Achieve Legitimate Digital Signature for Lodger Agreement in Canada

How to eSign a document: digital signature legitimateness for Lodger Agreement in Canada

yeah I want to thank Chrissie and there's a white rookie director for attending and this this guy is a commercial program he's got his own commercial brokerage in Toronto he's the president of the Durham Region landlord Association he's read the books off your books on landlording in Ontario God knows what he's talking about he's one of the best marketers that I've seen in multi-residential and investment properties he's a credibility to his perfection he shares his knowledge he doesn't keep it to himself that's a wonderful thing in itself because he's quite secure in who he is and this as we all know you saw on the commercial side it's all about relationship so I want to thank Chris for coming probably to have you here oh thank you and and a side note we were chatting earlier before just when Chris came John Bose who owned uh what's it called the point to what was the name of your boy Sandy Point 1400 acre development it's okay if I tell what you sold it for job yeah I'm told the for a million bucks responded listen for a while and brought offers and they're like seven and a half million and so John is thinking silently and again Chris knows what he's doing I'm gonna turn it over to you Chris you take your Liberty here hoping that's going to be interactive we've got some large property owners in this room some where's Andy I'm gonna tell you what this guy knows what he's doing there's a bunch of Polish there's a lot of property of Scott there's a lot of property owners okay and so help us and I need to remind you I'm not a lawyer all right so you can ask any question you want all answered the best my ability you can ask interactively I don't know I'll tell you that I don't know this presentation is usually two hours long so I can't go through all 78,000 at the ones I think are the most important yeah if you see something that you want me to expand on just tell me now last year in April what do you gain the government the wind government said no longer can you write your own lease you must use the standard lease it's 14 pages long 7 pages are the lease six pages are free legal advice for tenants essentially I'd say it's 90 10 and section 15 of the lease says if you have any extra clauses that you want to add in case we missed anything we being the government same thing then you can add them here so as you know I've added 78 missing from this and what I think of it in fact you can't use your reforms 400 oh wow look like this they'll be you'll be big letters it's just this first part okay you cannot use the are--or 400 anymore or it didn't tell anybody but they went and changed Clause 12 and 13 that basically says any terms that you agree to with your landlord that need to go into the lease must be transferred from the or 400 into the lease all right so you can do that for that purpose you can still define your relationship with your client in that way but you can't use those terms so you can't use your real 400 as a document for defense in the Landlord and Tenant for you all ready to use now this standard lease agreement residential leases oh yes yeah this is where the d'etre Tennessee's only commercial doesn't have any of this stuff the standard lease is my number two defense against bad tenants bad kind of behavior my number one defense is qualified qualified and : qualified so and I have a 22-point qualification process that I go through and I have on more than one occasion even though vacancy rates are the lowest they've been in living memory I've actually had a union attitude that kept vacant for more than a month sometimes two months I get on average 40 inquiries maybe five or six applications and I've had times where I'm not accepted rather than go through the you-know-what LTV stands for right landlords to blame that tenants be like since the butcher when I wrote mine these agreements there are a couple clauses in there that I know would not stand up in court the reason I do this is because my goal is to never go to court in the somebody might be me I've been at it for eight years now I've been to the LTV once in eight years seven buildings so everything I've ever done my goal is always to stay out of the LTV and to get an n 11 you know you guys know what that that that is the form that you use to mutually agreed to terminate your tenancy between a landlord and a tenant so my goal is always trying to get them to read and this my belief which I believe stance is that the tenants will argue until they're blue in the face if you tell them that what you're doing is wrong or that here's the link for the legislation they'll argue with you forever but pretend of the agreement they usually stand down because they know that they're responsible for whatever they sign that's the psychology behind it it seems to work alright let's go for it my teacher course on being a landlord one of the clauses I have is it's not just lease that I want to be part of the agreement I also want the application because if they've lied on the application forgive me if they misrepresented some information or forgot something or I said they didn't have a cat when they did have a cat or they lived at this address or whatever I want that to be part of the agreement so that if I can prove that they lied on the application is a breach of the agreement itself all right you want to list all the people who are living in the under building in that unit there's no space in the L in the standard lease for that the reason I want to know why why would I want - speak up this is an interactive session and we already have our back no sorry well no no I want I want to know who's living in the women intensive place I now know the names of their kids I want to know their dependents okay I want to know what their grandmothers gonna do with them wine okay sapphire enter speak up in case of fire that's one you want to know because the fire department didn't the fire plan wants to know if there are any people learning to ask me bedridden children they want to do it I was gonna say body count but that's where they wanted to have a people count when they all assemble in the common area and the other reason is your utilities they might say to you people and then there's six people if you're painful that Chris is that legal absolutely if they're living in there you're talking about capito we'll get to Padilla lieutenant dives that agreement could fall into their estate if you've got a tent like I had who's paying four hundred thirty four dollars a month for bachelor where I know in the building the lid to enhance Korra I'm getting nine hundred but that person passed away the son-in-law or the Sun or whatever could move in and take over that piece and it happens so have a clause in that it says 30 days after the reports back to me and then you'll have that problem a great girl parking separately why would I do that every tenant thinks they get a free parking smart right mm-hmm if they don't use a parking spot what are we going to do with it why should they get that money what if you've got two tenants I wife you got one tenant but they're two working parents for example on another parking spots 11 you know property with a lot of parking