$4 million expansion at Steel Technologies well underway

Woodstock steel company calls Beards Lane home
Larger location translates into more auto-related jobs locally

By Mark Schadenberg

In the spring of 2005 it was announced Toyota would be building a massive manufacturing facility in Woodstock to be a satellite or sister factory to its Cambridge plant.

In the spring of 2005 it was further announced that Woodstock and its neighbouring communities would receive a boost in industry and employment with the arrival of many car-related jobs. At this point, I know Ingersoll, Stratford and Simcoe have all been winners in the reel-in commerce happenings.

Nine years later, the dream has become a reality as today I'm behind a keyboard promoting the expansion of Steel Technologies on Beards Lane (see picture).

As a quick aside, I know that particular road takes heavy-vehicle traffic, but I hope it's on the City's engineering department top 20 list for a refurbishment and widening for a centre turn lane.

You can wander around the worldwide web and find details about every multi-national corporation operating in The Friendly City, and many of these companies are quite large, especially Sysco (www.sysco.ca), which recently opened on Parkinson Road in the Commerce Way Park.

Steel Technologies (www.steeltechnologies.com) is no different.

Their website notes their trademark:

       ()()()()()()

For more than 40 years, Steel Technologies has been an industry leader in flat-rolled steel processing. We custom produce the highest quality flat-rolled steel products to our customers' exact specifications. No one does it better.

Steel can be formed into nearly any shape, yet almost nothing is stronger or more reliable. The same is true for your partnership with Steel Technologies. Our loyalty to our customers is as strong as the steel products we produce for them.

At Steel Technologies, “commitment to quality” isn’t a cliché. It’s the foundation of everything we do. We hold our products, our people and our service to the highest possible standard. Our customers deserve nothing less.

Steel Technologies – Our excellent safety record is no accident.

Superior Steel – Endless Possibilities

      ()()()()()()

With its headquarters in Louisville, Kentucky, Steel Technologies has 12 U.S. locales and two in Canada (Woodstock and you guessed it. . Cambridge). 

The addition at its Woodstock facility is growing quickly. I'm not sure about overall square footage, but I would say they are adding about 40% to their current building.

I'm sure the construction project has the folks at the City's development office pumped (www.cometothecrossroads.com) as Len Magyar and Brad Hammond can now add another line to their impressive resumes. 

Here's more on Steel Technologies:

       ()()()()()()

At Steel Technologies, we transform flat-rolled steel into products that meet the exact specifications of customers in a dynamic range of industries from automotive parts to agriculture equipment to consumer goods. As a growth-oriented company, we know that our success depends on the success of those we serve. That’s why “excellence,” “quality,” “safety,” and “commitment” are not just industry buzzwords at Steel Technologies— they are how we conduct our daily business.  Founded in 1971 our first plant was located in Eminence, Kentucky and is still a core manufacturing location today. Steel Technologies successfully completed an IPO in 1985 and was traded on the NASDAQ stock market. In 2007 Steel Technologies merged with Mitsui & Co (U.S.A.), Inc., a wholly owned subsidiary of Mitsui & Co., LTD. In 2010 Mitsui formed the new joint venture with Nucor Corporation named “NuMit”, which now owns 100% of Steel Technologies. From our headquarters in Louisville, Kentucky, Steel Technologies LLC currently operates 24 facilities strategically located throughout the United States, Canada and Mexico.  Our robust North American platform employs more than 1,300 people, produces over $2.0 billion in annual sales, and allows us to offer supply chain solutions and logistical advantages unmatched in our industry today. At Steel Technologies we are not only proud of where we have started, but we are extremely excited about building into the future. We look forward to serving our customers for many years to come.        ()()()()()()

The City of Woodstock building permit report for 2013 from a February city council agenda (Story reported on here in February) noted that the 2013 construction season included $152 million in value of projects, and that $4 million of that amount could be attributed to Steel Technologies. Wow!

The only years higher in Woodstock history would be 2007 ($317 million) and 2008 ($250 million).

Congratulations to Steel Technologies as I can see from the photo which I took, the steel is going up for your planned Woodstock addition.

Mark Schadenberg, sales rep

Royal LePage Triland Realty

Woodstock is where I live

I'm also proud to have 15 full-time years experience as a Realtor

CMHC changes rules for self-employed home buyers

New proof-of-income policy to take effect May 30

By Mark Schadenberg

Who is pointing fingers?

It would appear that the left hand is talking to the right hand more and more when federal regulations and departments are concerned.

