Considering buying in 2023? Start with these questionsIf interest rates were back to the low rates they were this time last year, would you want to buy a home? If you answered yes, then you need to look past interest rates.  Rates are significantly higher than the low rates we saw in the last couple of years, but interest rates alone should not keep you from buying a home if that’s what’s right for your timeline and finances. Why? Because every month you wait to buy a home is another month of appreciation that you’re losing out on. That’s another month of equity that you don’t get to build. And another month of paying your landlord and having that money disappear. I’m not sure about you, but if I had to choose between paying a landlord and paying a mortgage payment, I would 100% go with the mortgage payment. If you’re still stressed about high rates, I get it. But keep in mind that you have no control over what the Bank of Canada does with the overnight rate. What you do have control over, however, are things like your credit score, your down payment, and the type of loan you choose, which can all affect your monthly payment. Are your expectations realistic? Get really honest and clear with yourself on what your expectations are. What kind of payments would be comfortable for your lifestyle? What kind of area do you want to live in? What type of home would work best for you? Then, you need to look at your expectations from the perspective of the current market, your budget, and your lifestyle—and make a decision on what’s realistic for you. Do you understand how much purchasing power you have?If you’re not sure where to start, sign up to get automatic search notifications for areas you would love to live in. This is a great way to get a sense of your purchasing power in different neighbourhoods. If you have a budget of $500k, then you might get a lot more for your budget in an area like Sackville than in Downtown Dartmouth. Start your search by comparing your budget and your home needs with locations you’d be comfortable in. If your expectations don’t line up with the market, your budget, or your lifestyle, you’ll need to adjust your expectations. Are you looking at the right homes or areas? How many houses have you looked at? If you have been spending every spare moment touring homes, you may need to reevaluate your wants and needs. Seeing a large number of properties uses a lot of your time and energy as a buyer, especially if you’re not any closer to finding your dream home. If this happens to you, it’s a good sign that you need to reevaluate your wants vs your needs. What do you really need to be happy in a home? What are some wants that, while important to you, are less of a priority? Once you are clear on your real wants and needs, you’ll have an easier time finding the right home for you. What are your absolute needs?What are you ok settling for?
Chances are that you won’t get everything you want in a home from the get go. But once you buy a home, you’ll be able to do whatever you want to it—design the backyard of your dreams or renovate the kitchen to be exactly what you want. So ask yourself: what do you absolutely need to have and what can you wait on? Can you redo the kitchen in a couple of years and get the home with the good bones now? If you take the time to ask yourself these questions and are honest with your answers, you’ll be able to find a home that works for your wants, needs, and lifestyle for the long-term. You won’t end up stuck in a home that looked great in the showing but doesn’t end up aligning with your life.
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📣 SMALL BUSINESS SHOUTOUT 📣: LOCAL SOURCE If you've passed by the corner of Agricola and Windsor street in Halifax, you're sure to have passed by the new Local Source Market location where owners Krista Armstrong and Sean Gallagher provide access to local, fresh, high-quality products that support a healthy lifestyle & allow guests to actively participate in local seasonal food economy. Q: What's the story behind why you started your business? My partner Sean started Local Source on Charles street in 2005. We were featured recently in Unravel Halifax where we talked about how the business got started in detail, but the business grew from his catering business which was started while he was a student at DAL. The grocery department grew organically & naturally and ebbed and flowed with the seasons. In 2018, I came on board as an owner and we started our growth plan. And then in 2022, we opened Local Source Windsor. Q: What can customers expect? Communities are built around independent grocery stores. Local Source has a focus on supporting community through buying locally and in season. All of our products come from Canada and are sourced close to home. We also have a from-scratch bakery & prepared foods department made from real food! Q: Can you share an insider tip about your neighbourhood? This area is all about the people! Meet your neighbors, they are pretty cool. Q: What are some other local businesses people should check out if they’re in the area? Off Agricola I recommend Nurtured, Ana + Zac, CycleSmith, and Espresso 46. And on Windsor there's Fauna, Brooklyn Warehouse, On The Mat, and Boxing Rock. Q: Are you working on any new projects? OH... so many. Does an entrepreneur every stop!?