spots and you have another tenant we've got no parking at all what they will do an allocation that's why my parking spots are not number one two three four the number ABCD so that there can be no association well you know one gets a parking spot one and although now are there any lawyers here alright so I speak frankly you are being recorded alright so I did 19 I'm saying I heard the temporary flaps I have a separate rental agreement on my parking spot because the Residential Tenancies Act may or may not apply to that parking and sort of a gray area but this last year I got $3,000 and charges for assault who's paying for that the tenant should be paying for it how do you get that if you only get one point eight percent increase does this come or that's all just so I have a separate parking agreement and I'll raise that by $5 $5 on $35 is what 15% not 1.8% something somebody may challenge me on that and they don't go to court and we'll find out but for now everybody's paid how much may cover someone costs you need to understand that the LTTE can only adjudicate over current the tenants so a tenant leaves and have done damage to your unit you can't go to the LGB to collect that money where do you go after if they have paid the rent or any other things that usually associated with that so the other thing about the LTV and this particular clause is that you cannot put your guarantor in the lease agreement if you do that it's invalid why who are not tenants there are tours and all tenants and there's already case line so you have to have a separate guarantor agreement I've got a separate you know two pager and then you make the lease agreement an addendum to your Garret to our ground and the process would be and no guarantor knows this and I do not educate them and I'll tell you that's my number three defense I've had more guarantors resolve conflict between me and attendance gamma cards my favorite especially with younger tenants so the process would be the tenant ax has not paid the rent for a couple months you've gone to the out to be you've got a judgment once you get the judgment that says that the tenant has not paid the rent then you can take that judgment along with the lease agreement and your separate guarantor agreement to small claims court and start the process over again as sue the guarantor you know the reality is you'll never do it I've never had to because the guarantor don't know that they think that they're on the hook and they're gonna immediately try and resolve the problems but it's got to be a separate agreement the clauses that you've put in is there going to be a copy of the person not a closet themselves they'll give you a copy of the presentation right you can get that to your lawyer and say you can write this up or you can go to standard B star C am $540 I spent months and I've had that saying before yes when you stay approved no but because that puts up Clause is in there Dino won't win one of them is no pets well you know that no pet clause is not valid well we're gonna get to that but since we're on that subject it's not against the law to turn down a tenant because they have a pet you know if I got a hundred dollars every time a ten said I have a pet no oh my god hundred or they're going to have a pet and you can't discriminate now I'm going to say what discrimination pet owners are not protected by the Human Rights Code right there is no discrimination there is a single sentence in the resident retention factors literally one set impertinent one sentence and all it says is that a no pet clause in the agreement is not enforceable translated you can't kick someone out because they brought in a pet but you can turn them down you can have a no pet building if you want you can put in you advertising no pets if a tenant says why did you turn me down I never tell it's our policy not to tell you we don't provide it and you don't have to offer the best actually you can gave this I'm not talking it's the safest answer because you're setting yourself up for any number of human rights Privacy Act Residential Tenancies Act Pepita and a couple of others you know something there simple as we have multiple applications we've decided to go that's all yeah that's what I was saying qualify her if you want if you feel compelled to give them an answer that's that would be the safest answer I have a couple kids but I think basic questions to be a maybe first of all as this new residential apply to all topics single-family rentals and family dinners duplexes and what about the grocery doesn't have a lease most residential units anything that's covered by the residents tents you have to use that standard these four now be single and semi-detached houses apart buildings condos and second units secondary units well the status of legal ability go is a municipal issue has nothing to do with Tennessee and Tennessee law is provincial so applies whether you're living in Miska mean balls Falls or oh yeah so so it's actually not a standard lease agreement it's a standard rental agreement the only difference between a rental agreement and a lease agreement is a lease agreement hasn't and the law in Ontario says that once the lease agreement ends it automatically becomes month-to-month you can't say your lease is over - get out - Kenna commercial you cannot you know Ontario residential other provinces you may have been not here okay and that's the question so it's month-to-month and you believed for years and yeah foragers go on the customer you survive in radius hey it's the grandfather yeah and when I fought properties get a one page lease agreement with 12 clauses on it that I have to live with but those sins have been offered in there longer than I want the property which sucks my lease agreement before the beast came out was a lot of interest now it's I've got nine agents of clauses on top of the standard yeah so they bought the property well you can ask if they agree than anything that's agreed to writing is fine but you can't compel you can't enforcement collections rent arrears so you've won your court case now what in a superior courts you can get the courts and the police to collect that money in a family courts you can get the deadbeat spouse you notice I didn't say man against anything expects to pay their child support right but there's no facilities in small things work or the LTV to collect once you win you still have to go and find the people you have to serve them you have to get that the court you have to get a judgement and then when all that's done you still have to collect and how are you going to do that especially the copper one don't waste your time cut the SCC before the LTV resolve ever now you've noticed I have a little a little table here that's what's including what time now and that when it says that hot water is not included how is that possible do you pay the hopper well most people most landlords made a hot water right they have a hot water tank and hooked up the gas or electric separate meters so you could that's the answer right I have a hot water tank in every unit and sucked up to there panel you go for marijuana plants and just four will cost six hundred dollars a year in electricity electricity included in the rent you're gonna get the massacre so my ball is a triple net lease residential right now does