All posts for the month December, 2012

My top 5 reno tips for your single-family investment property

If you have read my blog “3 things your single-family investment property needs to attract quality tenants” you will remember when I mentioned that providing a clean and updated home would attract quality tenants. Today I’m going to dive deeper into which renovations will make your property stand out. Some of you may not know, but before I became a realtor I had a business renovating properties strictly for real estate investors, as I am also a certified carpenter. By working with investors for so long, I’ve learned some great cost effective ways to renovate a property. Here are some quick and creative ways to make a space look great while most importantly, keeping costs down.

1. Paint the entire unit with ONE light colour.

You want your property to feel bright and spacious. A great way to achieve this is by painting your entire unit in a light colour. When you paint your property with one colour, you can buy your paint by the 5 gallon buckets as opposed to a number of 1-gallon cans, which greatly reduces costs! I know some investors that like to add feature walls or paint different rooms with different colours. By doing this, you are not only making the space feel smaller but you are starting to personalize the unit. And while some prospective tenants will certainly appreciate your design choices, some will not. The whole idea is to attract AS MANY prospective tenants to fill out the application. Everyone will appreciate a bright space that has flow. Once the tenant gives you first and last, they can then personalize their new home the way they like, with your permission of course! Investor tip: The colour I use on my units is called “Rafia Cream” by Behr.

2. Quality flooring throughout

The second biggest impact you can make is by changing out the flooring throughout your property. Putting down good quality laminate in the living room and bedrooms is a really effective way to give your property flow. What I mean by flow is by using the same materials throughout your property, it gives the feel of a larger space. I know many investors that will go to a discount flooring store and take what ever is left at the back of the warehouse. It might be a few boxes of one flooring here and a few boxes of another kind there. When you walk through their properties two bedrooms might be one flooring, the master bedroom is another and the living room is again, another type of laminate. This makes the home feel thrown together, choppy and cheap! You definitely know the landlords bottom line here is money.

If you have old vinyl and outdated tile floors in the kitchen and bathrooms, you don’t always have to rip them out and pay the large contracting bill that goes with it. There is a great vinyl tile product I use that installs directly over these outdated floors. Once its grouted it looks identical to a high-end ceramic tile. Watch a video of me renovating a client’s property with this product HERE for further instructions on the installation.

3. New baseboards.

Now that you have installed new floors in your property, don’t just throw on the old baseboards. Get some high-end baseboards such as 4 inch colonial and then add a piece of doorstop to really give it a custom look. This alone can totally transform a space and is surprisingly cost effective. If you are lucky enough to buy a property with great flooring already installed but it has cheap looking baseboards, just pull them off and add the baseboards I just recommended. For an example of this type of baseboard, watch my video linked above.

4. Paint outdated cabinets white.

A common mistake investor’s make is thinking they have to gut a kitchen just because it looks outdated. If the cabinets still function properly and are in good condition, you would be surprised by how good your kitchen can look after painting the cabinets white and adding brushed nickel handles. Throw on a new counter, sink and taps, and you have yourself a completely transformed kitchen. This can all be done for $1500 or less. I know some people, especially men, have a hard time painting over “natural wood”. This is 2013 people, PAINT THE WOOD AND DON’T LOOK BACK!!

5. Curb appeal.

Curb appeal is the single most important tip I can recommend to investors. If your property looks bad from the street, tenants will drive up for the appointment, and keep driving. Maintain your lawn and keep sidewalks and driveways clear if its winter. Make sure the exterior of your property is in good shape as well i.e. Roof, siding, windows and doors etc.

A common misconception is that reno’s have to be extremely expensive. By doing creative things, you can really make your property stand out on a budget. I hope this gave you some good tips on how to renovate your property to beat out the competition. If you’re looking to expand your single-family investment portfolio in KW/Cambridge, feel free to contact me anytime! Visit my website and see me renovate properties for clients and watch video testimonials. I look forward to helping you achieve your goals!

Mat Piche

RE/MAX Real Estate Centre

www.kwpropertypro.com

homes@kwpropertypro.com

Your 7-step guide to investing in Kitchener-Waterloo condo town-homes like a sophisticated investor

Investing in condo town-homes can be some of the “easiest” investments within your portfolio. Although investing in any type of real estate requires large amounts of analysis and due diligence, condo town-homes can be very hands off which is why they are so attractive for both new and veteran investors. Investors like the fact that the exterior of their properties are being taken care of by professionals i.e. Windows, doors, siding, roof, foundation, lawn care, snow removal etc. included as part of their condo fees. The investor generally only has to worry about maintaining the interior of their property. Another plus is only having to insure the interior structure of the unit as the exterior building is insured under the corporation. This can make your payments lower than with a freehold property. Now that we have looked at some of the positives of investing in condo town-homes, let’s discuss what your 7-step checklist should be before purchasing.