Looking ahead to 2023: Buying or renting Purchasing your first home is often one of the most financially significant events that will occur in your lifetime. You may have been conditioned throughout your life to aim for home ownership as an adulthood milestone—no matter the cost. However, as things change rapidly within the real estate industry across Nova Scotia, you may need to seriously consider if buying a home is the right decision for you.  Looking ahead to 2023, I wanted to compare the pros of both renting and buying—as well as factors you should take into account when making your decision. BENEFITS OF OWNING A HOME:IT MAY BE LESS EXPENSIVE THAN RENTINGWhile mortgage rates are going up, renting could still cost you more than buying across the HRM. In Halifax, the average 2-bedroom apartment rents for $2398 per month, while the mortgage payment for a median-priced home in HRM would only be $2175. Granted, this doesn’t take into account property taxes or home maintenance costs, but when you consider the benefit of building equity, buying might be less expensive overall. ADDED STABILITYSince mortgage payments are fairly stable—even for variable rate products—owning your home will always provide you with more certainty. Even with added tenant protections, you could find yourself receiving an unexpected eviction notice. For example, if your rental property changes hands and the new owner wishes to move in, you could end up receiving a form DR2 (Landlord’s Notice to Quit: Purchaser to Occupy Residential Premises - Sale of Residential Premises) and two months to find a new home. “Renovictions” are also creeping up across HRM after a brief hiatus during COVID. If your landlord is undertaking significant renovations to the property, you can be asked to vacate with proper notice. [If you end up finding yourself in either of these situations, you can always reach out to the Tenancy Board to ensure your landlord is following the rules.] BUILDING EQUITY In the simplest terms, your home's equity is the difference between how much your home is worth and how much you owe on your mortgage. When you purchase a home, especially with a significant down payment, you’re starting to build equity in your home right away. With every payment you make toward the principal, you build up your home investment and, eventually, get access to a significant tax benefit when selling your home. In Canada, the principal residence exemption allows you to sell your home without paying tax on any money you make, so long as it was your primary residence. As home prices continue to rise at a steady rate in Canada, it’s a relatively stable investment. YOU’RE IN CHARGe Want to paint the hardwood banisters black and knock down a wall? Choose to hire contractors or get your hands dirty and DIY. Make mistakes, fix them, and make more mistakes, all without worrying about getting your damage deposit back. It’s your home, and you can customize it to make it your very own. If you are looking at condos make sure to confirm any renovation restrictions before you pick up that sledge hammer. BENEFITS OF RENTING: YOU’RE NOT TIED DOWN Aside from waiting for your lease to be up and the struggle to get your couch to fit in the elevator, there isn’t anything tying you to an apartment. Most leases you sign will be for 12 months, which gives you a lot of freedom to move if a better rental opportunity comes up or if you decide to leave town at the end of your term. When you own a home, the cost of selling can be cost-prohibitive if you want to move multiple times over the course of a few years. MORE FREE TIME A house requires consistent maintenance to protect your property and investment—and to avoid large unexpected expenses. Whether it's cleaning the gutters or the air exchanger, regular home maintenance can take up more of your personal time than you’d expect. NO MAINTENANCE OR UNEXPECTED BILLSSpeaking of those large, unexpected expenses—When you’re renting and the dishwasher breaks, you can call your landlord to handle the repair of the appliance. For first-time homeowners, these kinds of costs can often come out of the blue and cause a scramble for funds and finding a contractor to help. These days, in particular, it’s often several weeks to wait for an available service provider due to high demand. So if you’re not financially able to take on a large unexpected repair, renting can be a more stable option. NO HIDDEN COSTS While mortgage payments can appear smaller, they often don’t include hidden costs like property taxes or utilities. Your rent is a single lump sum and there are no unexpected expenses, making your budget more set in stone than when you own a home. HOW TO MAKE YOUR CHOICE When it comes to the big rent vs. buy debate, the decision ultimately comes down to your personal situation.