anybody do any commercial there so TMI is separate you've got basic unit rent and you've got taxes mate maintenance insurance I'm trying to get my tenants to pay all the utilities and eventually maybe I'll even show them the property tax bill and the building just great I don't know if I'll get that far but yes that's why I have a closet there the sweetmeat ring that says I'm not sweet be hearing today but one day I might the data I do that you have to convert and I've done that successfully times course what do you do that you have to give if you've got Turner's we have to give you tenants on money the old tenants will never do it I've never had one-tenth never do it and yes you would have to give a rebate it's a long form and it's a waste of time for clarity so you got a new tenant coming into your building yep it's 1,200 bucks a month until a decent looting never never if I if I have a pop meter then yes the the utilities would be included electricity for example but I plan to convert at some point then as soon as I do that they will take over to the meter give them a discount yes I have the closet tell me that is not the formula in the course it basically said whatever the bill is over the year divided by 12 will be the average and that's why we use the rent which is also at the RTA says more or less el Mar stands for last month's report you guys are going to be disco active and I grab you by the bureau's the law is very specific it says at the end of the year you have to give a retinue you have to give interest on their last month's rent and that interest is equal to whatever the guideline increase was so this year is 1.8 percent you have to give an increase in interest of 1.8% on that rent which means you have to write 81 checks and you got 81 tenants come on is silent on the fact that you can talk up right and you can't do it what that means is that when you do your rent increase then you would ask them to add the increase for last month's rent so you always current you've got someone moved in 15 years ago and they have $700 you know as their last month's rent then when they move out this year at $1,200 stick for 500 500 bucks Bellevue increase in every month I'm sorry every year then it should be current with what they're paying now however never worse than that so I have a clause and I also finish my introductory letter that says we will not ask you for a top-up and we will not pay you the interest because it's a wash the top up is going to be 1.8% the interest that you pay is not 20% so the idea is that there's no amenities so when they move out yes but that's a center once but you didn't pay the interest for 15 years on that money either all right but you've got to have it in writing you don't have a writing they won't get their interest and you will not get your topic to make sure there's a clause like that the other benefit is that when you sell a property the buyer automatically gets that interest Adams I'm not a Lamar if you show the buyers lawyer that you have a class I said we will not be collected then they don't get that I'd be she's a grand dinner for two of the cake do the credit check do the credit check it is really really important I've had guarantor whose credit rating is worse than the person was alive rent check I use and because we're members of an association only cost us $15 for the breach check reach credit check [Music] weeds up some tenants I've had tenants after they get the nine pages of clauses and I ask for rent for a credit check I never see them again perfect [Music] now here's a new one I already learned this last year I had a officer from the Privacy Commissioner the office of the Privacy Commissioner coming into a presentation and we learned a few things my number one defense when I go and do a reference it is just a call last two landlords right when you call the last line where they gonna say because finally I get a response the second last landlord is going to tell you because or they really do feel that the tenant whatever it is you're going to give it a much more response the problem our es yes but whirring you use that when you [Music] - when you get the call from a previous landlord yeah I'm sorry but how do you deal with this piece of paper in the phone I have a better answer for you all right because of this Pepito says you cannot shame a tenant that's the wording on their website you can't shame them so even though they deserve everything that you want to say you can't say without their permission so when you have that form make sure that it says I have the right to go and call your previous any references that you provided including your last two landlords and that is what you when you receive that phone call you're at risk not the person who is calling you all right the person is calling is asking for information if you provide it then you're the one that's shaming the tenant so you need to ask that person do you have written permission to call me send me a fax or an email show me that you've got permission then I'll have to tell you whatever you need to know I can guarantee you how many people here knew that you don't know what you don't know and that's one and here's the other one almost everyone believes I believe that almost everyone is that you cannot take photographs inside a person Gillian so what do you do when you know that that person's got 25 cannabis plants s bedroom and you can't take pictures of it so what happens is if you do take pictures you'll win your court case and then let's pop you with the human rights but not human rights of privacy legislation no take you to tribunal well it turns out that's not the case there's a section 7 in the Pepita which is the personal information protection electronic documents Act and you'll be tested on that later and that section 7 allows you to take those pictures if you believe reasonably you had reasonable grounds but they were breaching their agreement or worse committing a criminal act you can do that or somebody's about that when both videos same thing for the graphic or video you try to take only pictures of the offending object don't take pictures of all their family and photographs and the stuff that's on the walls and so we're using it as a route of realistic prop it's been doubly they have been taking some interior pictures I'm not saying get legal advice before you do it but be aware that you can do you can't do it but you can take pictures of everything you know all of their furniture and their and especially anything that's got pictures of themselves with family members right now here's another thing you're going to get I don't know if you're that confident there's a potential for Pepita says I could spend all day just talking about these guys but really important you would think that you could go online because anything is online is public information so they say they don't have a pet my first port of call it's Facebook right well you can't do that my says that that information is there in the public as a specific occurrence as a specific piece of information when you start playing those pieces of information together you're creating a profile and as you're breaching privacy once you do that so make sure your class says I can go online into those social webs and collect that information PETA also says when you don't