{"id":10631,"date":"2021-03-17T15:26:37","date_gmt":"2021-03-17T15:26:37","guid":{"rendered":"https:\/\/www.montreal-realestate.ca\/english\/?p=10631"},"modified":"2021-03-17T16:58:48","modified_gmt":"2021-03-17T16:58:48","slug":"visiting-properties-what-to-watch-for","status":"publish","type":"post","link":"https:\/\/www.montreal-realestate.ca\/english\/visiting-properties-what-to-watch-for\/","title":{"rendered":"Visiting Properties: What to watch for"},"content":{"rendered":"<p>[et_pb_section fb_built=&#8221;1&#8243; _builder_version=&#8221;3.22&#8243; custom_padding=&#8221;9px|0px|0|0px|false|false&#8221;][et_pb_row _builder_version=&#8221;3.25&#8243; background_size=&#8221;initial&#8221; background_position=&#8221;top_left&#8221; background_repeat=&#8221;repeat&#8221; custom_padding=&#8221;0|0px|0|0px|false|false&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;3.25&#8243; custom_padding=&#8221;|||&#8221; custom_padding__hover=&#8221;|||&#8221;][et_pb_text _builder_version=&#8221;4.9.2&#8243; hover_enabled=&#8221;0&#8243; sticky_enabled=&#8221;0&#8243;]<\/p>\n<p class=\"p1\"><span class=\"s1\">By Jennifer Lynn Walker <\/span><\/p>\n<h2 class=\"p1\">Visiting properties, especially if you are new to the real estate business, can be an overwhelming task.<\/h2>\n<p class=\"p1\">There is so much to look at, and everything is pulling your attention at once. It&#8217;s important to see past all the talk from the owner and listing broker and take in all the aspects about the \u201cbusiness\u201d you are looking at.<\/p>\n<h2 class=\"p2\">It is the property owner\u2019s legal duty to declare EVERYTHING they know about their property.<\/h2>\n<p class=\"p2\">It is their legal duty to represent the property to the best of their ability.<span class=\"Apple-converted-space\">\u00a0 <\/span>Not disclosing information they know that affects the property is illegal.<\/p>\n<p class=\"p3\">Having said that, not all owners are alike. Don&#8217;t trust the listing broker and the seller to paint the whole picture for you about the property you are visiting. Due your due diligence and uncover as much as you can about a property you are visiting.<\/p>\n<h3 class=\"p3\"><span style=\"color: #4f4f4f;\">Your goal is to find the best value in a property.<\/span><\/h3>\n<p class=\"p3\">Here is a list that will help you discern between a good property and a great one when visiting properties.<\/p>\n<ul class=\"ul1\">\n<li class=\"li3\"><b>Keep in mind the kind of tenants you want.<\/b> Make sure that you meet the tenants and learn as much as you can about them. Are they paying on time? Is the owner going through a legal case with one of the tenants? The tenants will be a direct influence on your business. They will either make your life easier or create a challenge for you.<\/li>\n<li class=\"li3\"><b>Are the rents at market value? <\/b>This is very important. If the rents are quite far off of market value, in Qu\u00e9bec, you&#8217;ll have a hard time raising them over 1-3 percent per year. The Regie du Logement dictates on an annual basis what that percentage will be.<span class=\"Apple-converted-space\">\u00a0 <\/span>You can visit their website and use their calculator.<\/li>\n<li class=\"li3\"><b>Is the owner doing all his own renovations?<\/b> Unless the owner is a tradesperson, I would be very worried about the quality of the work and the potential for hidden defects. Ask for invoices for renovations done.<\/li>\n<li class=\"li3\"><b>Does the building come with legal warranty?<\/b><span class=\"Apple-converted-space\">\u00a0 <\/span>In Qu\u00e9bec, legal warranty is a given unless otherwise stated in the listing. Please read for more information:<span class=\"Apple-converted-space\">\u00a0 <\/span>https:\/\/www.montreal-realestate.ca\/english\/?s=legal+warranty<\/li>\n<li class=\"li3\"><b>Is there a pool?<\/b> While this may attract a higher value tenant, you need to think of the upkeep and maintenance.<\/li>\n<li class=\"li3\"><b>Are there fireplaces? <\/b>Most properties with fireplaces won\u2019t have any legal warranty attached to them. While fireplaces may attract a higher value tenant, your building insurance will be much higher because of the risks involved. As well as, a lot of the municipalities are banning them.\u00a0<\/li>\n<\/ul>\n<p class=\"p8\">[\/et_pb_text][et_pb_image src=&#8221;https:\/\/www.montreal-realestate.ca\/english\/wp-content\/uploads\/2019\/03\/Do-a-customized-property-search.jpg&#8221; align_tablet=&#8221;center&#8221; align_phone=&#8221;&#8221; align_last_edited=&#8221;on|desktop&#8221; _builder_version=&#8221;4.9.2&#8243;]<\/p>\n<p>[\/et_pb_image][et_pb_text _builder_version=&#8221;4.9.2&#8243; _module_preset=&#8221;default&#8221;]<\/p>\n<ul class=\"ul1\">\n<li class=\"li6\"><b>What are the neighbours like? Is there garbage &amp; graffiti in the neighbourhood?<\/b> Look around the street to see if there is evidence of a quiet, good neighbourhood. Knocking on doors and asking around is a terrific way to get a feel for your neighbourhood.