Some questions you can ask yourself are:
While homeownership was once a milestone of adulthood, younger generations especially are finding other uses for their time and money. The most important part of the decision is finding the right situation for you. Know someone who’s considering buying a home in 2023? Share this article with them to help guide them in the best direction for their unique situation. 📣 SMALL BUSINESS SHOUTOUT 📣: 11 STREET BOUTIQUE  Looking for a curated selection of women's clothing and accessories? 11 Street Boutique has exactly what you’re looking for. Q: WHAT'S THE STORY BEHIND WHY YOU STARTED YOUR BUSINESS? I live in this area and always loved walking through the Hydrostone. I started to wish there was a clothing shop I could pop into on my weekly walks. And then I decided, why couldn't I open such a shop?! I love clothes, and I love shopping locally, so it was the perfect mix for me. Q: WHAT CAN CUSTOMERS EXPECT? They can expect a mix of unique pieces mixed with some great classics! We love bringing in pieces with special details, but we also understand the importance of comfort. Q: CAN YOU SHARE AN INSIDER TIP ABOUT YOUR NEIGHBOURHOOD? This area has so much to offer—especially when it comes to shopping locally! You can shop for clothing or gifts, grab a coffee or lunch and shop for your groceries all at local shops! Q: WHAT ARE SOME OTHER LOCAL BUSINESSES PEOPLE SHOULD CHECK OUT IF THEY’RE IN THE AREA? Q: ARE YOU WORKING ON ANY NEW PROJECTS? We have some amazing Holiday pop-ups in the shop coming up.
2022 Local Gift GuideWhether it’s your favourite time of year or you’re just dreading the snow, chances are you’ll find yourself taking advantage of the upcoming holidays to get out to visit some of your favourite local shops around the HRM. One of my favourite traditions is curating a selection of local businesses and sharing it with you in case there’s a shop on my list you would like to check twice. Where I’m shopping this Christmas:  When looking for a one-stop-shop: If you’re looking for the perfect local gift for anyone on your list, make sure to swing by Downtown Dartmouth to grab a treat at Two If By Sea The Trainyard General Store.
This shop specializes in home decor and gifts that fit into anyone’s budget, and they make it a point to work with Canadians so you know you’re supporting local artisans with every gift. Pro tip: If you’re in need of a last-minute secret Santa, you can find the gift, the bag and the card all in one spot. Impact of rising interest rates While interest rates increase and fall in expected cycles, the speed at which the Bank of Canada has increased interest rates in the past few months has left many homebuyers and homeowners with questions. To answer these questions, I reached out to three local Mortgage professionals to get their thoughts. Starting with returning contributor Alex Lavender, Mortgage Broker at Centum Home Lenders: What are you expecting to see happen with rates?I’m not an economist, so I follow the guidance of the economists of the big 5 banks and share that with my clients. The outlook is that interest rates are expected to increase a bit more into early 2023 (by around .50%). After that, they are expected to level off in 2023 and begin their decline late in 2023 or early 2024. What products are you recommending for buyers?Right now, I am recommending a variable-rate mortgage. If the forecasts are correct, then we are nearing the peak of this interest rate cycle, and variable rate holders will pick up on the savings as rates decline. However, it is all a matter of personal preference; if someone is going to lose sleep at night because they are worried about the interest rate on their mortgage, then fixed is going to be the better option for peace of mind. Is your advice different for that re-financing?My advice for refinancing is the same as purchasing. However, for those that are refinancing into an adjustable rate mortgage, I do suggest that they take some additional funds and set them aside in a savings account. That way if interest rates go up further, they can offset some of the payment increases using the funds in that savings account. Lola Gentile, Associate Mortgage Broker at Premiere Mortgage Centre Inc. WHAT ARE YOU EXPECTING TO SEE HAPPEN WITH RATES?Most experts we've been listening to agree that we're nearing the top of the rate cycle, with likely another .5% rate increase by the Bank of Canada before the end of this year and potentially another smaller increase of .25% in early 2023. If inflation continues to rise into the first quarter of 2023, then there could be additional increases, but it's still too far out to predict with any certainty. We are entering a recessionary period which will likely last through 2023 into early 2024. However, the historical trend is that the government will begin lowering rates to help stimulate the economy to pull us out of the recession, and one of the first things to be impacted will be mortgage rates which will start to drop, but we are still 12-18 months away from that. It's highly unlikely we will ever see mortgage rates as low as they were during 2020/21, as they were a historical anomaly which couldn't have been predicted, however rates should normalize to the mid 3% range in late 2024. WHAT PRODUCTS ARE YOU RECOMMENDING FOR BUYERS?This is a difficult question to answer as every buyer is different. The most common theme from consumers that I've seen is safety and stability. People want to know what their payments are going to be and not have to deal with payment fluctuations and rate increases that would come from holding a Variable rate mortgage versus a Fixed rate mortgage. Surprisingly, the majority of experts agree that although volatile right now, Variable rate mortgages are still an attractive option because "what goes up, must come down," and even though there may be short-term pain in the near future, historically Variable rate mortgages still outperform Fixed rate mortgages in flexibility and interest costs in the long term. If clients still want the certainty of fixed payments, then