need that information anymore you got it delete it when don't you need the information anymore most of the times when the application is over well what if you need that information to enforce collection of the right two years from now make sure your Clause says that that I'm not capable information until a year after the tendency is over or something like that but make sure you can also defend the information you're holding on to somebody so you have sign yeah so I call her and ask her for a reference can't she like spill the beans and no locations still she needs to get that information from me such it's buildings no but you called her for a reference oh sorry yes you've got the time that so I'd like a signed document yeah she should be asking me for a copy of that before and at that point it's fine because she thought you've got written permission these zombies you're allowed to ask a perspective application but I would never ask am i doing myself with you but that's legal to do I have temporary phrases when I teach the course one of them is pick your poison there's no right answer a second one is whoever holds the keys bullets of power so as long as you've got the keys you can ask for bank statements you can isolate driver's license you cancel a passport you can ask for payroll stuffs you can ask for a employment contract maybe they're new to the city and you're the first person to have you know it's going to write to them you want to know that they've got a job so you can you can ask for all of those things nothing as long as it's reasonable as pertinent to the application you cannot ask for a marriage certificate for example are you married it's not your business [Music] can't ask for proof that you belong to a particular church anything to do with the human rights cool right but anything with a the financial absolutely with the police check should be at the coming of trial around the should come from the Toronto police but I would not ask them to do it because puzzle shot this easy it's easy to change anything I can change a six to an eight on my credit report you know easy so I thought house residents would have to be a Lindsay that big building they have I just go get it I've criminal check from rent check they offer the no checks and they offer the credit checks criminal checks are expansion about fifty bucks it's not expensive you doing it once a year I highly recommend it if you're buying you know if you're gonna rent out the only house that you offer to somebody but you own 81 units [Music] any kind of what oh yeah yeah yeah and if I followed if I go bankrupt but yes it has to be under lock and key the physical files have a security policy you have a firewall get that passwords that's what the video says do I do it this is a related somebody in our office [Music] how do you know that they left the door unlocked enough to do on locks they notified you in writing dr. Levey is once again ok cuz they do that with an email or proper form or text messages alright so an email text message is not admissible in a court of law the only two things are admissible in nine tenesmus a movie no in all the years I've been doing this I've got one and nine and that's the that's the game that I learned that - what such a thing I always accept but it is a risk and without what I do now is I say okay great please sign this in 11 now the purpose of a 911 is so bad if they don't promote you don't have to go to the LTB to try and evict them there now over holding it's called same as commercial that's theme beyond the time that they said that they would and you can take that get it stand by the stamped by the LTV then take it to our sheriff's office and immediately they will initiate an eviction so you can bypass that my sister Cheryl process or maybe because somebody gives you 60s though is don't you know once they emailed you my last yes yeah yeah I sure do that most cases the tents don't give me 60 days they give me 30 days and I remind them that they're supposed to give me 60 what are the chances I'm going to get that extra month all right so I'm not going to get the money I'm not going to get the extra one so you're left nothing so what I'll do is I'll turn that last month to my advantage in the end 11 I'll ask them I'll tell them you know you're required by law to provide 60 days however I will let you off the hook if you sign as an 11 that says you will wash the sinks the bathtub cleanest stove clean the fridge don't believe anything I put this into the other lemon and the assignment always they always do it because for them it's about the money their time they're willing to trade off your money they're not willing to trade off so I'll say don't leave any furniture behind don't leave any garbage behind and claim the unit if you do that then we'll call it even and they sign I can give you 50 exemple at least 20 examples of that I'll tell them okay you I'll give you I'll say I'll let you out early but only if I can the lieutenant there so finding a place to look and span and I need easy access to write I'm going to give to a few older bounces on this place and this minute I can get somebody in for that date that I'm gonna get me back there let's write and they always do that yeah and I've done that too but sometimes it backfires I've had a backfire word you know they say yes there's just nothing but ice in there maybe steam-cleaned apartment so that's another muffin you could say there if I can find somebody else I'll rebate you whatever the difference with vacancies so low there's a good chance so pick your poison right what works because I do both 85% of all the purpose-built apartments in Ontario to move before nineteen eighty to eighty-five percent which means that was during the time when there was no building code building code came after 1972 it was a top-25 most municipalities right around 75 77 so all of these old buildings have brick two inches of styrofoam wire mesh plaster perfect recipe for conversation audiences so the old buildings get conversation and every year water starts to drip down what happens is the warm moist air goes to the top it gets the what do you call the beams that go over the rafters and the process now travel down the side and they'll come back into the wall now if you've got high winds the weight will blow through the brick and it evaporates quickly but three or four years ago when we had that next door it went into the walls and froze so quickly that blew the birth apart - we have some incredible scalding damage we had water damage we had ice enemy damage there was significant water is now the number one claim it exceeds fire insurance some insurance companies won't even insure multi-dose buildings anymore so I've got a clause in there that says you have to use the fan that I gave you for the kitchen use the fan that's in the bathroom if you see water on the windowsill don't call me wipe it down or turn a fan on oh you know you don't want to use a towel get a humidifier oh you don't want to pay for electricity don't move in all right I'm emphasizing for a fact I don't talk to tenants you what I'm thinking not what I'm saying so you want you want to make sure that they will take reasonable effort to reduce the condensation because condensation leads to all that mold you're responsible for now I've had a tenant