Condo By-Laws: Balance between reasonable restrictions and negative resale value

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photo: Grant.C

This blog-post is actually addressed to anyone serving on a condo-board, or in a position to influence by-laws and rules of their condo, but condo buyers and sellers might find this interesting as well.  I would like to talk about the by-laws, and the importance of striking a ‘balance’ between functionality and adversely affecting resale value.

One of the truisms in selling ANY product is this :“Make it EASY for the buyer to buy”….  in other words, “Don’t throw up a bunch of road-blocks”.  This is very true for condo-by-laws.  The more restrictive they are, the smaller the pool of interested buyers, and the tougher it can be to sell the condo (ie: the lower the selling price).

Let’s take a look at an example of “Age Restriction”.  Condos that are for 55+ residents might be very desirable to the buyers in that age group, but since it leaves out anyone under 55 yrs of age, over half of the potential buyers will not be able to buy it.  Smaller pool of buyers, means smaller selling price to the condo-owner.

By-Laws Can Hurt Resale Value

More extreme examples include “Pet Restrictions”.  Having a by-law which states  “Absolutely No Pets” turns off a large part of potential buyers.  For example, many older residents, especially widows or widowers, enjoy the company of a pet.   An alternative might be to restrict the number and size of pets.  Some boards have written a by-law which states  :”If an owner takes their pet onto common elements (such as the hallway for example), the pet must be carried by the owner”.  This naturally precludes someone from housing their malamute or newfoundlander in their high-rise condo.

Another example of a restrictive by-law, which initially might seem appealing, is the bylaw that states :” No For Sale Signs to be posted on condo property”.  Owners might initially think that this is a good thing, but in the end, it will negatively affect nearly EVERY owner at some point….when they’re trying to sell their condo.

Another condo in the south end of the city is so restrictive as to not allow owners to showcase individual flower pots outside of their units.

As someone who has written by-laws for condo corporations, I may suggest this: Striking a balance between functionality and adverse effect on resale value is in everyone’s interest.

If you’re looking to buy or sell a condo, or simply have questions about condo by-laws and rules, please feel free to contact me anytime

Bo 333-2202

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Buying a Condominium? Work with a real estate agent who knows condos!

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Winnipeg, like most other major cities, has literally hundreds of condo projects.  Highrises, townhouses, stand-alone units….condos come in a variety of types, sizes and price ranges.  But aside from the obvious differences in their style and locations, each condo is also unique in their by-laws, condo fees and reserve funds and dozens of other unique attributes.

Common Condo Buyer Questions

Buyers of condos have a lot of questions: What do condo-fees include? Is this a non-smoking building? Will we have to pay special assessments in the near future?  Can we install an insuite laundry if the suite does not have one yet?  The list goes on…  This is exactly why, if you’re buying a condominium, you should be working with your own buyers agent.  As you start looking at various condos, your agent will learn about your needs and requirements, and will be able to guide you thru the selecting and purchasing process.

http://www.youtube.com/watch?v=mZGN4kS6y8Y

If you are in the market for buying a condominium, contact me anytime via email or (if you’re really serious and not working with an agent yet) fill out a condo-search form.

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7 Reasons to buy a Condominium in Winnipeg (Infographic)

In Winnipeg’s continuing hot real estate market, buying a condominium has several advantages, including:

1) Less Bidding Wars

While $200,000 houses are usually the recipients of large numbers of offers, this is less true for condominiums.  In fact, nicely appointed condos can be purchased for well under this price.

2) Lifestyle

If you like to travel, or simply spend a lot of time away from the home, a condominium makes a great choice

3) Condominium Security

Concerned about break-ins to houses.  Many condos offer security features not found in houses.

4) Community

Especially in 55+ condos, all residents are of similar age and have similar interests and life-goals.  If you’re looking to belong to ‘community’, a condominium might be a great option

5) Operating Costs

Most often, the exterior maintenance of the condo is covered in your condo fees.  No need to replace the shingles on your house ($6,000) or replace the furnace ($3,000).

6) Benefits of Home Ownership

You receive most of the benefits of owning a house, such as elevated credit rating, ability to borrow money against it, and much more

7) No Yardwork

Sick of cutting grass in summer, shoveling snow in winter and all the stuff in between?  Condominiums are pretty much maintenance free living!

