Real Estate

Ottawa and Surrounding Area Real Estate market discussion

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Deal Addict
Dec 23, 2010
1897 posts
969 upvotes
Moon
skeet50 wrote: It apparently needs to be more clear. Perhaps this sentence on the first page of the site you provided above can help:

Most home builders include this rebate in the purchase price and have you assign the balance back to her/him at the closing of your home. (emphasis added).

This means that for most home builders, the price shown accounts for the fact that the buyer will assign the HST rebate back to the builder. The builder will not consider the rebate as partial payment for your home. Having bought 3 new build homes, I can tell you that this is how it worked each time.

If there are reasons why you cannot or do not wish to assign the HST, the builder will present you with a contract that has the price of the house plus the HST added (resulting in a higher price) and you can claim the HST rebate after you close on the home.
After doing more research it seems you are correct they include rebate in price.. Horrible and false advertising IMO. Pretty pissed. Oh well...
Deal Addict
Nov 26, 2004
4460 posts
4122 upvotes
BiegeToyota wrote: Thinking of buying something like this. Condo feees look very reasonable for an older building. I never lived in Ottawa, but looking at google maps this seems to be prime location and perhaps easy to rent. Any suggestions welcomed.

https://www.realtor.ca/Residential/Sing ... CENTRETOWN
Yes, this will be considered prime location and should be very easy to rent as it is right in the downtown core. Whereas with most of the other new buildings, they are more at the edge of downtown.

This unit also comes with parking, that's probably worth at least an extra $100 if not $150 per month in rent over another similarly price 2 bedrooms unit.

As you probably know, the risk of buying into an older building is special assessment. So let's say they want to modernize the lobby, replace the roof, or do anything structural to the building, be prepare to come up with funds to pay for it. Also, appreciation in these buildings tends to be low as well.
Last edited by William W on May 14th, 2017 5:06 am, edited 1 time in total.
Deal Addict
Nov 26, 2004
4460 posts
4122 upvotes
Applesmack wrote: After doing more research it seems you are correct they include rebate in price.. Horrible and false advertising IMO. Pretty pissed. Oh well...
To be fair, if you were to look at advertised price of a new car, like the Nissan Leaf, it is usually advertised net of any manufacture rebates as well as government rebates.
Deal Addict
Dec 23, 2010
1897 posts
969 upvotes
Moon
William W wrote: To be fair, if you were to look at advertised price of a new car, like the Nissan Leaf, it is usually advertised net of any manufacture rebates as well as government rebates.
How much of a discount do you think I can get on upgrades from a builder? Which one is usually more bang for buck: Mattamy or Minto?
Deal Guru
User avatar
Jun 28, 2003
12181 posts
5650 upvotes
Ottawa
Applesmack wrote: How much of a discount do you think I can get on upgrades from a builder? Which one is usually more bang for buck: Mattamy or Minto?
For new builds, I suggest you visit and find the information you are looking for on this forum as you can get more current info and updates from fellow home builders/buyers. A number of us who post here also post over there.

http://www.buildinghomes.ca./community/ ... y.php?f=35
Deal Fanatic
Jan 15, 2017
5749 posts
6121 upvotes
Ottawa
Applesmack wrote: How much of a discount do you think I can get on upgrades from a builder? Which one is usually more bang for buck: Mattamy or Minto?
That will depend on the time of year and the specific community and how well it is selling. I have visited several presentation centres recently and the most common statement I hear is that new homes are selling quickly. The numbers seem to support that assertion (http://www.obj.ca/article/ottawa-new-ho ... umps-april).

Mattamy offers great deals on its early occupancy models. They are actually offering some great deals this weekend on some homes in its Orleans Summerside community. I know of a friend who bought with Mattamy and was able to negotiate discounts of about 10% on upgrades selected at the time of signing, but no further discounts. FYI - when I bought my Mattamy home, I had 3 opportunities to select upgrades - a limited number were available at signing, then a second session for structural and then a 3rd for finishes. Things may have changed since then though.
Deal Addict
Dec 23, 2010
1897 posts
969 upvotes
Moon
skeet50 wrote: That will depend on the time of year and the specific community and how well it is selling. I have visited several presentation centres recently and the most common statement I hear is that new homes are selling quickly. The numbers seem to support that assertion (http://www.obj.ca/article/ottawa-new-ho ... umps-april).

