment of the self-closing device to ensure it closes the door completely.

Cover outside of air-conditioning units and shut off power.

Ensure that the ground around your home slopes away from the foundation wall, so that water does not drain into your basement.

Clean leaves from eavestroughs and roof, and test downspouts to ensure proper drainage from the roof.

Drain and store outdoor hoses. Close interior valve to outdoor hose connection and drain the hose bib (exterior faucet), unless your house has frost-proof hose bibs.

Have well water tested for quality. It is recommended that you test for bacteria every six months.

If you have a septic tank, measure the sludge and scum to determine if the tank needs to be emptied before the spring. Tanks should be pumped out at least once every three years.

Winterize landscaping, for example, store outdoor furniture, prepare gardens and, if necessary, protect young trees or bushes for winter.

Winter

Check and clean or replace furnace air filters each month during the heating season. Ventilation system, such as heat recovery ventilator, filters should be checked every two months.

After consulting your hot water tank owner’s manual, drain off a dishpan full of water from the clean-out valve at the bottom of your hot water tank to control sediment and maintain efficiency.

Clean humidifier two or three times during the winter season.

Vacuum bathroom fan grille.

Vacuum fire and smoke detectors, as dust or spider webs can prevent them from functioning.

Vacuum radiator grilles on back of refrigerators and freezers, and empty and clean drip trays.

Check pressure gauge on all fire extinguishers; recharge or replace if necessary.

Check fire escape routes, door and window locks and hardware, and lighting around outside of house; ensure family has good security habits.

Check the basement floor drain to ensure the trap contains water; refill with water if necessary.

Monitor your home for excessive moisture levels — for example, condensation on your windows, which can cause significant damage over time and pose serious health problems — and take corrective action if necessary. Refer to the About Your House fact sheet Measuring Humidity in Your Home.

Check all faucets for signs of dripping and change washers as needed. Faucets requiring frequent replacement of washers may be in need of repair.

If you have a plumbing fixture that is not used frequently, such as a laundry tub or spare bathroom sink, tub or shower stall, run some water briefly to keep water in the trap.

Clean drains in dishwasher, sinks, bathtubs and shower stalls.

Test plumbing shut-off valves to ensure they are working and to prevent them from seizing.

Examine windows and doors for ice accumulation or cold air leaks. If found, make a note to repair or replace in the spring.

Examine attic for frost accumulation. Check roof for ice dams or icicles. If there is excessive frost or staining of the underside of the roof, or ice dams on the roof surface, consult the About Your House fact sheet Attic Venting, Attic Moisture and Ice Dams for advice.

Keep snow clear of gas meters, gas appliance vents, exhaust vents and basement windows.

Monitor outdoor vents, gas meters and chimneys for ice and snow buildup. Consult with an appropriate contractor or your gas utility for information on how to safely deal with any ice problems you may discover.

Check electrical cords, plugs and outlets for all indoor and outdoor seasonal lights to ensure fire safety; if worn, or if plugs or cords feel warm to the touch, replace immediately.

Spring

After consulting your hot water tank owner’s manual, carefully test the temperature and pressure relief valve to ensure it is not stuck. Caution: This test may release hot water that can cause burns.

Check and clean or replace furnace air filters each month during the heating season. Ventilation system, such as heat recovery ventilator, filters should be checked every two months.

Have fireplace or wood stove and chimney cleaned and serviced as needed.

Shut down, drain and clean furnace humidifier, and close the furnace humidifier damper on units with central air conditioning.

Switch on power to air conditioning and check system. Have it serviced every two or three years.

Clean or replace air-conditioning filter, if applicable.

Check dehumidifier and drain — clean if necessary.

Turn OFF gas furnace and fireplace pilot lights where possible.

Have well water tested for quality. It is recommended that you test for bacteria every six months.

Check smoke, carbon monoxide and security alarms, and replace batteries.

Clean windows, screens and hardware, and replace storm windows with screens. Check screens first and repair or replace if needed.

Open valve to outside hose connection after all danger of frost has passed.

Examine the foundation walls for cracks, leaks or signs of moisture, and repair as required.

Ensure sump pump is operating properly before the spring thaw sets in. Ensure discharge pipe is connected and allows water to drain away from the foundation.

Re-level any exterior steps or decks that moved as a result of frost or settling.

Check for and seal off any holes in exterior cladding that could be an entry point for small pests, such as bats and squirrels.

Check eavestroughs and downspouts for loose joints and secure attachment to your home, clear any obstructions, and ensure water flows away from your foundation.

Clear all drainage ditches and culverts of debris.

Repair and paint fences as necessary — allow wood fences to dry adequately before tackling this task.

Undertake spring landscape maintenance and, if necessary, fertilize young trees.

Summer

Monitor basement humidity and avoid relative humidity levels above 60 per cent. Use a dehumidifier to maintain relative humidity below 60 per cent.

Clean or replace air-conditioning filter, and clean or replace ventilation system filters if necessary.

Check basement pipes for condensation or dripping and, if necessary, take corrective action; for example, reduce humidity and/or insulate cold water pipes.

Check the basement floor drain to ensure the trap contains water; refill with water if necessary.

If you have a plumbing fixture that is not used frequently, for example, a laundry tub or spare bathroom sink, tub or shower stall, run some water briefly to keep water in the trap.

Deep clean carpets and rugs.

Vacuum bathroom fan grille.

Disconnect the duct connected to your clothes dryer, and vacuum lint from duct, the areas surrounding your dryer and your dryer’s vent hood outside.

Check security of all guardrails and handrails.