1. Are the condo fees too high?

When looking at perspective condo town-homes, make sure the property still cash flows after all costs i.e. Mortgage, taxes, condo fees, insurance, property manager, 5% vacancy and 5% maintenance. If the property cash flows over and above these calculations, you may have a potential investment property. Investor tip: Average condo fees in the KW/Cambridge area are $250 per month. Generally, if a property has condo fees over $300, it can be very hard to make that property cash flow without putting more than 25% down.

2.What is the current condition of the complex?

When you go to see the unit, take a walk around the complex and take note of the overall condition. Things to look for are if the grass is cut/taken care of, is the snow shoveled if it’s winter and the overall maintenance of the exterior of the units. If you sense major neglect in all of these areas, you may want to reconsider being involved with this corporation.

3. What do the condo fees cover?

If you are looking for a “full service” corporation to cover everything exterior as explained earlier, you may want to ask the property manager of the corporation before getting too far into your due diligence. Some may cover everything except lawn and snow care. Perhaps the windows and doors are excluded etc.

4. Are there major projects coming up?

While you have the property manager on the phone, ask them if there are major projects planned in the future. Perhaps the town-home you have done a ton of analysis on cash flows just right with $250 condo fees per month but the corporation has planned to re-pave all of the driveways which will increase your condo fees to $300 per month in order to fund the project. All of a sudden, this particular property may not cash flow in a few months. Another major question to ask the property manager before you put too many hours in due diligence for this property is #5 below.

5. Are investors allowed?

Some corporations do not allow rentals or limit the amount of investors at one time. Some may only allow say 60% of units to be allowed as rentals. You do not want to go through the entire process to find out from your lawyer this is a bad investment and have to back out or worst yet, actually close on the property and not being allowed to rent it out!

6. Oder a status certificate

Once you have an accepted offer, make sure you make it conditional on your lawyer reviewing the status certificate. They will look at how the corporation has been doing financially over the past few years and what they plan on doing in the future, such as major projects. You want to make sure you invest in a corporation that has a healthy reserve fund and operating fund. The reserve fund is what is sounds like. It’s a “back up” for major or unexpected projects that need to be taken care of. The operating fund covers things such as daily contracts such as lawn maintenance, snow removal, handy man and other on going contracts to keep the complex in top shape.

7.Get on the condo board!!!

Once everything explained earlier has met your expectations, this is the single most important thing I tell all my clients to do in order to have control over the expenses. You want to have a say in what goes on within the complex and corporation. As Don R. Campbell, president of the Real Estate Investment Network always says, “the condo board president and members may have little power within their own personal life and could abuse their position to ‘get their way’ to feel powerful.” You definitely do not want to be a part of a corporation with members like this. There are usually 4-5 board members per complex and every year there is a meeting for all homeowners to attend to go over upcoming projects etc. There should be a spot or more up for election each year. As part of your due diligence, ask the property manager which members are up for election and tell them you definitely want to run!

I hope this 7-step guide helped you analyze a condo town-home investment like a sophisticated investor. Once you invest in a great condo corporation, it’s also a good strategy to keep buying properties within that complex. You have already done the homework and the more units you own, the more votes and the more say you will have in decision making. If you’re looking to expand your single-family investment portfolio in KW/Cambridge, feel free to contact me anytime! Visit my website and see me renovate properties for clients and watch video testimonials. I look forward to helping you achieve your goals!

Mat Piche

RE/MAX Real Estate Centre

www.kwpropertypro.com

homes@kwpropertypro.com

1 Comment

by KW Property Pro on December 19, 2012 • Permalink

Posted in Uncategorized

Tagged Cambridge, Investing, Investing in Cambridge, Investing in Kitchener, Investing in Waterloo, Kitchener condo town-homes, KW Property Pro, Mat Piche, Real Estate

Posted by KW Property Pro on December 19, 2012

https://kwpropertypro.wordpress.com/2012/12/19/your-7-step-guide-to-investing-in-kitchener-waterloo-condo-town-homes-like-a-sophisticated-investor/

3 ways to keep your tenants renting longer

In order for a real estate investing business to be successful, it requires finding good quality tenants to pay rent and cover the investor’s expenses (Please see my previous blog post “3 things your single family investment property needs to attract quality tenants” for further details on this topic). Unfortunately for most investors, it stops right there. Once their property manager or themselves finds a qualified tenant, they put their business on cruise control until the lease comes up where they often find themselves in the same position as the previous year. Let’s face it, the stress of not finding and screening tenants is something even the savviest investors do not look forward to. So how can we keep our good quality tenants renting longer?

