Can i document type sign travel agency agreement montana
I have over 2,000 members in this topic is just amazing how we kind of move from party and I think you always come here the reason why you here the reason why it's time to puff is basically to share information vision estimate for now both years with every four years and met a lot of wonderful people that helped me along the way in and those members of the public basically please it's these four people comment and get a question that nerd meet each other and network and see how some of you on this side and now this side hi so what we do every month is we like all people that I know personally before that I respect before that you know individuals people out there and how did you come to share their secrets share theirs for their teaching share to their experiences with all of us the design belief is that you know pretty much have to give everything back so I'm of the mindset that ask me anything you know just very often again we believe in this open society of a network and at the moment the more we share the more we actually gain you know it works like magic I don't know how it works but it works like magic and you know we're really not getting ready with ourselves but not necessarily with any other individuals you know in real estate most importantly I encourage you to come as well because all the knowledge is right here I believe that so if you come here with a question or a story you know you can find answer tonight but I hope you didn't come here tonight ask people to come with a question every community fine otherwise you know otherwise it's just entertaining then it's okay but there is another after that and after that and we don't get to do things if you just go to beings and all that those but greedy we won't look go to one meeting and then get working or something if you haven't done if you haven't started it that's what I would suggest and if that book has to be mine that's okay too just want to finish with this for you because I can and you can probably come from this just came back from Hong Kong but we have a friend of ours who lives in Hong Kong and he came back here for Christmas and it isn't a 450 square foot condo base $2,500 us rent a month and the condo is volume anywhere between four five million dollars in combo so a similar sized pound of here in probably an action for two thousand dollars and the price was similar Honda would be 400 times identical now people have home home they want to invest money in Toronto but their Indian is like - so she has to be something it makes me feel uncomfortable it's cheap why's it so cheap in terms of my but one thing that is that I can actually help more people become homeowners bastard something flowers Imams and those are becoming from the banking industry I'm sure has some familiar he finally asked a show of hands how many of you are homeowners already see the majority of them so there may be a couple of you who are not hoarders and those of you who are homeowners already do you have friends who are wanting to become homeowners yes Chopin know anybody who might like to become a little longer and it's like something's holding back some something that some people in the fact is they don't have enough money for the down payment cabbage so this is again I should really so different babies are our speedy ways that's where that well conceived it up to and I apologize if this is repetitive for some of you but perhaps it is needs work so that's there's a multitude of it before some of their earned income in the previous year at the maximum of 24 934 2015 contributions are tax deductible and your earnings are actual torso over the one you spend in fact error speak you don't get back soon and go that's how to take a plan if you don't have money potential living here you can carry for your future and so just like you can example of how this is so let's see we have a year in one institution and she made that meeting in the maximum allowable contribution of 80 percent or $9,000 so this would hurt Susan faith in 1215 pure faith and how it works we are in a marginal tax rate system so for the first forty thousand and thirty times you get a 20 percent person tax so the pool was ten thousand three men seven that she paid however because she made an army contribution her taxable income are reduced by the amount will be our contribution so so she should have only pay taxes now on the forty one thousand which amounted to so the amount of she should have a fix the 41,000 should be 80 to 20 and that's based on twenty percent so when she passed her taxes she will receive a refund 2176 okay that's the basics in order for people to receive this tax refund this year she should have filed she should make a plan to disinvite her 329 of 2016 so we always are given to month next are to make that that's why your best advertising RSP season a lot of people did not make contributions in the air they can catch up and make a lump sum payment before the deadline just so they can get there they could get their money back so there are couple of hours like learning to drum we found last week for a study set of four indices and the one that is relative to these powers even is the RSP home buyers plan this world leaders we love Marla Spassky who just not pay the universe home he could also be a subsequent home and so if that person having owned the home even close five years so the nice thing about is you know making up a couple each month could potentially good to talk with 25,000 per person so we're in a in a market that's increasing in value that UK markets a lot of people are wondering am I to be part of this market I don't have enough money after that people have been educated we can't delay my 20% down and that's just that wisdom is kind of going out the window with so and the percent buh-bye if you get 5% so it's not as if somebody doesn't have now in order to have Domingo job for the home buyers friend know that there are some stipulations you can just start twenty twenty five thousand one day implore the money the next day so there are many parts that people with at least 90 days the concept of insurance please or you can make a withdrawal for the home buyers plan so money has to mature for 90 days into your if there are SP that's per month and we go we turn agreement to purchase or build the qualifying for a home for himself yourself or person with a disability and you must incentives to home with a private residence so unfortunately for I know a lot of people are mister people this cannot legally if used for personal property this game is this will be a crappy residence so no later than one year after buying it in you have up to 15 years to pay back the home buyers plan and there's a two-year waiting period so to speak so starting in the second year and probably course you have to pay back 150 of the some power capacity in each year so innacurate we take 115 of the total amount model and the until the four month is that if the person was faculty they won't receive the amount that he he'll simply be brought back into your income that pretty