<\/li>\n<li class=\"li3\"><b>What about the noise, smells, the overall vibe? <\/b>Tune in to your gut feeling.<br \/>Always think to yourself, &#8220;what type of person would want to live here?&#8221;<\/li>\n<li class=\"li3\"><b>What about proximity to transportation and other amenities? <\/b>A lot of renters like to be near public transportation. The closer the building is to busses and trains, the more sought after it becomes. Also look for proximity to daycares, shopping, and parks.<\/li>\n<li class=\"li7\"><span class=\"s3\"><b>What about crime? <\/b><\/span>No one wants to live in an area where the crime rate is high. Most likely, the rents and property prices will be low in these areas. If you get a great deal on a building, you can still end up losing big if nobody wants to pay a decent rent or it only attracts tenants who won\u2019t respect your property. Visit the police or online crime reports for information and statistics.<\/li>\n<li class=\"li7\"><b>What about the competition? <\/b>Chances are that rental rates will go down when available apartments in an area exceed the demand. Conduct a survey on how many apartments there are to rent near the property. The vacancy rate has a big impact on your business.<\/li>\n<li class=\"li3\"><b>Are your aspirations in line with the area? <\/b>Be careful not to be seduced by what real estate brokers call &#8220;highest and best uses&#8221;. If you are planning on renovating some of your apartments high-end, be careful of the value of what you are creating, compared to the type of neighbourhood you are in. If all the rents in the neighbourhood fetch $600 on averate, you might have a really hard time renting out a $1200 apartment.<\/li>\n<\/ul>\n<p class=\"p8\">All this work may feel a little daunting to someone just entering the real estate business.<span class=\"Apple-converted-space\">\u00a0 <\/span>Take your time. The key is to work hard up front to ensure you set up the best possible business plan for your real estate investment.<\/p>\n<p>[\/et_pb_text][\/et_pb_column][\/et_pb_row][et_pb_row _builder_version=&#8221;3.25&#8243; custom_padding=&#8221;0|0px|54px|0px|false|false&#8221; link_option_url=&#8221;https:\/\/www.montreal-realestate.ca\/english\/customized-property-search\/&#8221; saved_tabs=&#8221;all&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;3.25&#8243; custom_padding=&#8221;|||&#8221; custom_padding__hover=&#8221;|||&#8221;][et_pb_text _builder_version=&#8221;4.9.2&#8243; _module_preset=&#8221;default&#8221;]<\/p>\n<blockquote class=\"wp-embedded-content\" data-secret=\"5zoNmOnzE6\"><p><a href=\"https:\/\/www.montreal-realestate.ca\/english\/customized-property-search\/\">Customized Property Search<\/a><\/p><\/blockquote>\n<p><iframe loading=\"lazy\" class=\"wp-embedded-content\" sandbox=\"allow-scripts\" security=\"restricted\" style=\"position: absolute; clip: rect(1px, 1px, 1px, 1px);\" title=\"&#8220;Customized Property Search&#8221; &#8212; Montreal Real Estate\" src=\"https:\/\/www.montreal-realestate.ca\/english\/customized-property-search\/embed\/#?secret=5zoNmOnzE6\" data-secret=\"5zoNmOnzE6\" width=\"600\" height=\"338\" frameborder=\"0\" marginwidth=\"0\" marginheight=\"0\" scrolling=\"no\"><\/iframe><\/p>\n<p>[\/et_pb_text][\/et_pb_column][\/et_pb_row][\/et_pb_section]<\/p>\n","protected":false},"excerpt":{"rendered":"<p>By Jennifer Lynn Walker Visiting properties, especially if you are new to the real estate business, can be an overwhelming task. There is so much to look at, and everything is pulling your attention at once. It&#8217;s important to see past all the talk from the owner and listing broker and take in all the [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":10638,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_et_pb_use_builder":"on","_et_pb_old_content":"<p class=\"p1\"><span class=\"s1\">By Jennifer Lynn Walker <\/span><\/p><p class=\"p2\"><span class=\"s2\">Buying a condo is a different process from buying a house. There is much more to consider and it\u2019s imperative that you do your research. <\/span><\/p><p class=\"p2\"><span class=\"s2\">When you buy a condo, you are also buying into how the property is run and the management company. You\u2019ll have to deal with the other owners and you should expect eventual condo fee increases and extra fees that are not included in the condo fees. <\/span><\/p><h4 class=\"p2\"><span class=\"s2\"><b>Many documents: reviewing them is important<\/b><\/span><\/h4><p class=\"p2\"><span class=\"s2\">Once you have found a condo that you love and you want to submit an offer, make that offer conditional upon reviewing all the condo documents from the last two or three years. <\/span><\/p><p class=\"p2\"><span class=\"s2\">Don\u2019t be shy about making this request. The OACIQ, the organization responsible for protecting buyers and sellers, has a mandatory form for all real estate brokers that includes a special clause for condo sales (B2.5) in its promise to purchase. It clearly states:<\/span><\/p><p class=\"p2\"><span class=\"s2\">\u201cREVIEW OF CO-OWNERSHIP DOCUMENTS This promise to purchase is conditional on the BUYER\u2019s examination of the declaration of co-ownership, including the regulation of the immovable and the following documents\u2026\u201d<\/span><\/p><h4 class=\"p2\"><span class=\"s2\"><b>What are the most important documents to review?