In simplest terms, and in my personal interpretation, a self-employed person works very hard to legitimately reduce their income in mathematical means to minimize the income tax they may have to pay annually. Self-employed folks hold on to the box that their steel-toed boots were purchased in – the box becomes a sturdy filing cube for receipts. Equipment must be depreciated, mileage tabulated, real estate courses paid for, computer ink is purchased, and every nickel is stared at.

Then, when it comes time to buy a home and use the qualifying ratio of total debt service (TDS) ratio or a comparison of the family income to fixed expenses, the self-employed entrepreneur must then re-balance the books and prove they can afford to purchase their abode at 123 Adobe Way.

The Canadian Mortage & Housing Corporation (CMHC), which is a federal government agency in existence to protect all high-ratio mortgage home buyers and the lending institutions simultaneously (Otherwise a person with only 5% down would be usually deemed too high a risk no matter what their income or credit beacon score), modifies it current structure / guidelines by placing even more emphasis on the 'income proof' nature of a self-employed person's ability to buy a home – ie qualify for a mortgage if they have less than 20% as a downpayment.

Kitchen Table Construction

Read all the links below, but it would appear – to me anyway and I'm only guessing at one story behind the story – is that this is one more method of the feds (Revenue Canada) from stopping under-the-table deals. In theory, I could list your house for a low percentage and receive (partial) payment with that two-year-old large screen TV you were planning to sell anyway to upgrade for your new recroom. Or, you're downsizing, so your Realtor can assume your riding lawnmower in lieu of full commission. I do not operate in this fashion and I'm sure office broker/owners would be livid if this practice was ever discovered.

I'm just throwing out ideas here, but it certainly will become more difficult for an independent contractor from even filing their own income tax statements as CMHC wants a third-party assessment of your financial figures. This doesn't mean a CPA will audit your books, but the onus on supplying 'true numbers' to your banker for mortgage purposes will rise. Keep in mind, your lending institution can say 'yes to the address' (bad pun I realize), but CMHC has the final thumbs up and plays, therefore, the role of the bridesmaid.

I have contacts at all local lenders (mortgage brokers, banks, credit unions), so call me if you want more details. The new rules apply for new mortgage business after May 30.

By the way, I agree with the other CMHC change which applies to buying income property. On one hand, you could say an entry-level investor should be congratulated for entering the rental world as the economy needs more and more residential 'landlords' to supply accommodations for people unable to purchase a home.

However, and it's a significant sway here, it truly is amazing to see how rules have tighten so quickly, but previous requirements were likely too loose such as buying a home with zero downpayment and a 35-year amortization.

The Toronto Star story below writes:

The changes are part of the agency’s continuing review of its products and core mandate to support stability in the housing market, CMHC said in a statement.

“As part of the review of its mortgage loan insurance business, CMHC is evaluating its products and services to ensure they are aligned with these objectives,” Steven Mennill, senior vice-president of insurance, said in a statement.

The key to all this news, is really unchanged as you must be able to qualify for the loan size to purchase the house, which always translates into solid credit history and a good employment record.

CMHC LINKS:

www.cmhc.ca

http://www.cmhc.ca/en/hoficlincl/moloin/rean/rean_047.cfm

More LINKS:

http://www.citynews.ca/2014/04/26/cmhc-again-tightens-mortgage-rules-as-housing-market-cools/

http://www.theglobeandmail.com/report-on-business/economy/housing/cmhc-tightens-mortgage-insurance-offerings/article18224612/

http://www.thestar.com/business/2014/04/25/cmhc_again_moves_to_tighten_mortgage_insurance_rules_as_housing_market_cools.html

Brantford & Brant County barter over boundary changes

A growing Brantford could lure new business away from Oxford

By Mark Schadenberg

BRANTFORD – The City of Brantford has a desire to grow about 3,500 acres and during a municipal election year the city appears to be playing a game of chess with the County of Brant.

With this gamesmanship in mind, the land owners in question could be the pawns as ownership rights to future taxation and likely zoning changes from three separate areas (see the map) are up for grabs.

I've written about this topic before and I've connected the scenario to the Woodstock situation versus Norwich Township in the past, and Woodstock casting its shadow on about 100 acres (of current farmland) along Pattullo Road which The Friendly City wants for future municipal industrial land.

A major difference in Brant is that no one from Brantford council, including its mayor, sits on Brant County council, whereas in Oxford, Woodstock has three seats on Oxford council.

All significant municipal changes must go through the so-called 'public process' of meetings, seminars, easels, maps, graphs and charts, projections, over-head projectors, zoning clarifications, wining and dining, whining, and defining partnerships.

Read the Brantford Expositor link below as the update shows that Brantford wants to move forward and quite frankly needs to as it's bursting at its seams for growth. At the same time, Brant County is wearing the hula hoop and holds the skipping rope.