good difficulty and I stopped whatever you want was that here let me get taxed on it so it's not important thing but it's just you are you kind of negating your benefit of that tax deduction now what happens you know especially a lot of young people they would like to become homeowners sooner but it doesn't matter just to save me now so I need you to spend anything and and so for those people who have not managed to save enough for their down payment what in possibly there are companies out there that will don't pay money it's always the person facts are to be possibly something available you can actually take a loan and deposit it into an arts become and then within 90 days because you can use those funds for the home or my expect very strategy no a lot of people think they can just go through like this can do a bank and strategy I'm working a lot a lot of X with people and I notice from people have like 18 years they will collateralize the wrong so this is the only place they will actually let you put money on for the HPP so there are other cities out there and third-party providers and people be bank that's lovely and I with them they will are they from major institutions and our money's being used as always the legal purpose in this case there or by the government we use the money for the home buyers plan so it's also making your own treatments they don't have any this allows you to the consumers people to be simply capture computers a lot of people have intention of the agreement they may not gonna rock with you are but again a little more balanced yes or she could use it for the closing cost on her property so oh I had to share for today guys if you have any questions about this strategy thank you thanks a lot everyone for coming and so what do you think was a totally just mentioned that I was in Hong Kong for a while there for those two months doing family and traveling research market doing some presentations actually as well and the funny thing is if what told us is true it's like it's totally different have the prices coolest in the world per square feet and even though it's very expensive exactly in fact the last couple years and a lot of people attributed people that holding some of the expats that are working there they attributed to me politically don't really know what's going on it's been a British colony for so long and you know lately there's been like different political movements going on there's a lot for not sure and a lot of them are saying that their money is actually going overseas a lot of the money's going to you know a lot of the other places okay u.s. and it's very funny because when you when you go there you see that all the shops contributing you've been there for a lot of the shops for like jewelry shops watch tops every other one but they're all like first time and let you go in there and see anything same with with Macau we just like a lot of things on the piece I went there was a ghost town Thursday and Friday and anybody there so the sensors that detect a lot of my point going west and that might be all right so I'm going to talk about and I'm gonna show up and anybody's been through the process of putting in a legal duplex or picosecond Suites and he you know right yep all right so we're going to talk a little bit about some of the process some of the requirements and then ways to optimize it all right so this is not always true alright so the reason why we wants to create legal safe healthy basements pizzas to avoid having any tents and like this so I'm not that oriented my background essentially the reason the way I got involved in basements weeks I was a home inspector for a company Archer no mom between 2007 2011 doing a lot of inspections in the trauma area and people always come up to me and ask me you know can I rent this basement suite of is it legal and I said you can rent it out I don't know if it's legal you have to find out in city contacted lawyer they might have some information essentially I wasn't really giving them information so I felt like something was missing so throughout that time called a lot of research since 2011 and over to the education and training department at carcinoma training home inspectors and at the same time a lot of research on bases going through the process myself created a equal course into the education course on secondary Suites for builders and since then another have become a consultant and we design work for these segments as well and that's really how I got involved in it and a lot of interesting things and a lot of developments have in the last couple of years so what are the factors driving demand will well-built basement Suites so the biggest person foremost is all team so build 140 affordable housing act I'm going to get into that little bit more detail later on so essentially it's a provincial mandate to allow to actually enforce municipalities to have policies in place to allow secondaries and so in the past every city has about to say you know they want it or whatever because of situation didn't want it in your backyard essentially other factors obviously much higher cost only favor a lot of people can't afford to buy houses unless they're going to partition it and metal portion of it another policy issue has image does allow hundred percent of the income from a basement suite as part of the qualifying or or the ECB's housing organizations of course family employment center industry generational living one household okay so you have their stats to show that a lot of adult children are staying on longer there is actually elderly parents in vacuum children definitely immigration that is accurate in having multiple generations that you have also okay and also an interesting one it's trans to the sharing economy right Airbnb you see I when I was in Asia is pretty much as stated here because it it made sense I have two little ones and you know it's impossible all that easy so to have a place where you can have a kitchen in the coats and meals at the beginning all right so it's it's good to have places where people can rent out an entire unit past goals so they make sense from a perspective of course because eventually come offsets the cost of the mortgage and the ability to have separate autonomous autonomous units for family members from a tenant standpoint a basement apartment is typically cheaper than say that New York Ando from the square footage standpoint and they're also now able to access perhaps desirable neighborhoods community amenities schools and things like that where they may not have had that opportunity living upon it so you must know state investors and real estate professionals how can you benefit from this okay so there is a favorable in policy environment because a lot of the cities are dealing with affordable housing issues there is a trend that a lot of counselors are asking planning and building departments to make it easy for people to create these secondary Suites so that you provide more affordable house definitely high demand from home owners and tenants there are many suitable properties available in many