If you’re serious about buying a condo in Winnipeg, work with an agent who knows the CONDOMINIUM MARKET!

Bo Knows……  (204) 333-2202

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Real Estate Listing Agent: Top 7 Questions to ask your prospective Listing Agent

So you’re a home owner who has decided, like about 90% of all home sellers, to hire a real estate listing agent to help you sell your home.   How do you choose from the hundreds or perhaps thousands of REALTORS® in your area?  Here are some of the most important questions to ask your prospective Real Estate Listing Agent:

Photo by Manitoba Historical Maps on Flickr

1) How long have you been in the business?

Reason for asking: With the lure of ‘quick and easy money’ (believe me, its NOT), every one with a few spare dollars and some extra time has decided to get into real estate.  The joke is that in some States, liquor stores will accept, as forms of identification, your drivers license or your real estate license.  I sometimes compare a Listing Agent to a Restaurant:  Out of every 10 that start up, only 1 is still around after 2 years.  Answer to look for:  Minimum of 4 years experience.

2) Where do you advertise my home?

Reason for asking: Nearly every Real Estate Listing Agent uses the MLS®.  Its a powerful way of getting your house noticed by buyers and other agents.  But its not the ONLY way.  Recent studies show that between 80% to 87% of home buyers start their search on the internet and one study shows that only 1-in-3 use the MLS® as their primary tool.  So the answer you should be looking for includes not only the MLS®, but extensive internet presence.  Here is my marketing plan for your home.

3) Do you have a website?

Reason for asking:  This goes hand-in-hand with the previous question.  With such a high percentage of people looking on the internet, your Real Estate Listing Agent should have an effective website.  I’m constantly amazed at how many agents don’t even have a simple site, let alone a professionally managed, search engine optimized site.  Answer to look for here is a definite YES, with some explanation of how effective the site is, Google ranking, Alexa ranking etc

4) How many homes do you sell in a year?

Reason for asking:  goes to experience.  Find you how many homes the average real estate listing agent in your town or city sells and then compare.  Answer to look for: Average is ok, but more experience is better.  On the opposite end of the scale, if your prospective listing agent always carries in excess of 15 or 20 listings, how much time will he or she have to work on your home?  Look for a nice balance.

5) If something goes wrong, who will I be dealing with?

Reason for asking:  Many a Real Estate Listing Agent runs a ‘team’, and the only time you’ll actually be dealing with him is during your initial interview.  And trust me…something WILL go wrong.  Perhaps as little as spelling mistakes or poor picture quality in your listing, or it could be more significant such as the wrong price shown in the listing.  Or perhaps you’ll just have some questions about feedback from the last showing.  In all likelyhood, you will want to talk to someone about your listing, so make sure that you know who you’re going to be dealing with.  the preferred answer here : “If any issues come up, you call ME directly anytime.  You’re NOT going to be talking with my secretary, my assistant or my butler….  here is my cell number, it goes directly to ME”.

6) Is this your full-time occupation?

Reason for asking: In many jurisdictions, it is NOT a requirement that a Real Estate Listing Agent practice his craft full-time.  While some places, such as my native Winnipeg, DO require that real estate be our ONLY profession, there are many places where your Real Estate Listing Agent could work on your file during the day, and then serve your meals at the local restaurant at night.  Answer to look for: YES!  Don’t list with a real estate listing agent who might have to choose between showing your home and picking up an extra shift at the local Piggly-Wiggly for some fast cash.

7) How can I reach you?

Reason for asking:  Chances are you will need to talk with your real estate listing agent, to ask him questions or to get updates.  Make sure he or she has a cell phone, pager, e-mail and any number of ways for you to contact them.

If you’re thinking of selling your house or condo in Winnipeg, please contact me anytime.

Bo Kauffmann of Remax Performance Realty.  333-2202.

I’d love to be your Real Estate Listing Agent.

I hope you enjoy reading my blog. Go here to get a look at all available Remax House Listings, all available Remax Condo Listings and all available Remax Luxury Properties in Winnipeg. Please follow me on Twitter and visit my Facebook Fanpage.

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Condominiums are in high demand, and there are 4 styles to choose from.

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Condominiums have been steadily gaining in popularity in the past few years in Winnipeg.  At least part of this is due to the fact that while buyers have a tough time finding a nice house under $150,000, condominiums are still available in this price range.  Check here for 7 reasons to think about condominiums.