In the middle is a tug-of-war, which could be solved by a provincially-appointed mediator (facilitator named Paula Dill). Needless to say, this boundary adjustment will be a hot topic at the Oct 27 polling stations for both parties.

Keep in mind, if Brantford grows, they may be able to lure more new industry to Gretzky's Bell Homestead – attracting potential employment away from Woodstock or other southern Ontario centres.

Brantford mayor Chris Friel describes the negotiations “the most blatant of stalling tactics” in the Expositor story, adding the municipality's original desire was 12,000 acres from the County, but is now focused on 3,500 acres.

This most certainly is a story which must be followed by the business-minded of Woodstock.

EXPOSITOR Link: 

http://www.brantfordexpositor.ca/2014/04/23/freil-brant-offer-called-woefully-inadequate

Mark Schadenberg, Sales Representative

Senior Real Estate Specialist (SRES designation)

Royal LePage Triland Realty

757 Dundas St, Woodstock

www.wesellwoodstock.com

(519) 537-1553, cell or text

Email: mschadenberg@rogers.com

Twitter: markroyallepage

Facebook: Mark Schadenberg, Royal LePage Triland

Discussion . . . Direction . . . Determination . . . Destination

Where should beer, wine and spirits be sold in Ontario ?

The Beer Store & LCBO debate with public opinion & free enterprise

By Mark Schadenberg

Should more satellite locations for The Beer Store and LCBO be created?

In Oxford County, for example, I know Embro, Thamesford (Picture of sign was taken before recent gas price elevation) and Innerkip already have sites selling beer and spirits in a limited supply and with limited choice in brands.

Should grocery stores sell beer and liquor? What about more corner stores in larger centres already served (pun) by LCBO and The Beer Store outlets?

Professional curler and former world champion Glenn Howard (pictured), who has worked for The Beer Store for more than 30 years in the Midland – Penetang area, is touring the province on behalf of his employer (See link below) and suggests it would not be a good practise to expand beer distribution to more stores, and in particular stores not carrying The Beer Store name.

The health unit of London – Middlesex is also against the idea as can be seen in the CTV2 London video below.

It's an interesting debate, but I would think that as long as stringent guidelines are in place, it would be fine to sell wine, beer and booze in a few corner stores. The folks at The Beer Store are afraid of countless layoffs, but that's the same fear Canada Post employees had when stamps went on sale at corner stores, which also now feature secured mail boxes and mini post offices.

Certainly not all variety stores should be able to sell alcohol, but the ones selling cigarettes and lottery tickets now do a thorough job of collecting identification from under-age consumers.

The National Post story below includes comments from the Ontario Convenience Stores Association (OCAS):

“Convenience stores have demonstrated their ability to responsibly sell age-restricted products with the highest standards in the province,” OCAS CEO David Brays said in a news conference in Toronto.

Cigarettes and lottery tickets — which are off-limits to those under 19 and 18 years old, respectively — have long been sold in corner stores, he said in response to a controversial ad campaign released last week by The Beer Store.

“Convenience stores are already responsibly offering alcohol in over 200 communities and it’s time to add on to the existing system with more options for consumers,” the OCAS said in a statement.

Special Occasion Permit

I would expect one regulation which would stay in place, is that product purchased for lisenced events (weddings, buck-and-doe, etc), would only be acquired from The Beer Store and LCBO stores. Application for Special Occasion Permits should remain the sole responsibility of the LCBO as well.

Our economy is all about supply and demand, so it would be impossible for a corner store to carry the variety of brands that are available at the big distribution stores, so if you wanted to buy a unique brew or other lower-volume drink, you would still be required (in my opinion) to visit the LCBO or The Beer Store. Therefore, it would appear in my opinion, that the true advantage of this de-regulation would be the large brewing companies, who already control much of the varied availability at The Beer Store.

The price of transportation to the variety store from its distribution network (The Beer Store / LCBO) could also mean the cost of a '2-4' would be more at a convenience cash register. The empties would be returned to The Beer Store (depending on exactly how system is set up) and that's when the consumer would make his/her next purchase. Right? I would think/hope so.

It's an interesting multi-angle debate. It's about de-regulation, free enterprise, small stores jockeying for market-share position versus large grocery stores (who will be give the right to sell), it's about unions, floor space in your neighbourhood store, and also about population demographics. If Innerkip, Thamesford, Embro and other small locales can sell beer in small community stores, where do you draw the line. Woodstock has a brand new The Beer Store under construction plus a second store. Is that enough for a population hovering under 40,000. Woodstock has just once LCBO store, but you can buy wine at Zehrs.
One quick edit I add here after reading a comment from a co-worker, this could also have a negative effect on who works at your favourite variety store as all employees selling alcohol would have to be 19. Taking a Smart Serve course would be easily done.