cities so in Toronto itself you have a lot of these bonuses that used to be the suburbs like Skaar go north or topical they're no longer subject right different center to articulate your blog the neighborhoods that work those very well 50 60 70 years ago that are very good to convert into multiple units possibility to try places big gains from changing the function of single-family home okay so as real stating that investors we know that how we make money in real estate is through appreciation the market from cash flow as well as the mortgage to pay down but if we can physically force appreciation on the property right we can change the function of properties added an addition within a secondary suite increase the value five forty percent well that insulates us in case there's a downturn and there isn't a downturn and things are still going to go like the way they've been going on for the past hour Peterson when we get that actually gain all right so the big game really from an investor standpoint is that you're changing the value is boundary money okay so very quickly the agenda for the rest of the presentation a little bit about the history of the yukine the second part really focuses on the requirement its what requirements there really are two things there's the zoning bylaws and then there's the building code and the various other codes such as hiring articles we're going to cover some of the basics and that number to be some additional items to optimize function of the space so not necessarily requirements about how can you do renovations how can you position the space of the basement suite sort of maximize its function reduce costs during construction and use cost we're going to talk a little bit about the process of getting the permits and doing a proper secondary suite and then I'll show you a case studies not some projects that I'm working with right now and then I'll touch a little bit on my consultation service at the very end so before 1994 essentially there are no rules okay you had a basement apartment for for 1994 and you can be netted it was done before
then it gets grandfathered in that doesn't mean that it it didn't need to have it done properly but it's considered an older property it doesn't the new building folks don't apply the only thing that does applies the Spira most basic need to ensure that you have proper rest so exits for people you have to have proper fire alarms things of that nature but in terms of ceiling height in terms of you know with the hallways the stairs those things will apply if the this basement suite existed 3 1994 okay so things like potentially each Lehman's attendants who were on older cysts or even just a sign after David from the salary indicated that the unit existed there a long time ago that's usually adequate food that you don't have that are these processed identities in 2002 see a problem was the first city that started to beat you back up there little bit so 3 1994 they allowed it was no issue and then in 1990 eighty four equals ago bedroom the province said that you know you want me to lot of basic apartments a lot of it is probably said no we don't want this in the backyard don't want these economies or tenants more parking our schools are going to be packed you know clients every city said no right so pretty much to mention 94 through 2000 it was a little me go everywhere so Toronto meeting an affordable housing sort of center of Ontario said no you know what need to allow since 2000 has had all seeking place to allow secondary suites and so that's why there were a lot more experience in terms of dealing with process so 2012 bill 140 came along which is the strong communities Housing Act this is a province-wide mandate that said you know it doesn't matter that you don't like it right the hold on my back that I think this apply anymore because portable housing is a real issue not just in Toronto but in the high-rise in the Greater Ontario area so essentially they have said to every city head you have to get your act together and set policies in place to allow secondary suites so the cities with official policies so let's suppose 2001 2005 and then really 2012 is when all the other so you started 2012 Mississauga 2013 Markham 2014 that's it very much so pretty much all the matrices and then how does involve this question well I have four projects that I'm working on right now here in Hamilton it's not easy they actually don't officially have secondary school policy they call it depressing and they have seven different zones for a city of half a million people and a lot of politics with it so I'm dealing with that and read a little better right now so essentially they have always had three flex policy and burn it they don't actually go by the building code but they have their special file on which is section nine five or six two five so it means investing in Hamilton that you want to know the process of doing conversions it's good to know the building code but then you can also google section 95 a lot six and five men three games document section 19 talks about basement so let's talk about the actual requirements right now thanks when we talk about zoning so lot on the song kinda pretty much everything is on order so this is really the first thing we don't have zoning to allow thanks for sectors right so the very first thing is when you are considering purchasing a property including a secondary unit find out from the city if that particular zone is allowed in Toronto pretty much everywhere is about the guitar certain pockets don't allow it so it's always good to contact the city person find out and then the other things of course are the cold so property competency standards are things like new sizes hallway twits ceiling heights things like that and you have a fire interesting oh good so far Dakota faster so some of the property occupancy standards so height and so this is really the first thing you want to look for when you're clear want to put in the second is what makes you have the height you don't have the height you want to put in anything you can't get it legalized then you dig into the basement and that's $10,000 100 that it's the only way that's meet the first thing so 65 after everything's finished is the minimum in most cities and so the top of the finish or to the underside of the ceiling after the drywall has been so there were spatial requirements as well any other good so as an example there's a minimum time for the living rooms to be upon 45 square feet the dining room has to be I think 40 square feet in the kitchen is like 45 square feet this is based on the assumption that the rooms are compartmentalize if it's a big open space like you have a common area like maybe a value kitchen which is very common then those space constraints are actually produced so those sort of things are building code that you have to be aware of sorry it's also open space I'm sorry if they're open what's up yeah what's the area I don't have a number off top my head but it is it is reduced so as an example let's say you have your roughly 230 240 I know the number is around 