they should consider a 2-3 year fixed rate term, rather than a 5-year term, in order to try and time their renewal period to capture what should be a lower rate environment at the time of renewal. Of course, there are no guarantees, and sadly between Covid, the war in Ukraine, continued supply chain issues globally, etc. all of these factors have had a direct impact on the rate environment we are currently in. IS YOUR ADVICE DIFFERENT FOR THAT RE-FINANCING?The first question for those wanting to refinance is what the immediate need for the money is. If a customer is refinancing to access equity to pay off debts and create more cash flow, then there is no time like the present. The cost of living has risen, and interest rates on credit card debt are rising, leaving people with less money each month. If consumers are considering a refinance for these reasons, then there is no time like the present. A refinance can give people the breathing room they need to stabilize their monthly costs and have some additional funds put aside in case of an emergency. If someone is considering a refinance to take on large renovation projects, etc., it may require more discussion because construction material costs, supply chain issues, lack of the availability of qualified trades, etc., can have a huge impact on project costs, which in turn could leave them in a more difficult position. It would require a more in-depth look at the overall financial picture of each individual consumer before making the decision to refinance. And finally, James Mckeown, Associate Mortgage Broker at Premiere Mortgage Centre added: WHAT ARE YOU EXPECTING TO SEE HAPPEN WITH RATES?Fixed rates have actually come down from their peak as they are set by the Government of Canada 5 year bond yield and not the prime rate. Now that doesn't mean we won't see fixed rates increase further; however, there is an interesting disconnect where the variable rate products are actually more expensive. If you listen to the economists, most are suggesting we will see a decline in rates in the next two or three years. The problem with the shorter fixed terms is they are not usually discounted to the same extent as the 5-year fixed terms, making them more expensive. This also means that the variable rate product could likely still be the best option if you are comfortable and have the capacity to ride out any additional increases. WHAT PRODUCTS ARE YOU RECOMMENDING FOR BUYERS?First-time home buyers are still best to consider a 5-year fixed rate mortgage as it provides stability when entering home ownership. For repeat buyers who have the comfort and capacity to take a gamble on what will happen, I would suggest a shorter fixed rate term or a variable rate mortgage. I would personally take a variable today over a fixed term. IS YOUR ADVICE DIFFERENT FOR THAT RE-FINANCING?It depends on why you are refinancing. The accumulated equity in many people's homes is a great opportunity to get rid of other debts, and set yourself up for long term financial success if done appropriately. I would be hesitant to suggest a less stable option in this scenario so the variable is likely off the table in favour of a fixed rate term, probably 5 years.
If you are refinancing to purchase an investment property, etc. then I would still suggest a variable rate, but cautious borrowers are always best to take the longest fixed rate term they are comfortable with knowing it may cost more in the long run. In general, 7 and 10-year terms are dangerous as most are broken well in advance of their maturity and come with a higher rate. The current rate environment is like selling an investment as it declines and buying it when it goes up. People are more likely to lock in when rates are high because they are worried about rates going even higher. Although I do not think we will see a return to 2% mortgages, I also don't think we are on our way to 10% rates either. You should take the term you are comfortable with, variable for the biggest risk takers, 5 year for the most risk averse, and a 2 or 3-year term if you want to try and get a break but still want some stability. 📣 SMALL BUSINESS SHOUTOUT 📣: Cakes by neh If you're looking to make a statement at your next event, look no further than local specialist @Cakes By Neh. Q: What's the story behind why you started your businessAlthough baking began as a hobby and stress reliever for me it soon became a passion. I decided to start Cakes By Neh when I realized I am my happiest self when I am creating something to share with others to make them happy. Food is one of the greatest ways to show love and care in my culture and I combined this with my passion for cake, that's how Cakes By Neh was born! Q: What can customers expect?My little business is a one woman workshop! I am the baker, cake decorator, dishwasher, and delivery person. You can expect to find artistic cakes for all occasions that have been customized to your liking and made specially for you. I operate my commercial kitchen out of my own home so any cakes that I make have been ordered by my clients in advance. Q: Can you share an insider tip about your neighbourhood?Working from home in Spryfield has been absolutely delightful! I love my neighborhood and area, it has been home to me for the past 3 years. It's multicultural and friendly. My neighbourhood has some of the most scenic trails in the area. You have the option of walking on the gorgeous rocky terrain of the Osprey trail head or taking a stroll next to a flowing river on the McIntosh Run Community trail ! Q: What are some other local businesses people should check out if they’re in the area?Our area has amazing restaurants and businesses owned by local folks, Station six, Sushi cove, Halalifax Gummies, and Khans to name a few! We are also super excited to be getting a branch of one of the yummiest ice cream spots in Halifax, Flynns Dairy Bar! Q: Are you working on any new projects?I have many plans for the future and am actively working on them while keeping my bustling business going! I am excited to grow and continue to serve our lovely community!