Care and concern takes place daily at restaurants and pubs with a liquor license; I believe the same will occur at convenience stores, but the large distribution stores will still have their place in the market.

A fun debate . . a good discussion to have with your friends on the back deck while enjoying a beer or vodka cooler.

LINKS:

http://london.ctvnews.ca/video?clipId=351414&binId=1.1137796&playlistPageNum=1

http://www.stratfordbeaconherald.com/2014/04/23/glenn-howard-makes-stop-in-stratford-to-urge-mayor-to-keep-status-quo

http://news.nationalpost.com/2014/04/23/ontario-convenience-store-group-hits-back-at-beer-store-ads-say-they-can-responsibility-sell-booze/

www.freeourbeer.ca

Oxford Studio Tour to showcase many varieties / styles of art

Pottery, paintings, photography, etching, encaustic and . . . 

By Mark Schadenberg

The Oxford Studio Tour has quickly grown and in seven years, and now includes 40 artists and 20 stops over two days – May 3 - 4.

One of Oxford County's true champion couples is Bob and Keri Axon (See attached story from What's On Woodstock magazine and some of Keri's work pictured) for their long-time volunteering for many causes, including the Canadian Cancer Society's Relay For Life.

Today, I note that Keri Axon is one of these area artists participating in the annual Oxford Studio Tour. Keri's art / passion is pottery.

This year, the studio tour will include 20 sites from all corners of Oxford and is set for May 3 – 4, from 10 a.m. - 5 p.m. on both days. Maps and links to the various participating artists can be found at www.oxfordstudiotour.ca

Talents range from sketching and painting, to pottery and sculptures, woodworking and etching to encaustic to photography to handwoven items. It's the full gamut of creativity and talent from around Oxford.

Artists also include Sue Goossens, Michael DeBelleval, Pat MacFarland, Cathy Groulx, Ruth and Bruce Hartley, Dianne and Gary Payne, Earle and Frances Barr, Irma Makariunaite, Paulette Robertson, Maggie Robinson, and retired realtor Sue Fenlon.

You will find Axon, along with Sydnie Crockett, at the studio belonging to Kate Innes (acrylic painter on canvas) on Karn Road just west of Woodstock (City View Farm). Axon (keriaxon@gmail.com) is currently the chair of the Ingersoll Creative Arts Centre (Found in the town's Victoria Park) board. I didn't call her for an interview as I prefer to google over gab.

Links & Contacts

The tour's website, by the way, includes many links to the artists, email contact details and thumbnail samples of their productions, but the site smartly also promotes various art galleries around Oxford, including the Tillsonburg Station Arts Centre (www.stationarts.ca), the Downtown Woodstock art gallery, and the Ingersoll Creative Arts Centre (www.creativeartscentre.ca).

Also, if you reside on Facebook, there is an 'Oxford Studio Tour' info page there too !

I'm saving the best for last, admission is for the artists' studio tour is: FREE !

SOME LINKS

www.tourismoxford.ca

www.oxfordstudiotour.ca

www.oxfordcreates.com

Oxford County is a great place to discover and live

Mark Schadenberg, Sales Representative

Senior Real Estate Specialist (SRES designation)

Royal LePage Triland Realty

757 Dundas St, Woodstock

www.wesellwoodstock.com

(519) 537-1553, cell or text

Email: mschadenberg@rogers.com

Twitter: markroyallepage

Facebook: Mark Schadenberg, Royal LePage Triland

Discussion . . . Direction . . . Determination . . . Destination

Many reasons presented not to try to sell your own home

Full-time Realtors have the resources to market your property

By Mark Schadenberg

When you borrow, you make something which is old – new again.

When you borrow someone's writing you graciously ask for permission because you want to recognize another person's viewpoint and research. Often, you could say it's not new, but something you previously knew, and required a reminder.

Mississauga rep for Royal LePage, Louise Cote, has written on her website (www.louisecote.ca) some advice for someone considering selling their own home. She presents many good ideas as if a present to anyone presently thinking about marketing their own property. 

I believe, a 'For Sale By Owner' or FSBO treads dangerous waters, just like someone who wants to tinker with their own car or install their own hydro breaker because it's time to stop fussing with fuses. In an email to me, Cote admits to borrowing info from a REM magazine (Publication circulated to Canadian Realtors) piece as well.