200 it feels to me space that's rough there's also natural lighting requirements so whenever you do any sort of new construction on the main floor we have a rather lose 10% of the floor space as glazing so if a living room let's say it's 200 square feet you need to have 20 square feet of the basement is cut in half so you would need 5% for example in the living room and in the bedroom that's even less it's two and a half percent so that's only specifically for natural light there are also requirements for ventilation and then of course there is a department's for exits which we discussed earlier so in terms of containment this is sort of fire safety you want to make sure that if there is a fire that's contained within the unit I assuming it's two units you want to make sure obviously hopefully whoever segment is able to evacuate but it also allows for enough time for occupants from the other unit to evacuate as well so e : asks for at least 30 minute our separation two units so that's typically a 5/8 type X drywall so not your standard practice by long time off and then the furnace room as an example we are one hour prior to separation double that 5/8 on both side it involves what this is what this is just sort of my example here of what a very comments or a bungalow type of secondary suite might look like right so you have your sort of side entrance you just have to get down 800 square feet roughly so let's say your furnace room is the pump in that corner that wall needs to be one hour separated which means 5/8 drywall on both sides of that wall and then I'm assuming without wall you need two layers of that 5x speaking that tanks fighting each other the word is also needing to fire one hour for fire separation saying for a full version right so you can have specifically fire rated I put doors but my little house when I did it I just use the next to your metal door from home full-time followed and that's definitely way more than one hour and again that's awful yeah that's my person and I go in there technically so one hour meters you go without losing device so the next thing for our champions music distress what that means is the ability for people to exit generally speaking you want two sources of egress so you can have a meal or of course somewhere coming into the enn requirement it's 32 by 78 inches for that door and then usually you need to have a window of somewhere else in space I recommend putting into the bad news I mean if there is a fire that's the most vulnerable spot for the question things I really badly as I feel on the opposite end of the door is minimum size is roughly four square feet opening with no dimension less than 50 it's a lot of people getting used by that so they look at for example the most common type of basement windows those slider windows you can't jump at the entire spot you can only count enforcement where it actually slides over right so the way around that without having to make a bigger window this to change hats who an egress casing the type we know the ones you sort of prank and open and it opens all the way that opening comes to work that three-point in square feet we know yes so the window wall has to be actually a lot further and they don't have a number off but once it opens you still need to have an additional no okay so there's there's or one of those on any type of Windows right great that was going deeper so that we still need tablets right if they opened up it needs at Harvard right yeah becomes tricky when when the glucose on the side property line and you're intruding into the probably month so when it comes to things like Windows it's always good to try to place them either in the front back that you will deal with that are you sure about that actually when we talk about some things to look for when you guys are ready are properties that are suitable percent courtesy so persevere so finish off fire detection early mornings so essentially alarming people at there is a fire so the code sets X of the standard smoke alarms are okay as long as you have the radiant fire separation and then the interconnected smoke alarms in so the idea is that because a lot of times you know the basements already finished they sort of put this in just so that let's say you already have two right along there didn't expect you to actually but that that mean fatigue is that of all some cities allow the subsidies don't they'll say it's a prior level we want the alarms to be interconnected they so if one unit it goes off in one unit the other unit has block and sometimes these are all things to sort of improve the safety apparently it's not but putting in all these things sort of the other requirement that's not on here is there's a new fire control so basically I'd like on the on the firearm so just the sound isn't isn't it not there needs to be sort of a light so so that's something that's in the last Universal so once again fire code is really the only one that is retroactive right building hold an electrical book you don't actually have to change it to today's standards but a particle you need to change stay up to date back so as landlords whenever there is a new fire code climate you guys have to stay on top of that it's like when they say it's not enough to have a smoke alarm you know in spot to be happening everywhere now you lose our part those things are hard fired but they need to stay up to date so suppression is the assumption that part's already happened and what can you do sprinklers is something that actually have them in lovely the two minutes a lot of those apartments that are that I've stated are relaxed however you're not going to have sprinklers typically in a residential single-family home so it makes sense to follow all the other rules in some cities I know well as well as its Ottawa sprinklers are required in the furnace itself which is pretty easy that's just have to connect into one of them one of the supply pipes and the other thing you need is what's called the end up smoke detector so in the past they've asked for duplexes and second Suites to have its own furnace right that's pretty cost prohibitive Givaudan it's it's also very cumbersome to install at six o'clock space and adds a lot more money so what they've done is they've allowed single furnaces to be shared by as long as it would say images with this factor here and what that does that if it detects that there's fire or smoke coming in from the into the duct system it actually turns off the floor plan so that Fire doesn't spread from one unit this is sort of an expensive item you know and not a lot of for this type of audience all this and it's about a thousand dollars it's not cheap but it's better than installing a separate separate dock system so I applied right now whose previous conversion to a secondary suite yeah actually it's designer it's designed to separate for this I think it's been done for $50,000 and it made the space alongside a little publish it was pretty happy in it all right people this question so electrical codes most houses are under amps and the question I get a lot of CDs operated there's