Whether you are a first-time home buyer, or an ‘empty-nester’, there are condominiums which will fit your needs.  Here is an overview of available choices and the differences between them:

Apartment-style:

These are usually 3 stories tall or more, and are defined by having one general entrance way leading to a lobby or hallways, from where the individual suites branch off.  Taller condominiums are most often built with concrete floors, which aids in the noise-reduction.  Ideally, you would want a balcony so you can sit outside and have some fresh air.  Most have window a/c units, but the nicer, more expensive ones have central air.  Another thing to keep in mind is that not all of them have in-suite laundry, which is a nice option to have.  They usually come with a parking spot, with underground spots commanding a higher price.  These types of condos can sometimes still be found around the $100,000 mark for a 1-bedroom, and $125,000 and up for a 2 BR, depending on the options.  Luxury condominiums of 1400 sq ft and more can run significantly more, depending on location.

Townhouse-style:

These are usually one and 2 story buildings, with each unit having its own entrance.  Most of these are wooden-frame construction, the downside being that you could hear your neighbor’s stereo (or amorous escapades).  These condominiumsnormally have an outdoor parking stall, window a/c and usually have in-suite laundry.  An average 2 BR of about 900 sq feet will run you around $130,000,  again depending on location.

Side-by-side Condominiums:

Most of these are of newer construction, and can range in price and size.  Being newer buildings (usually built within the past 10 years), they also come with more options, such as c/air, attached garages, full basements and other amenities.  Privacy is increased in that you only share one wall with a neighbor, and most of the newer ones have fairly good sound insulation between the walls.  Prices of these types of condominiums range from around $200,000 and up.

Detached Condominiums:

These are what I call the ‘best of both worlds”.  Essentially they are stand-alone buildings, completely detached, but offering all the benefits of condo-living.  You have your own home, usually with all the options including attached garages etc, but no yard-work, snow-shoveling or other maintenance required.  These types of condos are rare, and therefore pricey.  They usually start around the $250,000 mark and run into the half-million dollar range.

Well,  there we have the basic types and styles.  I hope you enjoyed, and will come back in a couple of days for Part 2, which will go into the legalities, restrictions and benefits of owning a condo, along with explanations on “Reserve Fund”, “Condo Fee Inclusions” and “By-Laws” of condominiums.

If you have any questions along the way, please don’t hesitate to comment here.
And if you’re interested in looking at condominiums, please don’t hesitate to call me anytime.

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Spotlight on the Condos at 99 Gerard St. Winnipeg

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99 Gerard St. Condominiums are located in the heart of Osborne Village, one block off Osborne St.

Year Built:  ca. 2004

Total Condos:

The Condominiums of 99 Gerard St feature 42 units in a single, 4 story building.  Since the main floor is for indoor parking, condos are located on floor 2, 3 and 4. Sizes range from 905 feet for the 1 bedroom, 1 bath, to 1035 sq feet for a 2 bedroom, 2 bath unit.  Of note is the fact that the 1 bedroom condos also include a sizable den area, which could be enclosed to create a 2nd bedroom, albeit without a window.

Condo Restrictions:

Just the usual condo-restrictions, such as “No Laundry to be hung from the balcony” etc.  Owners or their tenants must abide by the usual condo bylaws.

Property Taxes

Gross Property Taxes vary from approximately $3100 for the smallest unit, to approx. $3500 for the largest.  As always, owner-occupants do qualify for the Provincial Tax Assistance, just as house-owners do.

Condo Fees

Condo fees at 99 Gerard St. vary from $280 per month (smallest condo), to approx. $320 per month for the larger units, which includes snow removal, property maintenance and management fees and water.  Owners pay for their own hydro (heat) as well as cablevision and telephone.

Laundry, Parking and A/C

All units have their own insuite laundry.  Units include an indoor parking spot.   These units feature central air conditioning.

Amenities at 99 Gerard St

99 Gerard St is a no-frills condo, providing instead some of the most sought-after features condo-owners love: indoor parking, concrete construction, c/air, balconies and a central location

Location

Located at 99 Gerard St and River Ave, one block from Osborne Village, this condo is close to all shopping, transportation and cultural venues.  Walk to Osborne and Corydon Village, to the Leg, and downtown.