Enjoy the link below and keep in mind that the average consumer looking to purchase a home wants the expert advice of a Realtor and often would specifically avoid 'private-for-sale' homes as they are apprehensive about looking at them without a Realtor. Understanding negotiations, the requirement for conditions in an offer, and the true ability to access overall local sales stats (and in specific price ranges) is very important. A full-time Realtor knows the market.

I'm a successful full-time Realtor with 15 years experience and all with Royal LePage. It's a profession with crazy hours, but rewarding in assisting people find and sell homes.

Be sure to also peruse the REM magazine story below as well. As I mentioned it's a Realtors' publication, but with full access to its information by the public. REM discusses the importance of the fact that real estate agents working under a strictly defined 'code of ethics', and always receive more and more training with on-going credit courses.

The 7^th point in the story below about why you should not hire a private-for-sale company is most poignant:

You pay them, so you can do all the work.

Since these companies are not licensed to trade in real estate they are not permitted to represent you in a real estate transaction. This means they can’t answer buyer inquiries for you, show your home, host open houses, handle paper work, mediate negotiations, advise you on market conditions…and the list goes on and on.

Two more quick points from me.

I only get paid when your home sells, and usually about 10 days after closing, but in the meantime many bills have been paid including the pro photographer who conducts the narrated video tour, plus advertising costs, and the wonderful Wendy and other administration staff at our office(s).

Also, a Realtor's task is not only to promote your home to prospects, but also attempt to keep it top-of-mind with other Realtors. I certainly don't flood out emails every day to the local folks at Re/Max, Sutton or C21, but through our Woodstock-Ingersoll real estate board (WIDREB) and its daily bulletin (hot sheet) of price changes and new listings (etc), along with some gentle reminders to agents, it's all part of the machine we call Multiple Listing Service.

LOUISE COTE Blog Link:
http://www.louisecote.ca/4a_tips.php?topic=news_stips

REM Magazine Link:

http://www.remonline.com/9-things-fsbo-companies-dont-want-consumers-know/

Mark Schadenberg, Sales Representative

Senior Real Estate Specialist (SRES designation)

Royal LePage Triland Realty

757 Dundas St, Woodstock

www.wesellwoodstock.com

(519) 537-1553, cell or text

Email: mschadenberg@rogers.com

Twitter: markroyallepage

Facebook: Mark Schadenberg, Royal LePage Triland

Discussion . . . Direction . . . Determination . . . Destination

More homework for someone buying or selling a home

Mark Weisleder is a lawyer and published author of real estate books

By Mark Schadenberg

Mark Weisleder is a well respected GTA lawyer, who has published books about buying and selling homes, and is also a published opinion writer for The Toronto Star.

Weisleder was a guest speaker at a recent Royal LePage Triland full office meeting in London (There are about 300 Triland agents between Woodstock, Ingersoll, London, St Thomas and Strathroy areas, plus Rob DiLoreto in Kilworth/Komoka).

Put The Pen Down! (For sale on website www.markweisleder.com) is a good premise for a book he wrote, as it describes both sides of the table – the family selling its house and the couple who wants to purchase it. What do buyers need to know and what should sellers be disclosing about their homes? What is the role of the Realtors, lawyers, home inspectors, financial consultants, and condominium managers?

His website has links to Toronto Star columns dating back five years, he has also appeared on both CTV's Canada AM and the CITY-TV Breakfast program (links to video online) numerous times, and is a keynote speaker worth listening to.

Anyway, his most recent Toronto Star column is noted below and deals with a person wanting to buy or sell an income property which is currently tenant occupied.

                                   ()()()()()()()()()

By Mark Weisleder 

(Pictured)

Landlords and tenants need to co-operate when selling a home

There is lots of confusion as to the rights of landlords and tenants in Ontario when a home is put up for sale. Landlords are trying to bully tenants into leaving and tenants are refusing to permit potential buyers to see the home. 

Here are the rules:

• Landlords can sell their home at any time;
• If the tenant has a lease, they cannot be evicted before the end of their lease term;
• Tenants must permit showings to potential buyers, as long as 24 hours' advance written notice is given and the showing takes place between 8 am to 8 pm. Tenants need to make sure that any pets that they own are kept securely during showings. Tenants are permitted to be at the home during showings, although it is not mandatory.
• If a tenant's lease has ended, they automatically become a monthly tenant and must still be given 60 days' notice to vacate, provided that a buyer has already unconditionally agreed to buy the home.

Some tenants believe that if they still have a lease for several months, the landlord cannot show the home to potential buyers. Wrong. If the buyers do purchase the home, they must still respect the terms of the lease when they take over as landlord. At the end of the lease term, the buyers, now the owner, can provide a 60 days' eviction notice based on the fact that they need the home for themselves or their family.