to air drive her laundry because she didn't want to use the coin mouth dryer and a mold developed just like it was when you Atwood and she called the buy lot of people when I said no I'm not fixing it so the final on people came in and said you're fixing it so I wrote her back and said I will be fixing this and I'll be sending you the bill you can't do that oh yes I can I'm gonna be charging you under Section sorry notice n 5 which is damage to the unit if you deliberately damaged this unit I told you that this would happen it did happen you knew about it I can bring in an expert that would that will swear before the court but you did it so she would tell gasps nuclear power so we talked about this you need explicit permissions for cartridge this is a critical clause that is not in the SLA and if you don't do anything else you've got to do this joint the several several does not mean more than what it means to sever right so you will often have one or two or three people and tell me what might act up okay you're doing great all right thank you is okay uncle Klaus when a tenant moves in they may say well my partner's paying 609 page 600 here's by 600 no that's not the way it works you both helped me at $1,200 anyway you want to split it but if you can't come up with the 600 then your partner's the 600 that's what means and it's not just for this type of agreement that's for almost any kind of agreement every bank account that you have with your spouse or you know friend or whatever partner will always be joined several which means if you know if the bank account goes money you're both responsible for the full amount and you need that class here as well and it served me a few times well I thought it kind of move out and the other one said well I'm only paying for half no you have to pay for all of it right quiet enjoyment this is the underlying tenant the underlying principle and the Residential Tenancies Act and it's a misnomer it's mislabeled which should be the right of peaceful enjoyment I don't know where they came up with the word all right maybe one time I was just about doors but not just about noise abusive language swearing death threats smells all right somebody routinely burns efficient I can tell you that badly burnt fish and smells like a decaying corpse it is an absolutely horrific once sure once a week know this also brings up the issue of cannabis there smoking that heavy smell and you can go after the tenant that's violating the right of quiet enjoyment of all the other tenants as long as the other tenants complained none of tents are willing to stand up and complain my answer to them is I don't live there in your home you're not going to stand up for it but nothing I give you saw Dan affidavit they don't have to come to court all you pay for it's 25 bucks I'll write it up and say such and such a date we we smelled such you know the smell coming from this unit I swear to this and they'll go to a notary public or a lawyer who will sign it and stamp it and then you can submit that as evidence in court defending his empty party - not necessarily - no when they get the court thank you but it never gets that far you're entitled to know who was accusing right but they won't know until you get to court and I usually didn't ever go that far liquids gases vapors solids you know that burritos so that's that's unusual or dangerous hobbies about mobility and they were raising snakes and rats with all self-contained all security things I said pets we talked about you can go to the LTV website can landlord refused to rent a person if I have a pet right on the LTV wedding an LTV website says yes right and you can send out if you ever feel the need to justify yourself sorry Chris one question not going back to camp or going back to the pets I had a single family home couple moved in I know that we started aquarium aquariums of all the different so the whole house was full of fish tanks so I called the city city said they could do anything about it because anyone else there's no bylaw against a whole room full of fish tanks so you might have to find some other way right is there anything in your insurance that would risk the building nothing to cover floods do they have enough insurance of we called personal tenants do they have that if they don't have it that you can stay you're you it's a risk to the property are they consuming more utilities because of all the electricity up there they made your own utilities yeah that's all so they've been through more but yes I mean technically there isn't much you can do but they're growing karana you might have they got learn if they're on the main floor it could be a structural issue sorry miss you are not acting responsibly yeah they're not picking up what they do out of your front yard so you can't afford it or ask when you call it by log then you call the health department thank you there is a company called boot prints they're trying to find a way to create legislation of course tenants to submit their dogs to a DNA test this is supposed to be for domesticated animals but it could apply to spouses we will have a clause that covers someone [Music] it's tougher to force us but I have a clause that says if I can prove that the source of the infestation whatever it is it could be rats if I can prove that the source of the infestation and I would bring in an expert at our pest citrusy younger PDT SPP dusty parking so far far yeah if I can prove that it came from them and their paint and everything and I would claim that under damage to the unit not in assuming or house before they pay you damages what they camp other thing you understand other I don't know that that's I don't know that that's written in there maybe common law or precedents set in the LTV thousands if someone's going to go as far as to make a claim at the LTV then they'll probably do I don't know but I don't think I've read anything ever stand a few issues that you have to divert closets knock on wood knock on wood have not had any test of progress yet not once well I'm not talking about clients I'm talking about you know the little critters right okay yeah but that's that's where I've happened Chris back to the hippota and bear back to the dog in the blue pool on the lawn and are you allowed to take a picture of the document say absolutely no reason let me give you one example for perspective I've got my favorite tenant type of tenant demographic camp would be a senior citizen they don't argue they don't complain they don't pay on time and they want to talk to you more than you want but that's not bad but they're fatally flawed when they move in one of the moving over there what are you moving out one of two ways in a wheelchair or a box right so they moved in I'm sorry if I'm too graphic no I'm not sorry but I am graphic and so so they've moved in there a $1,000 a month or this year ten years from now because the rent control is they're paid twelve hundred but the going market rate is 1500 not $300 times 12 because of no cost so here with that right there's no expense of any kind is $3,600 the direct capitalization method that's used by and by CHC by everyone says that you divide that net operating income by the cap rate this is 5% keep it easy 5% of 3600 orbs is 72 thousand dollars of equity but you don't have because you guys