Prices

During the 2 yr period of 2010-2011, condos at 99 Gerard St have sold for between $230,000 and $255,000, depending on size and location within the building.  (MLS® stats)

If you’re in the market to buy a condo, whether at 99 Gerard St. or anywhere else, please click on Condo Finder Form.  If you’re thinking of selling your condo, anywhere in the city, please go to my Free Market Evaluation Form.

If you like this post, please click on the +1 button at the top.

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Spotlight on The Mosaic at 40 and 60 Shore St. Winnipeg

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Near Bison Dr and Pembina Hwy, we find The Mosaic I & II, at 40 Shore St and 60 Shore St. Winnipeg, respectively.

Year Built:  ca. 2009

Total Condos:

The Mosaic Condominiums were built in 2 phases. Phase I is located at 40 Shore St and features 40 units in a 6-story building, while the larger Phase II, attach via the indoor, ground level parkade, is made up of 78 units in a 7-story building.  Both are concrete structures, and units vary in size from a small, 1 BR, 1 Bath unit of 725 sq feet, to the largest, 2 BR, 2 Bath units of approximately 1100 sq feet.

Condo Restrictions:

Just the usual condo-restrictions, such as “No Laundry to be hung from the balcony” etc.  Owners or their tenants must abide by the usual condo bylaws.

Property Taxes

Gross Property Taxes vary from approximately $1900 for the smallest unit, to approx. $2800 for the largest.  As always, owner-occupants do qualify for the Provincial Tax Assistance, just as house-owners do.

Condo Fees

Condo fees vary from $180 per month (smallest condo), to approx. $260 per month for the larger units, which includes snow removal, property maintenance and management fees and water.  Owners pay for their own hydro (heat) as well as cablevision and telephone.

Laundry, Parking and A/C

All units have their own insuite laundry.  MOST units have an indoor (heated) parking spot, although a few have an outdoor spot with plugin.  These units feature central heating (furnace is in the ceiling of the laundry room) as well as central air conditioning.

Amenities at The Mosaic

Fitness Room

Party Room

This Condo project features a very nice fitness room, as well as a ‘Party Room”.  What I consider a bonus, this condo’s management company is located right inside the building (at least it was at the time of this report in Jan 2012).  This means that owners have easy access to the management company in case of problems.  Another nice feature is the security in the building.  Owners control entry to the building via their telephone, and yes, cell-phones can be used so long as the owners cell phone is a local number.

Location

Located right at Bison Dr and Pembina Hwy, at 40 & 60 Shore St, this condo is close to all bus-routes, the University of Manitoba, the new Stadium and major shopping centres.

Prices

During the 2 yr period of 2010-2011, condos at The Mosaic have sold for between $190,000 and $285,000, depending on size and location within the building.  (MLS® stats)

If you’re in the market to buy a condo, whether at The Mosaic or anywhere else, please click on Condo Finder Form.  If you’re thinking of selling your condo, anywhere in the city, please go to my Free Market Evaluation Form.

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Condo Spotlight: Chimney Ridge Condominiums at 3040-3080 Pembina Hwy, Winnipeg

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Located on the east side of the street, from 3040 to 3080 Pembina Hwy. we find the Chimney Ridge Condos.

Year Built:  ca. 1977

Total Condos:

Chimney Ridge Condominiums are made up of 98 condos in 5 separate buildings.  There are 2 distinct styles of units, each 1100 sq ft in size.  One type is the main floor, one-level unit, and the other type is a two-story unit which is actually located ABOVE the main floor condos.  This second type of condo requires the owner to walk up one flight of stairs to get to the living-room/dining-room/kitchen space, and then walk up a 2nd flight of stairs to get to the 2 bedrooms and bathroom.

Condo Restrictions:

Just the usual condo-restrictions, such as “No Laundry to be hung from the balcony” etc.  Pets are allowed, so long as they don’t pose a nuisance to other owners.

Property Taxes

Gross Property Taxes are currently at approx. $1920.00 per unit.  Of course, as an owner who actually lives in their unit, you would qualify for the Provincial Home Owners Assistance Rebate, similar to when you own a house.

Condo Fees

Condo fees are $155 per month, which includes snow removal, property maintenance and management fees.  Owners pay for their own hydro, telephone, and water bills.