If a tenant refuses to permit showings after proper notice has been given, the landlord can start eviction proceedings as this is a breach of conduct by the tenant. The landlord could also potentially claim damages from the tenant if the tenant's actions prevent the landlord from selling the home in a timely manner.

Landlords cannot trick tenants into leaving either, pretending to move in so that the tenant vacates and then immediately fixing the place up and selling it. The tenant can sue the landlord for damages if this occurs. This can include all the tenant's moving costs and higher rent that may have been paid elsewhere. The Board may also add additional fines for breaking the law.

If you are planning to sell your home, my advice is to approach your tenant first to work out a plan for showings that accommodates everyone, so that the tenant can properly plan to protect their valuables and secure any pets and the landlord can permit potential buyers to see the home on a timely basis. As an example, agree to only permit showings from 4-6 pm each day.

Some landlords assist their tenant first in finding another place to live, even before putting the home up for sale. This is also an excellent solution, in my opinion. The tenant gets to find another place, without the stress of an eviction proceeding, and the landlord then gets to later fix up their home and make it more presentable to a wider range of potential buyers.

When landlords and tenants understand the rules and co-operate when a home is being sold, everyone wins.

Always thinking of the consumer – whether selling or buying !

Mark Schadenberg, Sales Representative

Senior Real Estate Specialist (SRES designation)

Royal LePage Triland Realty

757 Dundas St, Woodstock

www.wesellwoodstock.com

(519) 537-1553, cell or text

Email: mschadenberg@rogers.com

Twitter: markroyallepage

Facebook: Mark Schadenberg, Royal LePage Triland

Discussion . . . Direction . . . Determination . . . Destination

Call Greg Sloan today, ask him about GAPP Essentials

Personal insurance is a difficult topic, but integral in home buying

By Mark Schadenberg

I can think of at least seven reasons to call Greg Sloan.

Who is Greg Sloan?

Sloaney is the Rogers TV play-by-play voice of the London Knights – a live broadcast of Knights OHL hockey games, which I have hosted for the past seven years.

However, I'm a full-time Realtor for the past 15 years, and at the same time Sloaney certainly also has a real job – a career.

Greg Sloan sells insurance and is spear-heading the introduction into southern Ontario a company called GAPP Essentials Inc.

I'm not sure if he would ever grab a suggested slogan from me and I'm not sure it truly makes sense, but I wouldn't close the deal on a house purchase without also closing (a deal) the GAPP. 

The Greatest Asset Protection Plan (GAPP) is insurance for peace-of-mind for a family's home purchase.

Your lending institution might maybe discuss with you insurance as coverage in case of injury or illness that could prevent you from making mortgage payments. And we never like to talk about death, but what would happen to your home, if you or your spouse suddenly passed away?

Again, call Greg Sloan for the full story as I'm a Realtor – not a lawyer, mortgage specialist, or a doctor or an accountant or an insurance specialist.

The bottom line is that your 'greatest asset' is not your house, but your greatest asset is - in fact - yourself and your partner, and your ability to create an income to continue making the mortgage payments required to eventually and hopefully lower your amortization to zero.

So, if you're planning to purchase a home this year, among the people you should consult are your Realtor (myself), a mortgage expert (I have a long list of great people I could refer you to), and to discuss the home ownership insurance coverage you will need.

By the way, I'm surprised to discover how many people with a house and children, do not have a will, but that's a topic for another day. CMHC premiums have been discussed here often also and are not related to today's topic.

Back to the GAPP

So, I said there are seven reasons to call Greg Sloaney. The list includes: what is a joint life policy, what is mortgage life insurance, who is the underwriter of the insurance, who is the beneficiary, are your premium rates ever going to change during your current mortgage, is this whole life insurance or does its value become zero if your home is paid off, and what are the London Knights chances of winning the Memorial Cup now that they have more than 30 days off before the tournament?

A third-party insurance option.

Think About: GAPP . . . www.greatestassetprotectionplan.com

Many home buyers also purchase additional insurance from their 'bank' (or lending institution such as a credit union) to specifically cover any short-term disability issues (injury or illness) that may occur, or sadly the death of one of the spouses. Instead of buying such coverage through your 'bank', you should at least consider a third-party suggestion such as GAPP (Greatest Asset Protection Plan) Essentials Inc.

Providing money when you need it the most.

