You are browsing the archive for 2013 July.

To Disclose or Not Disclose

July 31, 2013 in Real Estate Blog

Should Sellers disclose everything they know that could be negative about their home? I believe they should, and we as agents should encourage them to do so. If a Seller is hiding something, it’s simply the wrong thing to do.  Eventually, the Buyer will discover the flaws or major problems with the home and the Seller and agent will end up paying big time!

This article will show you what could happen without proper disclosure.

Beaches Jazz Festival Streetfest Begins Tonight

July 25, 2013 in Latest Community News Blog, Neighbourhood Alerts Blog

Starts at 6:00 pm.  Queen Street East from Woodbine to Neville will be closed for the festivities. visit


Leslie Barns Construction Update

July 21, 2013 in Latest Community News Blog, Neighbourhood Alerts Blog

Good Afternoon,


Leslie Street Road Work

Test Pits

On Monday July 22nd,  there will be construction work occurring on Leslie Street between Lake Shore Blvd and Queen Street. The contractor plans to conduct test pits to investigate subsurface conditions as it relates to hydraulic design.


The test pits will be located along Leslie Street in the northbound curb lane between Lake Shore Boulevard and Queen Street. The pits will be conducted one at a time moving south to north with each pit requiring a 10 m section of curb lane. A paid-duty officer will be on site to guide and ensure safety of vehicular, pedestrian and cyclist traffic.


Hours of work:

The work involves 7-8 test pits, each requiring a few hours of work for a total of 2-3 days to complete testing.  Work hours will be from 9:00am to 5:00pm.


Utility Monitoring Instrumentation       

Starting on Monday July 22nd, the contractor will continue the installation of utility monitoring instrumentation on Leslie  Street between Lake Shore Blvd and Queen St.


The curb lane closures will begin in segments from 1) Lake Shore Blvd to Mosley St.; 2)Mosley St. to Eastern Ave.; and 3) Eastern Ave to Queen St. Each installation will require occupying a 10m section of the curb lane. During segment 3) the SE and SW corners of Queen and Leslie will be occupied to install two Utility Monitoring Points (UMPs) for a brief period (eastbound curb lane).

A paid-duty officer will be on site to guide and ensure safety of vehicular, pedestrian and cyclist traffic.


Hours of work:

The work will be conducted over a two-week period. Work hours will be from 9:00am to 5:00pm, Monday to Friday.


Median Removal on Lake Shore Boulevard

On Monday July 22nd, the contractor will begin prepping the site area for the upcoming removal of the medians on Lake Shore Blvd at Leslie Street with the removal of street light wiring within the median. The commencement of the median removal may begin on Thursday July 25th (with a contingency of Monday July 29th).


Please let me know if there are any questions.




Niki Angelis

Community   Liaison Officer — Leslie Barns

Engineering,   Construction and Expansion | Toronto Transit Commission

1258   Queen Street East, Toronto ON M4L 1C3

Community   Office Hours: Weekdays 9a.m.-5p.m., evenings by appointment


Please consider the environment before   printing this e-mail   ü


Beaches Jazz Festival at Woodbine Park

July 19, 2013 in Latest Community News Blog, Neighbourhood Alerts Blog

Starts tonight and runs through the weekend.  Visit for the lineup.

Fundraiser for Sick Kid’s Hospital

July 18, 2013 in Latest Community News Blog, Neighbourhood Alerts Blog

Support @thebeachgroup and their fundraiser at the Balmy Beach Club this Saturday night, July 20th.  For more information visit




Public Safety Alert From Toronto Police

July 17, 2013 in Latest Community News Blog, Neighbourhood Alerts Blog

Public Safety Alert

Suspicious Incident

Kew Gardens

Broadcast time: 11:55 Monday, July 15, 2013

55 Division 416−808−5500

The Toronto Police Service would like to make the public aware of a suspicious incident in the

Kew Gardens area.

It is reported that:

- on Friday, July 12, 2013, at 3 p.m., a man approached a five-year-old girl in Kew Gardens, in the pool and children’s park area

- the man took her by the hand

- the child’s mother intervened and the man left the scene on a bicycle

The man is described as white, 30-40, thin build, light-brown hair and unshaven. He was last seen wearing a green polo shirt and tan/grey shorts.

Anyone with information is asked to contact police at 416−808−5500, Crime Stoppers

anonymously at 416−222−TIPS (8477), online at, text TOR and your

message to CRIMES (274637), or Leave A Tip on Facebook.

Landmark Honest Ed’s Site For Sale

July 16, 2013 in Real Estate Blog

Landmark Honest Ed’s at Bathurst and Bloor is being shopped around.  No official price but have heard the $100 million tag being talked about.
When I was a kid, I spent countless hours in that store with the creaky floors with my Jamaican aunties as they scooped up bargain after bargain.  While some people are afraid the site may end up being another condo building (me too), the Mirvish family has the right to sell it to whoever they want.
Many years ago Ed had the foresight to buy what has become some of the best real estate in the city, positively contributing to the fabric of life in Toronto with Honest Ed’s, Mirvish Village at Bathurst and Bloor and the King Entertainment strip with the Royal Alex, Princess of Wales Theatre and the former restaurants such as Ed’s Warehouse.  Ed Mirvish has left a great legacy, not only to this city, but to his family as well.
Here’s the article that appeared in the Toronto Star today.

