Key Considerations When Buying a Condominium
Owning a condominium offers a lifestyle of convenience, security, and modern living. With low-maintenance upkeep, access to luxurious amenities like pools and gyms, and enhanced security through controlled access and on-site management, condos cater to those seeking ease and comfort. Whether located in bustling urban centers or serene suburban retreats, they place residents close to dining, shopping, and entertainment or provide a peaceful escape. Ideal for professionals, retirees, and downsizers, condos blend functionality and style while offering strong investment potential through rental opportunities and market appreciation. However, buying a Condominium in Ontario differs in many ways from purchasing a freehold home. Here are some key considerations to take into account before you buy a condominium: Age of Building: As with any home, key elements of the building deteriorate with age. A Condo is no different. Review the Reserve Fund Study with your Professional Real Estate advisor to determine which key elements have been repaired/replaced and what major work is slated to be completed in the coming years. These have a direct impact on the Reserve Fund. Amenity Costs: The more amenities (e.g., pools, gyms, rooftop terraces) your building has, the higher your condo fees. You’ll pay for these amenities even if you don’t use them regularly. Reserve Fund Health: Ensure the reserve fund is well-funded to avoid unexpected special assessments. Review the condo’s financials through its Status Certificate before purchasing. Property Taxes: Condo fees are separate from property taxes, which are calculated based on the assessed value of your unit and set by your municipality. Divided vs. Undivided Co-Ownership In divided co-ownership, the building is separated into private and common areas. When you purchase a unit, you own your specific space (e.g., the condo unit, parking spot, or storage locker) and share ownership of the common areas, such as hallways, elevators, and amenities. Owners in a divided co-ownership can sell their units independently. A minimum down payment of 5% is required to buy a divided co-ownership unit, and the property is managed by a board of directors. In undivided co-ownership, the entire building is considered a single unit of land. Buyers need to provide a minimum 20% down payment. Although some maintenance fees might still apply, this type of ownership typically offers more flexibility in management. Unlike divided co-ownership, undivided properties often come with less stringent oversight. Board of Directors: In Ontario, Condominiums are registered corporations. As such, they require a Board of Directors, which is generally made up of 3 or more owners. The Board is responsible for Upholding the By-Laws and Rules that dictate the operations of the condominium, Managing the financial affairs of condo operations, Overseeing the performance of the property management team The long term sustainability of the assets It is good practice to keep abreast of the goings on of your condominium corporation by attending the Annual General Meetings or Special Meetings that the Board of Directors call. What Are Condo Fees? Condo fees are mandatory payments that every condominium owner must make. These fees are typically calculated based on the size of your condo unit — the larger the unit, the higher the fee. They are adjusted annually to reflect changes in the condo’s operating budget. While these fees are required for divided co-ownership properties, they are not applicable to undivided co-ownership. What Do Condo Fees Cover? Condo fees generally cover three key categories: Utilities: Depending on the building, fees may include water, hydro, gas, and sometimes heat. In newer buildings, individual heat pumps may be the owner’s responsibility. Common Areas: Fees contribute to the upkeep of shared spaces, such as lobbies, gardens, and recreational facilities. This includes property management fees, services like snow removal, cleaning, and window washing, as well as major repairs like resurfacing parking lots or fixing roofs. Reserve Fund: A portion of the fees is set aside in a reserve fund, which acts as a savings account for significant repairs or emergencies, or capital expenditures. For instance, replacing a building’s roof can cost hundreds of thousands of dollars. If the reserve fund is insufficient, owners may face a special assessment to cover the shortfall. Condo fees are reviewed and updated annually and it’s important to know that the fees can increase due the rising cost of ongoing maintenance and utilities services as well as any forecasted capital expenditures (i.e. roof, parking lot) that require additional funding. Before Purchasing a Condo Before purchasing a condo, factor condo fees into your budget, and leave room for potential increases. Working with a knowledgeable real estate professional can help you navigate the complexities of condo ownership and make an informed decision. What Is a Status Certificate? The Status Certificate is a vital document for prospective buyers, detailing the financial health of the condominium. It includes information about the reserve fund, annual budget, pending legal issues, and any planned increases in condo fees. The cost of obtaining this document is usually around $100 but is invaluable for verifying your investment. What is a Special Assessment? A special assessment is an additional fee that condominium owners are required to pay when the reserve fund (the condominium’s savings account for major repairs and emergencies) is insufficient to cover a significant expense. These assessments are usually levied to address unexpected or large-scale repairs and maintenance that fall outside the scope of regular condo fees. Why Do Special Assessments Happen? Special assessments can occur for various reasons, including: Unplanned Repairs: Emergencies like a leaking roof, failing HVAC systems, or structural issues that require immediate attention. Reserve Fund Shortfalls: If the reserve fund is underfunded due to poor planning, mismanagement, or unexpected cost increases, the condo board may levy a special assessment to make up the