Contact:

Greg Sloan (pictured)

519 851-6500

Email: gappessentials@cogeco.ca 

www.greatestassetprotectionplan.com

A full-time Realtor for 15 years, offering my knowledge and advice:

Mark Schadenberg, Sales Representative

Senior Real Estate Specialist (SRES designation)

Royal LePage Triland Realty

757 Dundas St, Woodstock

www.wesellwoodstock.com

(519) 537-1553, cell or text

Email: mschadenberg@rogers.com

Twitter: markroyallepage

Facebook: Mark Schadenberg, Royal LePage Triland

Discussion . . . Direction . . . Determination . . . Destination

WIDREB numbers not quite a home run in first quarter

2014 starts out better than 2009, but trails 2013

By Mark Schadenberg

Making a comparison of real estate sales to the long 162-game schedule in Major League Baseball, you can easily say that the WIDREB sales stats still have lots of time to catch up to the 2013 final total.

You don't win the American League East in April and May, but can you fall out of contention?

The season (year) is only one-quarter (three months) completed and the Woodstock - Ingersoll district real estate board, which I have been a member of for more than 15 seasons (years), is lagging behind numbers of 2013 and is significantly behind the 3-month production of the years 2011, 2010, 2007, 2006 and 2004, as is depicted here.

Year     March Sales      Jan-Feb-Mar Total

2014       92                        204

2013       94                        272

2012    107                        253

2011    124                        288

2010    136                        285

2009      71                        165 (Correct)

2008    101                        264

2007    114                        313 (Correct)

2006    131                        293

2005    109                        277

2004    137                        298

Looking back maybe 4 entries here to quotable quotes from Royal LePage president and CEO Phil Soper in an earlier blog, all Realtors are still optimistic that 2014 will be a strong year with melting snow, we know the spring market will soon arrive if full force.

It does become more important that you as a buyer or seller confirm to working with someone like myself – a full-time Realtor as we currently have a low number of listings and you don't want to miss out on your best opportunity. I'm not one to extol the number of new listings as being the truth from the old testament of Noah (or Jonah and the whale) as many expired listings are simply re-listed as if they are new to the market. The inventory, however, is low when looking back to April of previous years.

Average Sale Price

The average sales price in WIDREB has moved up to $233,705 in March of 2014, compared to $224,891 last year, but only a rather modest upswing since March of 2007 at $211,699. I still firmly believe it's the increase in lot prices for new construction and the cost of building materials that drives that average upward.

Changes On Horizon

Questions on the horizon for market activity include the increase in CMHC insurance percentages on high-ratio mortgages (less than 20% down payment). For example, if you have just 5% down, your insurance total will (after May 1) be calculated at 3.15% of your total mortgage, up from 2.75. Therefore, the CMHC fee on a $200,000 loan will rise from $5,500 to to $6,300, which is about $6 per month over a 25-year amortization, but it does make a difference.

A story in the Globe And Mail national newspaper also states that the banking watchdogs will be watching both the lending institutions and CMHC (along with Genworth and Canada Guaranty) as to qualifying buyers. The Office of the Superintendent of Financial Institutions, is set to react to the viewpoints of the 3 insurance firms based on their specific rules for underwriting mortgages. The deadline for their (three insurance companies) comment is May 23.

My only difficulty in any of these changes is that the banks know they take a risk with each new mortgage by a first-time buyer, but these lending institutions must also be confident the homes are worth their 'purchase price' by conducting appraisals on a higher percentage of high-ratio home-buying deals.

GLOBE AND MAIL Link:

http://www.theglobeandmail.com/report-on-business/economy/housing/regulator-lays-groundwork-for-new-mortgage-rules/article17956314/

Mark Schadenberg, Sales Representative

Senior Real Estate Specialist (SRES designation)

Royal LePage Triland Realty

757 Dundas St, Woodstock

www.wesellwoodstock.com

(519) 537-1553, cell or text

Email: mschadenberg@rogers.com

Twitter: markroyallepage

Facebook: Mark Schadenberg, Royal LePage Triland

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Woodstock could look at new Paris outdoor swimming pool

Paris pool two-phase project approaches completion

Sierra Construction from Woodstock builds new changeroom structure

By Mark Schadenberg

PARIS – As a long-time member of the Woodstock Recreation Advisory Committee, I read this story with interest as our city will soon have to replace the 65-year-old (approximately) Lions Pool on VanSittart Avenue.

For several years, the outdoor in-ground Lions Pool has been held together with duct tape and ingenuity, but just down the road in Brant County, the town of Paris is preparing to debut its brand new pool complex, which was re-built in two stages.

The total price tag was $1.6 million.

State-of-the-art features include a heating system that can rely upon solar energy. (See: Picture below from about 4 weeks ago)

Interesting to note that Sierra Construction (www.sierraconstruction.ca) of Woodstock is the main contractor for the building (dressing rooms, etc) itself.