closing costs you can expect on your new home During due diligence:DepositWhen you think of a ‘deposit,’ most people think about the amount they saved up for their down payment, but they’re not the same thing. The deposit is a showing of good faith to purchase. This is paid to the broker, as a way of saying that if all the conditions of your offer are met, you will proceed with the purchase on closing day. The deposit amount is at minimum 1% of the purchase price—or $1000 for every $100,000 of home value—due within 7-14 days of making an offer on a property. If there are multiple offers, it can be beneficial to increase your deposit to 2-3% of the purchase price to make your offer stand out. The good news is that it is credited toward your down payment on closing day. The deposit can be paid by cash, cheque or email money transfer to the listing brokerage. Home InspectionMost buyers will make an offer conditional on having the home inspected. A home inspection will typically cost between $500 to $750+HST, depending on the size of the building, location and number of units. Buyers will often opt to test for the presence of radon and scope the sewer lateral for breaks/root intrusion. Each of these tests will run you an additional $250+HST. If you are purchasing a home on well and septic, you will also want to inspect the function of the septic and the quality and quantity of the well water. These three inspections could easily add $1000-$1500 in additional inspection costs. At Closing: Deed Transfer Tax (DDT)Deed Transfer Tax rates are set by each municipality and the DTT payable is calculated based on the sale price of the property. In HRM, the deed transfer tax is 1.5% of the purchase price. Note: non-residents of Nova Scotia will be charged an additional 5% provincial deed transfer tax on top of the municipal rate. The good news is that buyers who plan to move to NS within 6 months of taking possession of their new home are exempt from the non-resident DDT. Closing AdjustmentsThere are a number of expenses that you will pre-pay when you own a home (taxes, rental contracts, condo fees and oil or propane are the main ones). On closing, you will be responsible for reimbursing the seller for any of these prepaid expenses that cover the time that you will own the home. For example: Property Tax Adjustment. Property taxes are paid in advance in Nova Scotia twice yearly, therefore the Seller has pre-paid property taxes for the first or last 6 months of the year. The property tax adjustment is to reimburse the Seller for the remainder of the pre-paid amount. Heating Oil Adjustment. The seller will top up their oil tank and you will be responsible for reimbursing them for the full oil tank. I recommend budgeting for a $2200 adjustment on closing if you are purchasing a home with oil-fired heating. Legal feesThe standard costs for the purchase of a resale home are approximately $1300-$1600. This includes $750-$1000+HST for legal fees, plus recording fees, admin fees, and title insurance. Title insurance is sometimes not required by the lender but is highly recommended. Title insurance protects property buyers and mortgage lenders against defects or problems with a title when there is a transfer of property ownership. Property InsuranceIf you are getting a mortgage, your lender will require you to show proof of insurance on closing. Home insurance can cost $1000 and up for the year.