Check smooth functioning of all windows, and lubricate as required.

Inspect window putty on outside of glass panes of older houses, and replace if needed.

Sand and touch up paint on windows and doors.

Lubricate door hinges, and tighten screws as needed.

Check for and replace damaged caulking and weatherstripping around mechanical and electrical services, windows and doorways, including the doorway between the garage and the house. See the About Your House fact sheet Attached Garages and Indoor Air Quality for more information on preventing garage-to-house air transfer.

Lubricate garage door hardware, and ensure it is operating properly.

Lubricate automatic garage door opener motor, chain and other moving parts, and ensure that the auto-reverse mechanism is properly adjusted.

Inspect electrical service lines for secure attachment where they enter your house, and make sure there is no water leakage into the house along the electrical conduit. Check for overhanging tree branches that may need to be removed.

Check exterior wood siding and trim for signs of deterioration; clean, replace or refinish as needed.

Remove any plants that contact — and roots that penetrate — the siding or brick.

From the ground, check the general condition of the roof and note any sagging that could indicate structural problems requiring further investigation from inside the attic. Note the condition of shingles for possible repair or replacement, and examine roof flashings, such as at chimney and roof joints, for any signs of cracking or leakage.

Check the chimney cap and the caulking between the cap and the chimney.

Repair driveway and walkways as needed.

Repair any damaged steps.

Courtesy of CMHC - About the House Series

Keith Langlois
Building Insights Inc.
519-827-9401
www.building-insights.com ]]> Keith Langlois http://www.homesinguelph.ca/forums/blog.php?b=253 Canada may have no choice but to raise rates... http://www.homesinguelph.ca/forums/blog.php?b=251 Fri, 16 Jul 2010 01:56:12 GMT Last Friday shorthly after the Canadian job report was released, I received a report from the National Bank siting that Canada may have no choice but... Last Friday shorthly after the Canadian job report was released, I received a report from the National Bank siting that Canada may have no choice but to raise interest rates in the coming months. The report indicated that with the jobs created in June, the level of total employment reached it's pre-recession peak. The report sites this in contrast to the US still being 5.4% blow peak levels.

The report indicated that the year-over-year growth rate in employment in Canada is now more than 2%, restoring back to pre-recession levels. According to the National Bank, now that the goal has been achieved, the current policies in effect are no longer warranted and that Canada should no longer rely on global straegies, but rather set policy based on domestic developments.

According to their forecast, an increase in rates in July is not out of the question.

If you have any questions about the local real estate market here in Guelph, please feel free to contact us anytime.

Best Wishes,

Dave Weber

http://www.tomanddave.ca ]]> David Weber http://www.homesinguelph.ca/forums/blog.php?b=251 Guelph Real Estate Statistics - June 2010 (Residential) http://www.homesinguelph.ca/forums/blog.php?b=250 Wed, 14 Jul 2010 13:43:13 GMT Well, here they are, the Guelph Real Estate Statics for the first half of 2010 and what a first half it was. As always, looking at the month to month... Well, here they are, the Guelph Real Estate Statics for the first half of 2010 and what a first half it was. As always, looking at the month to month comparison from June of 2009 to June 2010, the number were actually quite interesting. The dollar volume of sales were down 16 percent and the number of units sold were down almost 30 percent. However, the average price was up almost 20 percent from comparing June of 2009 and June 2010. Astonished I think is the correct word to use here!

What caused this drastic increase in the average price? When reviewing the figures, it appears that there was a significant increase in the amount of properties sold that were over the $500,000 price point which would have skewed the numbers up quite a bit. If these sales numbers were taken out of the equation, the figures would be down a fair amount and more in line with the trend that is starting to appear for the year.

Looking at the inventory levels, levels appear to be coming more in line with what we would normally see in a balanced market here in Guelph with modest gains of 3.5 percent and 4 percent respectively.

The year to date statistics are more in-line with how we expected the market to perform for 2010. Now that the HST is behind us and we see the hint of interest rate increases, we will see the market “level” out for the second half of the year. For the first half of 2010, we have seen a very healthy Real Estate market here in Guelph with the dollar volume up almost 30 percent, unit sale up 12.5 percent and the average price up almost 15% compared to the first half of 2009.

We are definitely experiencing the annual summer slowdown as people head out for vacation and off to the cottages while the children are out of school, but we expect to see things pick up again in early September, when everybody’s lives get back to the normal routine.

Month of June	2009	2010
Dollar Volume ($000)	87338.2	73345.2
Unit Sales	342	240
Average Price ($)	255,375	305,605
New Listings	426	411
Active Listings	849	815

Percent Change (%) June 2009 to June 2010 (Month to Month Comparison)

Dollar Volume	-16.0
Unit Sales	-29.8
Average Price	+19.7
New Listings	-3.5
Active Listings	-4.0

Number of Single Family Units Sold by Price

	June 2009	June 2010
000,000 - 149,999	35	16
150,000 - 199,999	49	21
200,000 - 249,999	88	50
250,000 - 299,999	87	52
300,000 - 349,999	41	38
350,000 - 399,999	16	23
400,000 - 499,999	19	21
500,000 and over	7	19

YEAR to DATE COMPARISON (2009 to 2010)

Year-to-Date	2009	2010
Dollar Volume ($000)	379999.0	491338.9
Unit Sales	1462	1645
Average Price ($)	259,564	298,005
New Listings	2601	2750
Active Listings	5213	4223

Dollar Volume	+29.3
Unit Sales	+12.5
Average Price	+14.8
New Listings	+5.7
Active Listings	-19.0