seen her and you got a building full of seniors say ten that's three-quarters of a million dollars so it's against the law and the Human Rights Code to discriminate against seniors but I just wanted to point out all things being equal you're going to have a pecking order and while seniors used to be at the top of the list the Residential Tenancies Act and rent controls could be in a socially compromised position about new trees between my livelihood 10 years from now and my social responsibilities the community yeah that going all over America for Clinton valuations they've gotten serious about it the governor two units again might be worth can see specifically exclude all you have to find out if you can I'm awkward that tend to it who's been for 34 homes by offering a $6,000 her response was and I'm not saying I do it I'm just saying you should be aware as part of your business I'm officially out telling but you tell me I'm here for the game everybody for those of one that depart I only have forty son will be offended as younger or older and their hospital news right so he's paid on time guys like you've been getting letters from they're behind it gives them the opportunity while attending the letters of their pen girls carry their water sewer water water in Syria where they are why can't they disclose if you're a witch monkey for paying the bill you're only responsible here for paying the water in Sumer but the electricity all over them elephant library so you shouldn't get a letter no we only getting four waters or I'm just thinking never here there's an idea of how much we'll get my mind what form if they're behind all the water and sewer that now if the water inserted in the wrench no it's their responsibility okay so it's not including her ass but they're responsible to pay well the law says that the homeowner so the only recourse that you've got is that they don't pay the bill you have to sue that by her and/or for unpaid utilities nope for any for any unpaid utilities period don't get me started so small claims because you have an agreement that says that they were paid now here's where it gets interesting if the agreement is inside your rental agreement then the LTV said oh sorry small claims court says we have no jurisdiction over rental and lease agreement now if you go to the LTV they say we don't we don't have any control over the utility bills we have a placebo so in Cisco it's this great area and you would really have to go to a paralegal at that point figure out where the statute my strategy is to tell them that I am going to destroy their credits worth I'm going to turn over this bill to a collection agency along with the agreement that says now I'm only going to get 2/3 back right the collection agency keeps 1/3 this collection in CDs here I'm using pro legal collection services they're based in Oshawa a guy's name is Robert London Casper mu and Casper the you sure doesn't go that far I won't ever have to do that once but I'll tell them if you think that your credit score doesn't matter to you wait until you try and get a folder wait till you try at your next place that you move into they get electricity they're gonna have scored $300 - positive the gas company will ask for an adult deposit and the water company will ask her to know where the time is so you will have two thousand dollars of your money tied up if anyone call it be for a reference you know what reference I'm going to give I'm gonna turn us over to collection agency they will call you for the next seven years because computers are really good at that I can't remember what the other threats are having said all that attention pay the bill or if you move out or if you give me the n11 which is what I really want if it's all you tell you you guys make a judgment call but if you do these things I will not provide any reference I'll just say it's our policy not to give one I won't report you to the collection agency and I won't wreck your credit score he has a lot even and we're going to say that yes absolutely it's not fair oh yes it is I say this this well little bit more credit I'm sorry if you're warded property then it's another friend no that's right yeah I can probably end up ruining your credit no credit you against a lot to tell them that they can't swim cannonball sorry you have your hunger I did just want it all right confirm you had talked with the retiree or thing retire people what I'm understanding from you if you're not raising the rents annually because of that deposit being oh oh yes yes so you taught me remember actually because I'm not paying the interest on that ring oh sorry I raised my rent for every year the interest that's on the last month's rent yes versus the topic that would have intercept on that last one's friends so you know the last month if it's kind of 18 dollars a month that I can collect a tiki notion for them from the last month as well I don't ask that's where the same clue of okra thought it yep so is it legal to say no but you can't grow kind of as fast and the answer is still to be resolved in the courts but I'm 90% confident that the answer's no I'm sorry it is the legal to say no you cannot grow kind of response in a new leads not the existing one but in other products that you can actually go modify your least to say no smoking means no smoke the end of it and in your Brunswick actually I the closet says no growing cannabis you can hide that can't do that in Ontario so good what about medicinal yes so that's the issue medicinal so I wrote a two-page letter and I said there is nothing that you can tell me that justifies you having to smoke marijuana because when you smoke it typically it's for pain issues and smoking it means to go straight to your bloodstream better only lasts about 15 minutes and the dose is not measurable all right it's not like a prescription however they can make an oil capsule pillow or even a pouch and if it's done that way it takes long to get into the bloodstream but it can last up to eight hours so how can you justify to me that you need to smoke the only reason that you need to smoke is for the high it's not for the medicinal benefits from smoking marijuana specifically disease and I believe that the law for cannabis will eventually be almost exactly same as own you can buy you can have alcohol anytime you want anywhere you want ing to the law but we also know that this case law that it's not a good idea to do that while you're operating have the equipment I think that that will be the same with economies so many people without the bourgeois are you will you be pouring this entire document enough forwarding it I'll send you a link we'll kick the other fan then they get done with this document yeah okay that so you send me an email I'll send you send me that link to 70 okay sure if you want to be on the main leanest just actually can do that yourself just go to the website sign up you have a clause for know growing panama senior no no just in my news in the lease itself you'll have a website that do you send it like little updates and stuff like that do you have a sampler what if they want or why would website for the article exactly on a regular computer I just finished writing an article on petrol which is by the way a serious first responder in the situation every one of you is a potential