Laundry and Parking

All units have their own insuite laundry, and units have one parking spot included.  At this time (Jan 2012) no additional parking spots were available for rent, although a neighbouring condo complex WAS renting out a few stalls to owners of Chimney Ridge Condominiums.

Amenities of Chimney Ridge Condominiums

This condominium is a bare-bones condo.  No pool, fitness room or other amenities, which helps to keep the condo fees nice and low.  Of special note is the fact that the main floor units feature a small yard, while the upper condos have a balcony.  All units have central furnace and c/air conditioners.

Location

Located right on a bus route of Pembina Hwy, and just south of the University of Manitoba, this condo complex has become very popular with students and property investors who are looking to purchase the units and rent them out.

Prices

During the 2 yr period of 2010-2011, condos at Chimney Ridge have sold for between $170,000 and $190,000  (MLS® stats)

If you’re in the market to buy a condo, whether at Chimney Ridge Condominiums or anywhere else, please click on Condo Finder Form.  If you’re thinking of selling your condo, anywhere in the city, please go to my Free Market Evaluation Form.

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Condo Spotlight: Oak Ridge Pointe Condos at 697 St. Anne’s Rd, Winnipeg

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Located on the east side of St. Anne’s Rd, and backing onto the Seine River, just south of  Novavista Dr, we find Oak Ridge Pointe Condos, a 50+ condominium with some spectacular features.

Year Built:  1994

Total Condos:

Oak Ridge Pointe Condos are a total of 36 equally sized (within 50 sq ft) units, on 3 floors.  All units are extremely spacious, at approx. 1550 sq feet, and feature 2 large bedrooms, a den, 2 full baths and fully enclosed balcony/sunrooms.

Condo Restrictions:

Strictly enforced 50+ age restriction, and NO PETS rules.  As well, units must be owner occupied, as NO RENTING OUT is permitted at this time.

Property Taxes

Gross Property Taxes are currently at approx. $2850.00 per unit, plus or minus approx. $30.00

Condo Fees

Condo fees range from approx.$390 per month.  While this may seem steep, condo fees in this building include Heat, Water, Cablevision, Management Fees and the usual condo maintenance fees and contributions to the reserve fund.

Laundry and Parking

All units have their own insuite laundry, in a very spacious laundry room with enough space to have plenty of storage.  Each unit owns an underground parking spot, and extra parking is available at a nominal fee.

Amenities of Oak Ridge Pointe

This condominium is located on the banks of the Seine River, and features gorgeous grassy grounds, with plenty of room to sit, relax, have a barbeque and other activities.  Inside the building, you will find a large common-room in the basement, a small woodwork shop and extra storage rooms for each owner.

Location

Located approx. 300 feet from St Anne’s Rd, it is close enough to walk to the bus route, but far from the noise of the road.  Grocery and all types of shopping nearby.

Prices

During the 2 yr period of 2010-2011, condos in this building have sold for between $240,000 and $273,900, depending on location within the building.  (MLS® stats)

If you’re in the market to buy a condo, whether at Oak Ridge Pointe or anywhere else, please click on Condo Finder Form.  If you’re thinking of selling your condo, anywhere in the city, please go to my Free Market Evaluation Form.

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• Buying an investment Condo? Top 4 things to look for (bokauffmann.com)

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Spotlight on: Featured Condominiums in Winnipeg

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Winnipeg has hundreds of condominium corporations, all unique in their own way.  We have townhouse style condos, apartment condos, bungalow and 2-storey condos (both attached and de-tached) and all of them have different features, amenities, sizes, prices and bylaws.

Starting in December 2011, Winnipeg’s Real Estate Blog will feature some of these condos, put a spotlight on a few of them.  Starting with “Fountain House” at 300 Roslyn Rd, a centrally located, 13-storey highrise with magnificent views of the downtown and great location along the Assiniboine River.

Over the next while, I’ll be featuring other condos, from 55+ age-restricted units, to brand-new high-rise buildings.  All of them will be available in a separate category, titled Featured Condo.

Do you live in a condo and would like to see your building featured here?  Drop me a line and tell me what makes your condo unique and special.  I’d love to hear from you.

If you’re in the market to buy a condo, or sell your current unit, call me or e-mail me anytime.

Bo Kauffmann  204-333-2202

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