<\/b> <\/span><\/h4><p class=\"p2\"><span class=\"s2\">The regular documents that should be available to the buyer include the following: <\/span><\/p><ul class=\"ul1\"><li class=\"li2\"><span class=\"s2\">budget<\/span><\/li><li class=\"li2\"><span class=\"s2\">minutes of the annual meeting<\/span><\/li><li class=\"li2\"><span class=\"s2\">reserve fund update<\/span><\/li><li class=\"li2\"><span class=\"s2\">financial statements <\/span><\/li><li class=\"li2\"><span class=\"s2\">proof of condo fees<\/span><\/li><li class=\"li2\"><span class=\"s2\">building insurance plan <\/span><\/li><\/ul><p class=\"p2\"><span class=\"s2\">The insurance plan is an important document to give to your insurance company so they can analyze it and propose a plan to cover your condo and personal belongings. They will make sure nothing is left out.<\/span><\/p><p class=\"p2\"><span class=\"s2\">The buyer has a time period to receive and review these documents. A buyer who is not satisfied upon examining the documents and wishes to withdraw the promise to purchase can notify the seller in writing within seven days of receiving the documents. At this point, the promise to purchase becomes null and void. <\/span><\/p><p class=\"p2\"><span class=\"s2\">If the buyer is satisfied, the condition is automatically waived and accepted once the timeline has expired.<\/span><\/p><h4 class=\"p2\"><span class=\"s2\"><b>Other questions to ask <\/b><\/span><\/h4><p class=\"p2\"><span class=\"s2\">Here are some other questions to help you assess the overall condo association and community: <\/span><\/p><ul class=\"ul1\"><li class=\"li2\"><span class=\"s2\">How helpful is the president or treasurer of the association when you approach them for information?<\/span><\/li><li class=\"li2\"><span class=\"s2\">Is the building clean and well maintained?<\/span><\/li><li class=\"li2\"><span class=\"s2\">Are you allowed to have pets? Can you have a barbecue on the balcony?<\/span><\/li><li class=\"li2\"><span class=\"s2\">Is there enough money in the reserve fund to pay for any work that the association is planning to do?<\/span><\/li><li class=\"li2\"><span class=\"s2\">Do you get the sense that all the owners are paying their condo fees?<\/span><\/li><li class=\"li2\"><span class=\"s2\">Is there a management company hired or are the owners running the association?<\/span><\/li><li class=\"li2\"><span class=\"s2\">Is there an annual maintenance contract for the roof?<\/span><\/li><\/ul><p class=\"p2\"><span class=\"s2\">Just remember that all buildings, whether they are a house or condo, need regular maintenance and small repair. For a condo, these costs should be shown in the annual budget. <\/span><\/p><p class=\"p2\"><span class=\"s2\">When doing your due diligence, look out for the big jobs. For example: roof, re-pointing the bricks, new heating system, foundation work, windows, balconies, etc.<span class=\"Apple-converted-space\">\u00a0 <\/span>These costs can add up. Well-run associations will have quotes available for the work they are considering.<\/span><\/p><p class=\"p2\"><span class=\"s2\">For more information on condos in Quebec, you can visit: <a href=\"http:\/\/www.condolegal.com\" target=\"_blank\" rel=\"noopener\"><span class=\"s5\">www.condolegal.com<\/span><\/a><\/span><\/p><p>Read more article on buying a selling a home <a href=\"https:\/\/www.montreal-realestate.ca\/english\/category\/home-buying-selling\/\" target=\"_blank\" rel=\"noopener\">here<\/a>.<\/p><p>Featured in:<\/p><p><a href=\"http:\/\/www.thesuburban.com\/\" target=\"_blank\" rel=\"noopener\"><img class=\"alignnone wp-image-7170 size-full\" src=\"https:\/\/www.montreal-realestate.ca\/english\/wp-content\/uploads\/2018\/11\/The-Suburban-1.png\" alt=\"\" width=\"500\" height=\"86\" \/><\/a><\/p>","_et_gb_content_width":"","sfsi_plus_gutenberg_text_before_share":"","sfsi_plus_gutenberg_show_text_before_share":"","sfsi_plus_gutenberg_icon_type":"","sfsi_plus_gutenberg_icon_alignemt":"","sfsi_plus_gutenburg_max_per_row":"","_monsterinsights_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"footnotes":""},"categories":[2],"tags":[65],"class_list":["post-10631","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-home-buying-selling","tag-visiting-properties"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Visiting Properties: What to watch for if you are new to real estate<\/title>\n<meta name=\"description\" content=\"Visiting properties, especially if you are new to the real estate business, can be an overwhelming task.There is so much to look at, 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