Dollars have been donated to a fundraising committee (www.parispool.ca) and continue to be donated to fully complete this project.

The latest Brantford Expositor story, which was published last month, noted that the dreadful winter we had in southern Ontario caused delays, which in-turn resulted in a race against the clock for government funding timetables.

The key to the pool's design is that there is a ground-level entry point for toddlers and physically challenged to use – as if you're at a beach.

LINKS

http://www.brantfordexpositor.ca/2014/03/21/paris-pool-project-will-meet-deadline

2012 Story:

PARIS - After four hot summers without an outdoor pool, Brant County swimmers will be able to cool off this weekend in the new Paris Community Pool.

The $1.6-million pool opens on Canada Day.

On Friday, a group, including Brant politicians and members of the media, toured the facility.

"We are very excited," said Coun. Shirley Simons, who chairs the pool's building committee. "This is a very nice moment in the county. It turned out beautiful. I am thrilled."

The new pool replaces one that had been used for 54 years and closed in 2008 when it was discovered that it had a significant leaking problem.

The new pool is 35% bigger, has four 25-metre swimming lanes, an improved design for swimming lessons and a new mechanical building that will serve both the pool and adjoining splash pad.

The pool now will accommodate a maximum of 240 patrons, up from 175.

Other features include beachfront entry accessible to all, a tots' play area, diving board and slide, a sun shelter and sitting area.

The modern mechanical building includes a machine that automatically feeds chemicals into the pool, and a system that conserves heat and reduces energy costs.

Meanwhile, Simons said a $500,000 fundraising campaign is underway to help pay for the project. Letters have gone out to local businesses asking for contributions. Simons said about $40,000 has been collected over the past few months.

"I'm confident we're going to come close," Simons said of the fundraising goal. "There are a lot of businesses that are excited about this."

Stacey Ellins, recreation co-ordinator for Brant County, said pool staff worked hard to give a facelift to the 55-year-old building that houses the change rooms and pool office. The hope is that the building can be replaced sometime in the future.

AUGUST 2013 Story:

The second and final phase of the Paris Community Pool's complete renewal has received nearly unanimous approval from County of Brant council members.

Council voted 9-1 in favour of approving a recommendation from the community services department to accept a $1-million bid from by Sierra Construction Ltd. of Woodstock.

Sierra will be constructing a new main building, including public washrooms, change rooms, an accessible family change room, a front-end addition for a more accessible and efficient staff office, additional storage space for program and facility supplies, non-slip flooring and more accessible features.

A staff report said the county has worked with Sierra successfully on several other projects.

The last pool at the site in Lions Park was shut down in 2008 for safety reasons.

Paris Community Pool building committee chair and Ward 2 councillor Shirley Simons was excited to report that the project would move ahead immediately now that it has been approved.

"We got the pool approved," she said outside the municipal offices in Paris on Wednesday. "I'm very pleased."

Sierra beat out only one other qualified, but higher bid from STM Construction of $1.5 million. Five others were submitted, but failed to enclose a "bid security" in the form of a certified cheque.

Nearly half of the building costs will be covered by a federal Community Infrastructure Improvement Fund (CIIF) grant of $475,000, but Simons said the work must be completed by the end of March 2014 to ensure the funding comes through.

The pool building committee is also waiting to hear if a provincial Trillium Foundation grant of $125,000 and an Agri-Spirit grant of $10,000 will become realities. Simons said the news is for both grants is expected in November.

If the committee is successful in securing the Trillium grant, $14,000 will be added to the budget for the construction of accessibility components necessary to quality for the grant.

Less than $400,000 of the project cost will be financed through long-term debt at a low interest rate, according to Simons.

Sierra's original bid was $1,162,305, but county staff found cost savings by eliminating the built-in bench along the covered entry walkway, making the main gate chain link instead of galvanized steel grating, using laminated glass for the windows instead of tempered glass with safety film, eliminating a pipe chase and changing the plumbing to approved polyethylene instead of copper and cast iron.

The Paris Pool fundraising committee of residents working with the building committee have raised $62,000 of their $250,000 goal for the new building.

To volunteer or or donate to the pool, call Thecla Ross at 519-774-2050.

Pledge cards for the pool project can be picked up at any County of Brant office and at the Brant Sports Complex on Rest Acres Road in Paris.

Mark Schadenberg, Sales Representative

Senior Real Estate Specialist (SRES designation)

Royal LePage Triland Realty

757 Dundas St, Woodstock

www.wesellwoodstock.com

(519) 537-1553, cell or text

Email: mschadenberg@rogers.com

Twitter: markroyallepage

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