first responder you can get the but he also find somebody that's dead or went into a meth lab or something fentanyl you only need four grains the size of salt sovereigns for salt grains perhaps it's a hundred times more no more potent than heroin and forty times more intoxicated and it's it's incorporated into the distributive drugs on the street so when you smoke it is fentanyl in this smoker and RCMP officers have gone to I think what is doctor the room that's filled with the smoke if you're in there too long you'll get dizzy you should I'm by the way you can get I think it's called the lock Sun it locks it up you can get in the boxing kit and as a Realtor and as a landowner you should have one in your car and it's free go to any pharmacy give them your driver's license and they will give you a kiss what it stands is a muscles so relaxed I have so eventually you'll suffocate okay so naloxone opens up all the air passages thinking about 20 minutes to get dogs to back up your comment on the news thirteen destron existed beautiful piece of road that they know that's 13 almost that much that all that appeared so we're dealing with 9,000 in Canada and once you're it's a real problems and they don't know careful you don't even know this is just a repeat of what's in the president returns back most landlords and don't help that once you once the tent gives permission are certain gives a notice of the moving out do you have the right as a landlord to show up anytime without advance notice to give a tour the law says you can do that now any other time you have to give written notice 24 hours in a person except for emergencies but once they've given notice so that's another bargaining chip that I give when they only have 30 days I'll say by the way we can show up any time we like here's the link but I will try and give you advance notice as long as you keep your place clean but you might want to use that if you suspect what just in case if they ask can you tell me where that is is it on the answer well the right ventricle 10:14 they work sure for tenants talk specifically about this quite a venturi I know that that's my language that's why I made the bowl just like we do what's casual snack for see yourself you should all know it because you're all realtors and you're all sending out emails they didn't any spamming legislation and as individual she can be sued for up to $100,000 and as a corporation over a million dollars and it has teeth so you want to make sure you've got permission so I've got a clause that says if you put your email address in this lease the right to communicate with you about it and you can't rescind that right so they've opted in now the truth of the matter is that probably could rescind that right but they really want to push it but almost all times pretty suddenly we still have depression no to announce perform yes yeah and work but but goes over their website but the property address but your name dirty knowledge and season there that focus and I think on their deadlines that they are responsible for notifying you and change or modify okay so that's good go to the forum this lady says that where you can get that permission I have it in my disagreement a lot farmers better opportunity yeah they know what they're signing so after 71 that's pretty good before you go 71 in ten minutes you're talking about abandonment that's what you were asking I never really didn't answer your questions entirely so they so they've moved out they told you that there will be no my email they've turned over the keys and left all their stuff how about the person who didn't pay the rent for three months you sold all this stuff to pay for their rent arrears and then they show up and say where's my stuff yeah we do you think they work that's right this guy said I've been in jail for three months I couldn't call anyway I said you couldn't call a lawyer you could call somebody to let us know you know oh I'm sorry the Residential Tenancies Act has very specific rules and a process or procedure for dealing with abandonment it's written into there and it's very specific every paralegal would know it you can follow it yourself there's always a fun class sometimes with two teams in this particular case it was escalated to the Superior Court and the Superior Court said you actually can do that but you cannot get rid of the priceless items so my question to you is what's priceless anything people necessarily purchase in that service tregurtha family heirlooms right there irreplaceable they don't be priceless as in you know Ming bond for the 15th century they'd mean you know yeah grandma's wedding greenberg addressing whatever so you take that stuff you put it into cold storage or put it in your basement or something somewhere safe keeper for five or six years then you can charge your valuable feed yeah but you have to show them that you spent money on that you can't you can't say that I started my basement renovation before story you can put anything into a disagreement just have to signing now I've never ever had a tenant come back to me and say your lease is too tough I don't want to sign what usually happens is I give them the least known ever hear from perfect and I've never ever changed now I can do that for the baking series around yes 5% my father stole your sewing yeah I'll do that by an old my kids are gonna give my office I don't want to say you know records content insurance now in the lease agreement Saturdays are different there is actually a place now that says it will maintain I don't reinforce it I say you don't have to have it but the very last Clause 73 the end it says you don't have to have content insurance but understand that you don't have it none of your personal effects are covered by the language insurance to make sure that they sign them and that's come back more than once while there was the people upstairs that let the water run yeah okay so that's for the building not for your stuff if you got a claim you got to go on sue them not the landlord we're not responsible for it they left their sink on and that's it just to guarantor thing every other time but of course I just kept over half the closet I thought goes with I just say a quick question okay maybe not it's a quick it was always a question you know someone parks on your parking lot where they're not authorized in your facelift sorry to they print their card they damage a carpet back into the defense no can they go on well so the question if you didn't hear it was someone who's unauthorized that's parked their vehicle and slipped in the they wanted make a claim against you or they've damaged their car by running into your abilities can they go out them well a free and open society says they can come after you I think your real question is would you be responsible sure that's why I would say you probably still have to go through the process but you would come out as which is what you would expect you would say there has passed and if they damage their car on your walls you would countersue and say you get rich my wallet fix it right I never have to be what you Commissioner - here relating the hairline in your goods and you go in and they can't hurt here we have what is your recourse I can't say one better promoter should you at that point now what you do Lucille sign on the