The Real Facts about Mortgage Pre-Approvals

July 15, 2013 in Legal Advice Blog

Mortgage Pre-Approvals

First, an observation: lawyers are trained to find the cloud around the silver lining.

Second, mortgage pre-approvals are a good thing. They allow you to know what you can afford when you go house shopping. They save both you and your realtor time.

If that’s the case, is there really a cloud to be worried about? The short answer is yes.

In today’s market, where multiple offers are a fact of life, many people do not include a financing condition in their offers because they have a mortgage pre-approval in hand. (They often do not include an inspection condition either, but that is a different topic). They go in firm. If the offer is accepted and the deposit is cashed, they have a deal.

The Cloud Around Pre-Approvals

Mortgage pre-approvals have 2 parts.

The first part is the pre-approved amount, which is what the Bank qualifies you for. It is the maximum amount that the Bank is prepared to lend to you, all other things being equal.

The second part is that the property which is to be the security, appraises at a high enough amount to keep the Bank comfortable. It takes a few days after an offer is accepted for the Bank to order and receive an appraisal of the property’s value. If the appraisal comes in lower than expected, the Bank will likely reduce the amount it is prepared to lend against that property.

If that happens your unhappy choices are:

  1. Come up with extra cash from your own resources (or relatives or friends);
  2. Get a second mortgage. If the Bank forbids secondary financing as many do, this will be problematic. Also, it will be expensive even if you can do it; or
  3. Walk away from the deal and in the worst case your entire deposit.

So before you find yourself in a jackpot, be conservative in your approach:

  1. Find out everything there is to know about your mortgage pre-approval from the lender;
  2. If you need extra money just in case, know how much you can expect to get and where it is going to come from; and
  3. Don’t pass on the financing condition unless it really doesn’t matter.

The foregoing is intended for information purposes only and is not legal advice.

What would you like to know more about? If you have a question that you think would make an interesting topic for a future article, please submit it to Garry.

Just Listed: 111 Willow Avenue $519,000

July 15, 2013 in Real Estate Blog

This home offers Beach living at its finest for an unbelievably affordable price. Just steps to Queen Street East and the boardwalk, it was completely renovated in 2009 and is the perfect alternative to a condo while saving on monthly maintenance fees.  Bright open concept living area, granite counters, main floor laundry and stainless steel appliances.  The breathtaking loft-style bedroom has a 5-piece bathroom (his and her sinks) and a walkout to a deck.

If you know someone looking for a great opportunity to own and live in the Beach, get in touch with me at or 416 568 1242

Basement Flooding Cleanup and Extra Garbage Collection

July 12, 2013 in Latest Community News Blog, Neighbourhood Alerts Blog

News Release from City of Toronto -  July 11, 2013

City addressing basement flooding calls and providing special garbage collection after storm

The City of Toronto is reminding residents to call 311, the City’s 24-hour customer service line, to report basements flooded as a result of the intense rainfall on July 8.

311 is continuing to dispatch Toronto Water staff to investigate each call as quickly as possible. Residents are being asked to remain patient during this time. As of today, the City has received nearly 3,000 basement flooding calls. Due to the high volume of requests, it will take staff four to five days to visit a home once a call is received.

During investigations, Toronto Water staff will inspect the area’s sewer system. If you are home when staff arrives, they will work with you to collect information on the cause of the flood. If you are not home, they will leave a door hanger with further details, including contact information for Toronto Water staff. Please do not call 311 once you receive a door hanger.

The results of these investigations will help the City determine if further solutions need to be put in place to help reduce basement flooding in areas most affected by the storm.

Residents are reminded to report flood-related property damage to their insurance provider as soon as possible. Take photos to support your insurance claim, and keep receipts for emergency repair work or cleanup.

Be mindful of health and safety when cleaning a flooded basement as you may be exposed to sewage or come in contact with water and electricity. Consider getting help with flooding cleanup through a water damage restoration company.

If the flooding is a result of a blocked drain pipe, leaking foundation walls or poor lot drainage on the property, the property owner is responsible for repairs and any subsequent damaged caused by the flooding.

If you believe the City has been negligent in maintaining City facilities or infrastructure, such as roads and sewers, you can file a claim. More information can be found at:

Residents are also invited to learn more about the City of Toronto’s Basement Flooding Subsidy Protection Program, which offers a financial subsidy to residents who isolate their home from the City’s sewer system. Eligible improvements include disconnecting your foundation drains (weeping tiles) from the sewer system, and the installation of a backwater valve or sump pump.

For more information about basement flooding, including more prevention tips, visit












Special garbage collection


The City will provide a special collection on Saturday, July 13 for waste created by flooding. Residents also have the option of setting out flood-damaged items on their regular garbage day. Residents are reminded to check with their insurance company before setting items out for collection (proof of damage prior to disposal may be needed for reimbursement). If it’s at the curb, the City will collect it.


Bulky items such as couches, mattresses or other furniture do not need to be dismantled. Carpet must be tied in rolls measuring 1.2 metres (4 feet) in length. Smaller items should be placed in garbage bags; no City-issued Bag Tag required. Each bag or roll of carpet cannot weigh more than 20 kg (44 lbs). Please place all flood-damaged material out at the curb by 7 a.m. and leave items out until collected (collection may continue until Monday).


Green Bin collection is not part of the special collection. Place spoiled food items in the Green Bin for pickup on your regular collection day.


Do not set out any construction/renovation waste (i.e. drywall, wood) or household hazardous waste (i.e. paint cans, fluorescent lighting tubes/bulbs).