Mattamy offers great deals on its early occupancy models. They are actually offering some great deals this weekend on some homes in its Orleans Summerside community. I know of a friend who bought with Mattamy and was able to negotiate discounts of about 10% on upgrades selected at the time of signing, but no further discounts. FYI - when I bought my Mattamy home, I had 3 opportunities to select upgrades - a limited number were available at signing, then a second session for structural and then a 3rd for finishes. Things may have changed since then though.
10% off upgrades sounds reasonable. I will try to negotiate that.

Also do you know if instead of the oasis I'm just able to replace the tub with a shower?
Deal Fanatic
Jan 15, 2017
5749 posts
6121 upvotes
Ottawa
Applesmack wrote: 10% off upgrades sounds reasonable. I will try to negotiate that.

Also do you know if instead of the oasis I'm just able to replace the tub with a shower?
We couldn't, but that was 5 years ago and things could have changed. FWIW: We were very pleased with the home buying experience with Mattamy and continue to be pleased with the home 5 years later. I would definitely buy with Mattamy again.
Deal Fanatic
Jan 15, 2017
5749 posts
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Ottawa
daverobev wrote: Can someone give me an idea of what I would expect to get for my condo/strata fee on something like

https://www.realtor.ca/Residential/Sing ... -Glencairn

I think water, snow removal?, all exterior stuff (windows etc??) is included?
Interesting that the listing states that the condo fees include care taker. I just did a google street view of the address and am a little surprised. There are quite a few houses in the complex so it isn't a small condo board. There are some homes with screen exterior doors and some without, which is a little odd as most times I would expect to see all with or none with. Enclosed rear yards indicate that home owners may be responsible there.

I also noticed in the street view that the complex didn't appear to be well looked after. It must have been early Fall and there were fallen leaves in driveways and noticeable soiling and what appeared to be green mould on the exterior of some homes. Grass was quite brown on some homes and weed infested on others. This would lead me to believe that either individual owners are responsible or the board is just not maintaining it well.

Is snow removal included? Certainly something worth verifying in the condo certificate. But, for me, the google street view has me questioning what should be taken care of and what actually is.
Deal Addict
Nov 11, 2004
3503 posts
615 upvotes
Ottawa
swales wrote: Break even? Unless it's a case of an emergency I don't know many people selling to break even. Also I would never pay 5% commission when selling but I don't see the need to rely on realtors, esp at full commission
Im sure it happens more often then you'd think

5% + Hst is a huge chunk to take away from the selling price.

Sure it may have sold for 20-25 thousand more then they paid, but that goes to the realtor
Hello
Deal Addict
Oct 3, 2004
4012 posts
715 upvotes
ilusa wrote: Im sure it happens more often then you'd think

5% + Hst is a huge chunk to take away from the selling price.

Sure it may have sold for 20-25 thousand more then they paid, but that goes to the realtor
I'm still going with I doubt very few. I've sold several houses as have family, friends, neighbors and no one ever came out even, all made a profit and like said before unless someone has no choice but to sell I doubt they would do it to break even.

Also, why pay 5%? There's no need to pay full commisons, you have to be nuts to do that. Ask for a discount or go to the next of the hundreds of agents waiting in line, most I've paid is 3% total but usually only 2.5%.
Deal Addict
User avatar
Dec 8, 2010
2564 posts
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skeet50 wrote: Interesting that the listing states that the condo fees include care taker. I just did a google street view of the address and am a little surprised. There are quite a few houses in the complex so it isn't a small condo board. There are some homes with screen exterior doors and some without, which is a little odd as most times I would expect to see all with or none with. Enclosed rear yards indicate that home owners may be responsible there.

I also noticed in the street view that the complex didn't appear to be well looked after. It must have been early Fall and there were fallen leaves in driveways and noticeable soiling and what appeared to be green mould on the exterior of some homes. Grass was quite brown on some homes and weed infested on others. This would lead me to believe that either individual owners are responsible or the board is just not maintaining it well.

Is snow removal included? Certainly something worth verifying in the condo certificate. But, for me, the google street view has me questioning what should be taken care of and what actually is.
I meant generally speaking, what can/should one expect to be included in those condo fees, in this area - not, what specifically for this unit. But thanks anyway.
Deal Fanatic
Jul 4, 2004
7429 posts
4676 upvotes
Ottawa
daverobev wrote: I meant generally speaking, what can/should one expect to be included in those condo fees, in this area - not, what specifically for this unit. But thanks anyway.
What's included varies by the condo board. This one includes water and I suspect that's about it. Very likely only includes snow removal on common areas / shared road but you'd be responsible to remove the snow at your unit. Same thing might apply for lawn care - they might cut the lawn of common areas but you have to cut your own yard.