front please rated it and took up days of marriage legal stuff two or three tenants were arrested yes well that's downstairs loudly growing in for the purposes of resale trash so that's the distribution that way absolutely right it's your tenant thank you - what if you think that they're selling it you've got people showing up on the property and then they automatically get a 30-day stay of execution and then if you do with it's another 30 days because at least before the sheriff okay so you're looking at between four and six months of lost rent because the day that you go to pursue court actions they they stop paying you just like a for sale sign on yeah but the person who buys it so you can and you have to disclose if you don't disclose if you've got tens who haven't paid back correct he'll come back a really experienced man once told a lot of their front door off their unit to replace it tell me to look at that this original don't say I mean remove control that remove the thought they were in third place ed well yes if I was on the other side of the fence yeah the number was explained that tenants are against landlords is changing is turning off utilities yeah so if you include that door then you change the lock now you don't need their permission to change to the I tell everyone but if you do every single thing that the lottery part of you I guarantee so as a consequence you've got to make a decision this is a smart boy this is the spark of life or socialist all the redeeming qualities will probably be out of business advisers and something to clean those two is your comfort zone yeah and the only way you can fully establish that comfort zone if you know what the law is and then you talk about messing around with the door not working well sure I can cause grief and I have one tenth right now I call her so that when I talk to her but they all not talk about the same person and she recently got upset because I increased the rent you can increase the opinion Center and everywhere so she calls the Bible office and says there's some garbage back there that's been there for a month bite off shows up the same day now if I got that from the LTV I'm pretty damn happy they write up an order they call me the next day we're going to be ready happen or you done with that stuff I say you can't move that stuff with the jackhammer it's rock solid I've tried twice that stuff but done in January then we got the bad snowstorm you know all that frozen solid did you try to move it oh no we never touches I said you understand that the tenants doing this efficient cutter on agenda I don't care those who are her board thing she said those words I went on the warpath some of you may have got my email that said that I had a situation with my mom and went from the mayor down to his Commissioner the corporate services went out the lttb Madrid went out that case off center with backup and I got resolved so they removed the order but I had to go through that process took me again she wrote the next day oh by the way I need my breakfast it for her taxes a law says I have to give her a copy of Janice for so I waited topics but I know she was tough that way so it's parking her she said that been asking since February and I wrote back they have delicious April 2nd I hear that she was going to withhold the rent because I've told her twice you can't withhold rent for any reason which includes new members unusual kinds of it and she did so she now has a pen for you with the touch of evil genius what I did was i room I made a mistake and I needed to receive from March 2018 cut that off I don't have a problem with this because so the reason I did that is because if she submits that receipt to the CRA and the CRA finds him they're gonna ask her to get a new receipt it's going to delay her payment like she made me wait eight month deal with my kid and then she's gonna have to come back to me and it's gonna take another week or so important to get that ran to see of course she doesn't get her her tax rebate matéo she's got to file the claim so I'm not saying that that is an ethical certainly not even legal things to do but it's and hence and she's the only one I've ever resorted to that kind of thing but because she caused me so much grief to pursue an agenda to use city as a weapon I've never had all the time never had but if it is offending other tenants state then you get the tenants say lovely that's your place I will pursue it but I can't do it on my own so I'm not playing you have to you can do that for the millions water and for parking miss Ellen parks in the wrong spot all you have to do is get the tenants there a piece of paper that said to you have been allocated a deviation in your lease agreement even allocated space B if someone else is in space be the tenant can call up the bylaw enforcement office and ask them to come out and ticket and they will oh yeah I know that require is a piece of paper from the landlord that says that there are times of this month and the visa ban will usually suffice for my burgers so it's not what my question permit one last question and then we're gonna wrap up just does the storage lockers lockers to treat them like parking spaces or no I treat the storage lockers like a bachelor unit I get rid of all the storage lockers and then I tell them that that's pretty much every other self okay no one's ever challenged me if they did I'd lose but so far I've been able to confirm everyone what are you getting for your parking citations $35 typically a lot of watching channel so let me finish that train of thought so if I've got storage lockers inside my various that another you just doing it no I just you don't have to get my materials unless it specifically says right six very wise guys I go to the clerical I bill it to the building food into the electrical cord and then our waiter they show up with the that's poses that curb refer that works thank you card if they did come back and say I need a permit now say okay we need me to change I don't do anything that they need to change so then I just have to so yes of course I get it before I do that let's say goodbye to the bank my leg failed yes Chris you do landlording courses you have courses that you just give us a little bit of song that we have a 6-iron a course it's 36 hours $720 I think of course and I do it three times a year just started last week so it's not too bad if you miss any class you can always take the next month and I did bring six copies of my 12 with my church 20 interesting okay yeah never in the Language Association for Durham Region when we meet once a month this month tomorrow actually it's the first Thursday I'm actually of rising concrete's we can do to stand her paprika Rises equity compresses right equity compresses and you only get one point eight percent increase in debt so this year you get two and a half percent interest rate five years from now it's five percent right it don't so if it's doubled there's no way that your income has doubled to come how are you going to refinance the people will join deaths give on your mailing list so I can give you my business card send me an email and I'll sign you up or you can just go to the aspects parasite is that aims at TDC H Realty done okay you're gonna send us send me a copy of this largest property owners thank you