no rule that's it they have about 200 hours ideally because now you have two separate units we have two stoves the running in maximum capacity Egypt 40 M to running ATMs they had all our local devices TVs iPads everything that can be an issue but there is no requirement it depends okay definitely if you have electric baseboard heaters or we have let's an 11 furnace then you probably need to operate to 200 amps upgrading also to 200 amps and separating the meters it's also good for me it's also good for my perspective sort of separating the utilities but the added cost is not $3,000 to connect a separate meter in there and then I have a second panel and all that extra work so you have to sort of decide it it's cost-effective community that so in other words it depends it so that's not especially being a rental apartments there's no there's no difference between the left behind it to them in a secondary suite compared to the rest of the house essentially you need lighting in every space outlets are required within six feet of any point on the wall standard okay gypsy eyes never can live with those so basically they're they protect ground called issues in areas where there's water so one of the area's athletes those have been requirement for a long time and temperature system of us are actually taken apart for a while now for any good installations and coming this year all circuits will also need to be our fault is robbing our fault circuit in lovely which means that smart so that's sort of a safety issue and it's not that actually it's usually arcing that happens with the walls so in the u.s. they've had fires as a result of that man so this is the mandate for all insulation I'm gonna have to this fall and that's just a little bit more work so those are sort of the requirements now I'm going to talk about some of the other items that you can consider when you're adding in the secondary so basically it's very important also secondary streets are in basements and we want to make sure that it's comfortable space right so even in this hot secretary you're putting in a finished finished basement you can just pour rectum or a TV you want to make sure it's dry anybody that's using a space so this is actually a patient that we did a home inspection on we point back they call this two months after the inspection and if they've got all the time I'll show this show this that it's all speaking out in here and said you know we didn't tell them but it wasn't raining at the time I think when we did the inspection was in the winter and then we also mentioned that there was a lot of serious leading issues on the outside of the house over with that what we saw on the outside of the screen right so we did advise them to make sure all of your reading is properties directly water away so this is nonsense no pain during the strength so 90% of water issues in the basement are above ground issues so things like rating is going to see here gutters and downspouts very simple things that can be addressed so those are sort of things that you want to look for clear you're looking for in a basement suite a plumbing is also very important whatever additional sweet you're having a lot of fixtures basically you have your bathroom you have your kitchen you have laundry area that's additional five or six patients that's going to take water capacity away from the house not water pressure but water availability so I always recommend if there's any sort of building spots for you to change your air supply pipes from 1/2 inch to 3/4 inch either copper or plastic that's good opportunity to do with renovation of unfinished it's always best to don't change the main service line coming into the house as well but if you can't get to that because it cost you know a very key thing to do to people's 3/4 on the inside so this is also my basement I changed it from package 3/4 supply and no issues at all right I have yeah absolutely yeah so just because the availability of the water so it's not it's not actually water pressure its water quality they're actually conversing proportional to pressure so the more water you have the less
ressure pressure you can use addiction just by came to Europe York our heads were awesome two years for electrical yeah yeah no that's you have the same plumbing system dropo communits right so the separate electrical meter is just for or hyper-consumption but for water yeah yeah you won't split it it's just yeah charge each attendant I think we can't have their own either other documents yeah yeah so that's that's something that you would divide possibly like watch their silencers maybe six and forty even with even the natural gas you know you're not gonna have against invincible furnace right so it's the same idea with the water whether it's a tankless or a tank system so people would divided based on maybe the size of the unit to make it fair but especially money bunch of things like you know you're not going to be any use more than this right you're gonna have that new temperature what electrical consumption you know that and arson some people just are or alternate from school are just random everything on so as a homeowner or an investor you want to make the person you want to have it responsibly well that's call me back yes yeah so there is more costly hope things for time so no real take the time I am probably about suitable with or can't forget okay also trains it's another consideration right so if you want to position everything is close to the major a that's possible when it comes to plumbing this has an added cost so things like that your kitchen sinks your your bath meet positioning it as close to the main drain that's what very important to do proper planning and beginning because excavating and connecting your supply trains ending to be too expensive to do several hundred seven hundred dollars per linear feet see nicely so this is a bathroom where - Pierre - angry so to find out you actually just identified where your main side is where the cleanup is so to me this is the front of the house clean out somewhere the front you should be in the middle somewhere other than outside or inside and you scroll line means that this is sort of weird wonderful mechanicals very important as well so the comfort of space some cities food requires an absent this private refers come down to the ground because it's not as not the bowl in the basement rises as soon as it comes out it sort of goes back up it's a lot of people people complain about how comfortable or cold basement right that's not going to be the tenants red insulation obviously it's important as well for minimizing cost and comfort so this is also my basement I did spray foam insulation and it's the hole it's the warmest areas in my entire house insulation is also required for today so this is box all safe and sound in between joists so this reduces sound and also those protect against fire as well so that's a requirement for or separating basements and in some cities they know you can't install the drywall directly on the joists what they want to do is install metal channels perpendicular