Windows (not always included)) and roof (often included) and other maintenance also vary by condo board - some have it, some don't.
Deal Addict
Nov 13, 2013
4520 posts
3685 upvotes
Ottawa
michelb wrote: What's included varies by the condo board. This one includes water and I suspect that's about it. Very likely only includes snow removal on common areas / shared road but you'd be responsible to remove the snow at your unit. Same thing might apply for lawn care - they might cut the lawn of common areas but you have to cut your own yard.

Windows (not always included)) and roof (often included) and other maintenance also vary by condo board - some have it, some don't.
Yes it does vary. This is a very low fee (water alone could be $100 a month though less if mostly older single people) so if they are covering windows and roofs it is may be underfunded and there will be a special assessment when replacement is needed. The other big expense in these type of condos can be the access laneways or roads. You need to not only pay for snow removal and maintenance but also insurance. This corp has a lot of units so this part may be more affordable. I have seen freeholds that had a common expense that only covered this type of laneway and it was nearly $300 a month.
Deal Fanatic
User avatar
Dec 27, 2009
7941 posts
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Victoria, BC
swales wrote: Which is what I said but really how many cases are there like that, I would say very few in Ottawa.
Military families when they have to move (and furthermore they aren't going to care as much about small losses as it gets covered for them up to 25K). Yes, people would rather come out with profit, but that isn't always possible - at least they get the loss covered unless it came to more than 25K. Divorce situations are common too. There are MANY situations where people are forced to sell and don't always come out ahead.
Sr. Member
Aug 14, 2007
562 posts
314 upvotes
Ottawa
Chickinvic wrote: Military families when they have to move (and furthermore they aren't going to care as much about small losses as it gets covered for them up to 25K). Yes, people would rather come out with profit, but that isn't always possible - at least they get the loss covered unless it came to more than 25K. Divorce situations are common too. There are MANY situations where people are forced to sell and don't always come out ahead.
Agree, especially if you buy and sold within past five years in Ottawa market. Ottawa market is only up 2% from Year 2012 to 2016, it is not easy break-even if you include realtor fee, taxes and other fees. I know a couple who bought a big house and divorced, and they forced to sell and take a big loss.
Deal Addict
Nov 13, 2013
4520 posts
3685 upvotes
Ottawa
swales wrote: I'm still going with I doubt very few. I've sold several houses as have family, friends, neighbors and no one ever came out even, all made a profit and like said before unless someone has no choice but to sell I doubt they would do it to break even.

Also, why pay 5%? There's no need to pay full commisons, you have to be nuts to do that. Ask for a discount or go to the next of the hundreds of agents waiting in line, most I've paid is 3% total but usually only 2.5%.
My experience has been the opposite. Most of the people I know have had their Real Estate fees covered didn't make nearly enough to pay fees and still break even. These were mostly post 2009 purchases and mostly in central Ottawa. A 2.5% listing in Ottawa seems a bit unrealistic as this would require the listing agent to have a 0% unless you are lowering the buyer commission also. I was looking at lot of houses last summer and the lowest I saw was 4%. Add in land transfer taxes, legal fees and breaking even is tough in a slow moving market like Ottawa.
Deal Guru
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Jun 28, 2003
12181 posts
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Ottawa
Word is Hard Rock Casino will team up with OLG to expand the Rideau Carleton Raceway to expand what they currently have to include more slot machines and table games. A Hard Rock Cafe and a Hard Rock Hotel will be part of the deal.

This is what Melnyk (Senators owner) previously craved for the CTC and surrounding areas and he threw a temper tantrum when he did not get what he wanted. Moot point now as the team will be moving downtown anyway.

This will expand the entertainment options for folks living in the South-west part of town (Barrhaven, Manotick, Greely, Riverside South).
Newbie
May 7, 2017
86 posts
37 upvotes
canabiz wrote: Word is Hard Rock Casino will team up with OLG to expand the Rideau Carleton Raceway to expand what they currently have to include more slot machines and table games. A Hard Rock Cafe and a Hard Rock Hotel will be part of the deal.

This is what Melnyk (Senators owner) previously craved for the CTC and surrounding areas and he threw a temper tantrum when he did not get what he wanted. Moot point now as the team will be moving downtown anyway.

This will expand the entertainment options for folks living in the South-west part of town (Barrhaven, Manotick, Greely, Riverside South).
Will this be an actual entertainment destination or merely a place to lose money like the Hull Casino? Too bad they didn't put it downtown at least that way we could take some money from the tourists.

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