difference. Major Renovations: Projects that improve or upgrade the property, such as installing new elevators, modernizing common areas, or replacing outdated infrastructure. How Are Special Assessments Calculated? Special assessments are typically divided among the unit owners based on their share of ownership, which is determined by the size or value of their unit. For example, larger units or penthouses often pay a higher portion of the assessment than smaller units. Examples of Special Assessments A condominium needs to replace its roof, and the cost is $500,000. If the reserve fund only has $300,000 available, the $200,000 shortfall may be divided among all unit owners as a special assessment. An emergency repair to the underground parking structure totals $100,000, but the reserve fund is depleted. Owners must cover the full cost through a one-time or installment payment. How Are Special Assessments Paid? Special assessments can be levied as: One-Time Payments: Owners are required to pay the full amount upfront. Installment Plans: The board may allow payments to be spread out over several months or years, depending on the severity and cost of the issue. How to Avoid Unexpected Special Assessments Review the Status Certificate: Before buying a condo, examine this document to assess the financial health of the reserve fund and identify any planned or potential assessments. Monitor Reserve Fund Contributions: Ensure the condo board is adequately funding the reserve account as part of its annual budget. Stay Informed: Attend condo board meetings to stay updated on maintenance plans and financial decisions. Special assessments can be a financial burden for condo owners, so understanding their potential and the importance of a well-managed reserve fund is crucial when considering condo ownership. The Role of the Condominium Authority of Ontario (CAO) The Condominium Authority of Ontario (CAO) is a regulatory body established to support condominium communities in Ontario. Its mission is to improve condominium living by providing resources, education, and tools that promote harmonious condo ownership and management. Why Is the CAO Important for Condo Owners? The CAO helps ensure condo owners and residents: Have access to resources and support for navigating the complexities of condo living. Can resolve disputes efficiently through an impartial tribunal. Benefit from better-managed condominiums due to mandatory governance training and oversight. How to Engage with the CAO Condo owners, board members, and prospective buyers can access CAO resources and services through its official website: www.condoauthorityontario.ca. The site provides tools, guides, and updates on condo regulations and governance in Ontario.
Planning Your Move
Moving to a new home is an exciting but often complex process. It involves careful planning, organization, and coordination to ensure a smooth transition. Use this checklist to stay on track and make your move as stress-free as possible. Three to Four Weeks Before Moving Plan the Move: Decide how you’ll transport your belongings. Whether hiring a moving company or renting a truck, gather recommendations, compare estimates, and confirm availability. Gather Supplies: Stock up on packing essentials such as boxes, tape, packing materials, and labels. Sort and Declutter: Identify items to donate, sell, or discard. Use this opportunity to lighten your load before the move. Notify Key Services: Schedule disconnection of utilities (electricity, gas, water, internet, etc.) at your current home and set up services at your new address. Confirm Logistics: Reserve moving services or rental equipment to secure your preferred moving date. Two Weeks Before Moving Address Updates: Notify the post office and update your address for subscriptions, banks, and other important accounts. Prepare Essentials: Begin using up perishable food and cleaning supplies to avoid waste. Recruit Help: Arrange for childcare, pet care, or assistance from friends and family during the move. Organize Your New Space: Plan where furniture and belongings will go in your new home. Purchase Insurance: Confirm moving insurance to protect against loss or damage during the relocation process. Schedule Final Walk-through of your new home with your Engel & Völkers Advisor Moving Day Tips Double-check all rooms to ensure nothing is left behind. Keep important documents, medications, and valuables in a safe, easily accessible place. Moving to a new home marks an exciting new chapter. By following this checklist, you’ll create a streamlined, organized process that ensures your transition is both smooth and enjoyable.
Understanding the Risks of Backing Out of a Real Estate Deal
In real estate, buyer’s remorse is not a valid excuse to withdraw from a purchase. Once both parties have signed the purchase agreement and all conditions are satisfied, the contract is legally binding. Canceling a real estate purchase is a serious decision with significant consequences. Buyers may consider backing out for reasons such as feeling they overpaid or experiencing changes in their financial situation. However, these reasons typically don’t justify the legal and financial repercussions that follow. If a buyer decides to walk away, they risk losing their deposit. Furthermore, the seller may pursue legal action to recover any financial losses incurred. For instance, if a buyer agrees to purchase a home for $850,000 but backs out on closing day, and the seller subsequently sells the property for $700,000, the buyer could be held liable for the $150,000 difference in price. Beyond the price difference, buyers who back out may also be responsible for covering the seller’s legal fees, mortgage carrying costs, and any other financial damages. These costs can add up to a substantial amount, potentially equaling or exceeding the property’s value. To avoid such severe outcomes, it’s essential for buyers to carefully assess their readiness and commitment before signing a purchase agreement. Consulting with experienced real estate professionals and financial advisors can provide the necessary clarity and guidance throughout the process.
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