to the place and then the drywall is installed on the metal channels and that way you're not even eliminate it for a percentage method with common buildings we still hear noise okay so that covers really just a little bit on some of the additional things optimize the space obviously that's just sort of like that space so now let's talk a little bit about the process so this slide is very important because it's all about finding the right property so I actually just put in this light recently because I've gotten so many emails and calls for if you want me to do a consultation with them before they buy the property now you know that's that's something that's very hard for me to be because there's tons of factors that can potentially not that kind of potentially inhibit me a house to be referred to these right so there may be specific biology so I found several emails and I say here's the information that you need to look for the property it is to find the most ideal space in terms of usability for conversion as well as to reduce your costs during the conversion and then if you'd like I can come into the consultation so this is a very useful it's like you guys first name person foremost in space in height right the big the building point actually part 6 to 11 but for renovations help support the five people they consider that renovation and 65 is adequate is after all after all renovations of drywall or parking mobility also their importance you want to make sure that you have two parking spots available in most cities outside probably the far side by side parking okay the idea is that if the tenant parking you're blocking one person right so they can't exit I believe in time out or can use a lot and so that creates a different issue because it's now you have to widen your driveway to a certain extent and then a lot of cities also have a little bylaws to say that you can't happen within fifty percent of people on of your excuse me of your frontage more than fifty percent is by the way at least fifty percent has to be landscape okay so those are sort of things that you have to look out for if you're outside of time so two cities also in Hamilton yes yes no yeah depends on the neighborhood so if you're the beaches where and nobody has time right so then in their environment bylaws still be a party but what you do is you have to apply for my various media contestants and if there's proper public scientific you should get out of ammunition the only issue is that whenever you have to go to any and you have to get it for migrants that adds time to the product right so I think the hearing for quick adjustments all right now about three months or so so that's something to consider you can eliminate those sort of things and then your projects or the move faster size of the units to accommodate space requirements we mentioned think about the bedrooms right generally speaking you want to have these seven eight minutes where it beats to a proper basis we anything smaller is going to be difficult a lot of the older properties a lot of this enemies some of the smaller houses for example the beaches you know those are a little bit more difficult you know some of them might work for a person is it Hamilton there's actually pull off a bylaw to say that at least 700 square feet that's a city bylaw that's the penalty this is another thing that's a little unique site setbacks property life okay so whenever you pretty in the unit we even though the renovation they consider need use so you're putting in here you're creating a new space right and the code applies in this situation so whenever you have a Windows on a new space you need to have a proper set back to the project so you want to make sure that there's enemies or feet I believe it's one point two meters in the program of distance between your house and the property line not the neighbor's property and not the neighbor's property but the property line right to confuse things even further you won't even know because sometimes the fence is actually not where the property line is so really the only way to know is there's a survey so all things being equal if you're looking at several houses get the one with you know most setback otherwise you only other way around that if you don't have any windows along that wall okay but you probably still need to apply for our bearings it's also my launcher yes yes yeah it does and so in those situations that's why you probably would have it have them with the windows for those spaces in Ireland in the front of the back and you would still likely need to get a minor variants because of the back that you're so close to the power so - yes if the side done any properties in Toronto where it's been really close like I've done constipation for but I haven't gone through the actual sort of permit process so I don't have an answer on that generally speaking my experience with the city of cartilage that they are more conducive to making things work when it comes to bylaws as opposed to the code is a code right like you can't can't really change that because then you're with bylaws it's kind of playground peach peach me you can tweak around that and it depends on a lot of times it's bad to say yeah yeah usually you see it all because if they knew complain in the city comfortable silences maybe yeah maybe I'm not sure but it's something we're trying to do it now it would end again for the city just generally speaking a good amount of of needles and size of the windows that way you have to change the space that's yeah that's uh that's an interesting question it depends on where the exit door is the exit door is sort of if that has dedicated exit sort of like those bungalows that I showed you what you can decide if you guys it then there's no specified requirement in terms of the height if the exit door is moving the unit upstairs then there needs to be some sort of a step off into it so there's a little kind of very detailed things so it's not an ethical Moodle has to be large entities so that three point eight square feet that I showed you guys earlier that's assuming there's a dedicated instance for that unit but if there isn't a dedicated room that you have go through the unit it's a hard for me so a lot of those little intricacies in the code that inspect it may or may not be covered the basement have good sized windows even if they are not yeah yeah yeah and even if the windows hi to cut into the foundation to make it lower that's not the end of the rope that's pretty that's not struggling right it's what you have to widen the window then you have to support with a proper header that's where it gets complicated so you just have an increase in or let's say natural light or even just so that you have easier access you know cutting you know put into the foundation down it's not it's not hard to do you might even have to but that's that's the so this is sort of importance in priority right eating habits a separate into the basement is good things again even if the unit is accessed inflation assuming the middle of the house that's okay as well but you know a lot of