The good news is that most insurers have monthly payment plans. Where this cost varies depending on the age, condition, size and location of the property (as well as your claim history) it is recommended to get an insurance quote during due diligence to make sure the annual home insurance costs are something you can live with. Additional costs to consider utility hook-up fees and moving expenses. Creating a realistic budget in advance and sticking to it can help you be more confident on closing and avoid unexpected surprises down the road. The more you can map out—and spread out—your expenses and payments, the more effective you will be in managing your overall costs. 📣 SMALL BUSINESS SHOUTOUT 📣: BISCUIT GENERAL STORE If you love old fashioned general stores filled to the brim with unique fashion and gifts, stopping in at Biscuit General Store is a must whenever you're downtown Halifax. Q: What's the story behind why you started your business?When I opened Biscuit General Store, Halifax didn’t have many locally owned boutiques - just chain stores. I had worked in the fashion industry for years, but was inspired to be in a more hands-on relationship with clothing, customers and our community. Q: What can customers expect?We hope that customers will experience personal care in our shop, and will see how we’re constantly curating our selection based on customer feedback and requests. Most things in our shop are found exclusively at Biscuit in Halifax! Q: Can you share an insider tip about your neighbourhood?There IS parking in the North End! The North End Business Assoc. has a parking map on their website—but big hint is Maitland Street! Q: What are some other local businesses people should check out if they’re in the area?Hands down, LF Bakery is the absolute best…and Edna is now serving lunch! For boutiques, check out Meyvn, Ana and Zac and Slowly Slowly. Q: Are you working on any new projects?Haha…always. We just moved Biscuit 1 year ago, and have our sibling store The Independent Mercantile across the street, but my friends are always trying to stop me from starting another business! I’m especially inspired about some volunteer projects these days.
Preparing your home for autumnWith the arrival of the first frost of the season, it’s time to start thinking about preparing your home for the colder months. Beyond putting your patio furniture away—which might have already been done a few weeks ago thanks to Hurricane Fiona—here are a few things you can do to prepare your home for the fall.  Preparing your yard: CLEAN OUT GARDEN BEDS Once the weather starts to cool off, it's time to clean up garden beds to get them ready for the winter. Remove annual plants and cut back perennials to prepare your gardens for the winter. PRUNE TREES AND SHRUBS Remove dead or diseased branches on trees and shrubs. Pruning is to help maintain the appearance of the trees and shrubs as well as remove disease before it can spread to the rest of the tree. Note: Avoid pruning live branches at this time. To check if a branch is dead, scrape off some of its bark on a smaller stem to see if it's green inside. If it's not green and bendy, it's not alive. RAKE YOUR LEAVES To keep your yard looking nice through the fall, rake up leaves and dispose of them as you see fit. You can choose to compost them into leaf mould, use them to protect flower beds over the winter, or you can put them out to the curb. LOWER YOUR MOWER Lower the mower to approximately 1.5-2.0" and give your lawn a final cut. In regions like ours, where the season is wet and the snow accumulates, your lawn is susceptible to damage if the snow can bend your grass blades over or there are piles of leaves left on your lawn. To reduce fungal growth on your lawn (called snow mould), make sure to cut your grass short for the winter. USE FALL FERTILIZER Apply a Fall fertilizer to your lawn in mid-October. This will stimulate root growth through November and even into early December. Helping roots grow before winter sets in ensures that the lawn will green up quicker in the spring and become more resistant to disease and drought. PLANT SPRING BULBS After the first frost, it’s safe to start planting your fall bulbs. Make sure to plant in groups of 5-7 for the most beautiful displays. Spring tip: You can plant in areas normally shaded by trees for some extra colour, as the leaves will not have grown by the time they spring up. Preparing your home: CLEAN OUT YOUR GUTTERS
As the leaves fall, they can clutter up your gutters and break down over the winter into an immovable sludge that causes drainage issues in the spring. Make sure to keep them cleared out between storms. CHECK YOUR HEATING SYSTEMS Depending on what kind of heating you have, this might look like dusting radiators, booking a heat pump cleaning, having your furnace filter changed or having your chimney and fireplace inspected. It’s a good idea to make sure it’s all in working order well before the first cold snap. CHECK FOR LEAKS OR DRAFTS While a visual inspection will often do—checking for cracks, peeling paint, deteriorating seals— around windows and doors, if you have a windy chilly day, it makes for the perfect time to check for any drafts from windows, doors and even electrical sockets. Check your basement after heavy rain for any signs of water, like peeling paint or the wall bowing outwards. And make sure to pop your head into the attic and any crawl spaces to check for signs of damage. |
Margaret CraigReal Estate Advisor based in Halifax, Nova Scotia. I help people buy and sell homes with Engel & Völkers. Archives
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