people don't like like so the process the first thing of course is contact city all to be true that you are so the process is you need to submit drawings so this includes floor plans sections elevations site plans they can be done by a licensed architect such an axe mold here they can be done by a professional engineer or something and you as a homeowner convened yourself as well if you're comfortable doing some drafting and in most cases they'll always nine percent of the time you're gonna need a survey because the survey has been identified the property loss lines and it's going to show sort of your habits I'm just basically have parking that sort of stuff if you don't have a survey the next best thing is potentially a site plan that previously so when are you whenever you're buying the house try to get as much stuff from the seller as possible whatever they have sometimes they have documents buried oh wait no try to force them if they did mention that they might have something try to see if you can get those documents in that could save you a lot of me and headaches Negron and if you're lucky you might see a document that says that there was a basement apartment in 30 years ago all right so survey I mean if you have to get one under expensive and it takes a long time to even just get a lantern so we'll get in competing really no licensing financial things like radiation drywall there's Germany these things are federal contractors people the ones that do prior licenses and let's go is regulate like yes a signatory city is going to need to have an ESA to make sure that all workers had to hire a proper licenses and insurance if it's a business which as investors we're not living in the house it's a business right so are all of our mostly do you everything yourself you can do plumbing electrical or something all it needs to be inspected so that would be considered a powerful yeah so you would need to have like you can't hire a general contractor to do that technically it's supposed to be a license or something because your science requirements or or like we gather over that so yourself in terms of the inspection that's usually three or four stages before any more stunts they want to see you it's after framing and after wiring and then once finish everything they may come back for a final it's the inspection when everything is completed everything all the fourth initiative called lexical same employee as long as you're not changing the panel and adding it actually usually it's two inspections one when they do all the wiring before you drywall up and then the second one is after you actually install the devices okay so once it's complete make sure you contact the city you get the report to indicate that it's passed all inspections and it's now considered a legal secondary suite you don't take that right away - who knows five ten years down the road when you saw the property and you're kind of poop that sleeve oh sweet you might be a little bit challenging to get through to the city right so get that it's $30 it's a report that gets peanuts you save that pack it up and then you have that document whenever you saw the house like this is now a legal secondary suite don't have to worry about how I'm going to say this they're saying it's not illegal non-conforming community existed or they actually legal non-conforming so that means does that mean that it's hostile fire I know so then if you're buying yeah then we would call the fire department's come on to the inspection and then you would have any sort of upgrades and the advisors right so you might identify that the window size is not correct might identify that there's no fire separation becomes there's an downstairs so he'll tell you the closing but those things are typically not the end of the world issues like you can retrofit it or relatively small to actually process it's entirely illegal as any kind so one of the benefits of legal suite the same high rents are equality tenants and you know very important is integrity to struggling with your inspection process right and strangely so who are you guys it's a incredible investment opportunity I mean a lot of development that's happening in this city a velocities here it's either condos or suburban development right now we're looking at intensifying some of the core neighborhoods some of those post-war neighborhoods that have great infrastructure great housing building awesome plan right now it's just for it's just sucks people like us to sort of push that side of things and I think the floor of momentum that we build on that more opportunities that there's going to be anything is too right I mean it might be more work to go to that first one but once you get it going from the process and it becomes a great opportunity there's some time for some questions piece that is okay so here's a bargain under 10 minutes so here's a lot here's a project you're working on right now in Oshawa it's a new installation although this was illegal not conforming but it was really done in the past and yeah my client was actually loose it is you wanted to do probably sort of flip and saw his property purchased it or 200 just doing 404 it's what's that so this afterthought asked all the awesome of Iowa seller willing to go with him to the city and sign an affidavit in front of the so that he actually got past bylaws so you have to worry about the parking issue on the outside and in any and so new stuff just be inside the house okay so this is what it looks like obviously you don't have property not to be able to read this as much as you'd like to good area in Oslo just so he's expecting immediate good and invasive attachments look this house to be support the process purchase prices November 2015 350,000 rental cost including cosmetic or that's upstairs private and based on his analysis of the market the second area is five hundred thousand and it's really just focusing on site but from not from a cost perspective from its people not have for me you're already like yeah yeah so now if you're looking at it like competent and I'm going to spend on the renovation I mean they may be okay maybe just needs a new kitche
it's a paint and then you're good to go some fire safety issues but then if it's an entire line basically looking at you know so I guess you have air so in terms of actual cotton I don't have those numbers but if it's legal non-performing you're way ahead there's already yeah okay like turn premium for already yeah yeah and so that's why it's good to maybe look at stuff where I ever done finish it's an empty canvas and maybe you're paying less I mean pity little dust with the popping so it compensates or it could be something where it's a finished basement maybe it's not maybe it's not a hard day threatened but really nice and I mean anything that might make sense as well alright so a lot of times you know that people you just have to sort add that into the drawing to bring it again within the city of file because the process spit it out for 15 years it's generally likes music few years ago disease can see no choose to keep reading on probation basically requirements but now the province is Monday tour to see we've died they have to allow illegal based on sweets for secondary Suites so it's the lowering of their you know so as long as you follow up the requirements from the scene on how it should be done we should be okay so it's now they really no benefit from fine on you don't really have to convince those wrong legal it's not important businesses right any house that has a potential and then the city will allow identity so this is another house that's actually also new process and this is already an interesting secondary suite and so my client made rented out he's got a neighbor complained about city called it like them and said what are you doing here oh I'm doing renovations there's a kitchen in there I'm gonna vent about so called me other necessity neighbor and this is what the suite looks like so we're looking at the common and even here this side is where the kitchen is two bedroom there are a few things there aren't that many things in here that you need was inefficient so we get into the drawings we go on this side and so we're going through the process right now just got a permit so we get a contact me get this I've ever seen so this is the part of the drawings that we put together or that animism in the previous one that window here this window so we just added in another big window here to make available and I'll look at that we had two parts separate in the furnace room we have to change the ceiling in one area that's pretty much it so we have to make the cost including the design and everything is roughly getting up to speed a lot of $10,000 you pinch the rental potential so this is something that's existing there is if you get in there and we're just feeding it absolutely so the bonus here is we're deeply preventing after this my house in charcoal so this is an existing four-bedroom 1960 pack splits from the original homeowners from the 1963 house I feel so poor bedroom actually I converted it to a legally been lenient to better basement here from a Content finished it two years later on the weekends so I had a good number of windows for us as well as the daylight right so this is my hand sketch of the back slit so we're making these kind of tax cuts it's that compared to a bungalow your secondary unit is entirely the basement right and a lot of people have sort of that's big living in a basement so with a badge slicked we have a portion of the secondary unit on me or it's actually direct access to this of this unit to the backyard so it's actually quite appealing so it's a two bedroom autumn unit and three bedroom I mean unit both access to the outside so that that works well for for a lot of people even if let's say you're not renting it out to a needs this is something that's good option for people who want to get into the market but maybe I mean we can afford like what regular family average now even for single family so this is a specific adoption for other people so from the numbers I cops cost me about 25,000 and my estimate if I would've been out walking business specifications yeah tourist body better - sorry oh yeah well that that was startup that's mine I just I'm just guessing you conservative so that's a pop I'll just take two minutes yeah well those houses when they're really close together downtown semi-detached though with very sorry look you're going to eat yeah doesn't matter that is low because you can have window weld and that's still treated the same way yeah they don't care about actual company you know how much actual sunlight gets in as long as the glazing side store it's sort of a policy standpoint they don't really care about that as long as there's actual windows but you know from your perspective you want actual natural lighting because when you bring any sorry yeah yeah so for natural lighting requirements as long as you have two window sizes you know it's really low and it will be no well that's all that matters they don't care and then you can create as much kind of artificial lighting as you want to make it right to the eventual meeting to allow areas to meet yes if it's not okay let me answer that question after I just sort of finish up here and then maybe I'll take your question person any other details that's what the long it took me I'll just take a couple minutes to plug go providing on my service if that's okay so I'm outside consultation service right now in the PTA about that also two things that I focus on is are the requirements which is things like boob size its natural lighting ventilation fire safety how I feel that property is for it and then we also put some optimizations and the other things that we talked about the water management economy and efficiency electrical capacity including distribution so the the clients that I've had where they've done consultation they found it very useful and information they're implementing together into a secondary suite that really helps them increase the balloting for house and then as an additional service if you're interested we also feel a draft design that you can reuse and then I also work with licensed designers where you moved you to the consultation that it gets reduced from the design possible so this is just a sample little sort of the time to put together there usually I have to mention anything to you know the size of use it so my service for an on-site consultation is $100 which is roughly the same at the home inspection if you need to get a draft design as well that's $600 all right so today only special thank you to toner and network sign up on my site which is on that clipboard there you can have hundred dollars off IT consultant I have a consultation being able at any time and yeah hopefully you know you guys have any questions you can always call me or if you mean not as well so sorry so this is just a sample design in statute for that Ottawa house little bit busy here but the kitchen the trying to design it so that it reflects a lot of the upper space because you want the space to be mirrored in the certain way you don't want to have somebody upstairs watching that place 2 a.m. in the morning no really not under the bed must announce that right so we've tried this it was time to dwell to two bedrooms so that's the one in Oshawa and that's just a sample the perfect song for me to miss messini these are some sample renderings of Basin to eat so this is I'm going to I like to think that this is a far cry from people's perceptions of patient departments so if we can create kind of space is definitely moving us back the tenants that are professional higher-paying and even home buyers we can solve all right so if you have any questions you can send people anytime that email address I'm also putting a book leave a second suite in retirement recovered we need all the information that I have discussed and then some more detailed technical information as well so if you sign up on my site on that board I will put you on the list and i'll send you an e-mail coupon if you ever were to get a consultation from me i'll have at this moment thanks very much