1. Provide a clean and updated home.

All tenants are looking for is a clean and updated home where they can feel proud to invite friends and family over. Provide this, and you will quickly see your tenants treating your property as a home rather than just a rental. Remember, when someone becomes emotionally attached to something, it’s harder to just “move on” when the lease comes up. Stay tuned for my upcoming blog “Simple renovation tips to make your single-family investment property trump the competition” for ways to make your rental feel like a home.

2. Stay on top of your rental!

Make sure your property manager visits regularly (or yourself if you are self managing) to build a relationship with your tenant. This not only shows them that you care and are not like other landlords, but it also gives you the peace of mind to be able to “check up” on your property. When they have a request such as a leaking tap, just get on it and replace it. Treat your clients like gold, because that’s exactly what they are, clients requiring a service from your business.

3. Buy them gifts.

When Christmas comes around, buy them a gift. It can be as simple as a gift basket, gift cards to restaurants or $50 off Decembers rent. This is easy and extremely effective. You can also buy them small presents for their birthdays. You already have their information on the application they filled out when they showed interest in the property. Imagine how surprised they are going to be when you show up with a $10 gift card to Tim Horton’s on their birthday (everyone loves a Tim Horton’s gift card).

These are all great tips to keep your tenants renting longer. With service like this, why would they ever leave!? If you’re looking to expand your single-family investment portfolio in KW/Cambridge, feel free to contact me anytime! Visit my website and see me renovate properties for clients and watch video testimonials. I look forward to helping you achieve your goals!

Mat Piche

RE/MAX Real Estate Centre

www.kwpropertypro.com

homes@kwpropertypro.com

4 Comments

by KW Property Pro on December 17, 2012 • Permalink

Posted in Uncategorized

Tagged Cambridge, How to keep tenants, Investing, Kitchener, Mat Piche, Real Estate, Waterloo

Posted by KW Property Pro on December 17, 2012

https://kwpropertypro.wordpress.com/2012/12/17/127/

How the new mortgage rules work in favor of the sophisticated investor

As the mortgage rules continue to tighten, investors cringe in fear as the dream to expand their portfolio becomes more difficult. Prior to April 2010, investors could snatch up investment properties with only 5% down. Heading into 2013, the rules have drastically changed and are not in favor of the investor. Or are they?

Coming up with 20% down seems like a daunting task. A condo townhome in Kitchener-Waterloo sells for $155,000 with a required minimum down payment of $31,000 (20%). Let’s be real, the average consumer looking to invest in real estate is going to have a hard time coming up with $40,000 all in (20% down, closing costs, land transfer, renos, inspection etc) on an “entry level” condo townhome investment. So how could what seems like a punishment from the government actually be a positive for you, the investor?

Well that’s just it. The government is indirectly trying to “punish” the “mom and pop” landlords from over spending and investing in real estate with negative cash flow and everything else that comes with it ie. Providing poor quality housing, bad tenants due to improper background checks like a sophisticated investor would etc. With the new mortgage guidelines “weeding” out the unprofessional investors, it leaves more properties and opportunities for the sophisticated investor. The amounts of tenants have not changed, if anything there is more since 2010 here in KW/Cambridge. So what does that mean to you, the sophisticated investor? Less competition!

Buying a primary residence still only requires 5% down but what has changed, is the length of amortization. No longer can you get an insured mortgage (0%-20% down) amortized over 30-35 years. It’s now 25 years. This part of the mortgage “crack down” does not affect the investor directly as sophisticated investors are putting 20% or more down. What it does do is prevent the tenant in your “entry level” single-family investment to qualify for a mortgage after a few years of saving. They now have to rent longer!

So, lets do a quick recap of how the new mortgage rules affect you, the investor. You now have to put more money down, giving you a lower mortgage payment which equates to more cash flow every month. Your tenants will have a harder time qualifying for their own mortgage, so they will need to stay in YOUR property longer. With the “mom and pop” investors getting out of the market there is more opportunity both with finding properties and having a larger tenant pool to choose from. That’s not so bad is it?

If you’re looking to expand your single-family investment portfolio in KW/Cambridge, feel free to contact me anytime! Visit my website and see me renovate properties for clients and watch video testimonials. I look forward to helping you achieve your goals!

Mat Piche

RE/MAX Real Estate Centre

www.kwpropertypro.com

homes@kwpropertypro.com

3 things your single-family investment property needs to attract quality tenants

We’ve all heard the “expert” share their stories around the water cooler about how his or her uncle, cousin, friend of a friends tenant trashed their property, refused to pay rent and had to go through the costly eviction process (especially here in Ontario). So, how can we eliminate or reduce the risk? Investing in real estate is a business and in order to run a successful business, you need to provide a better product than your competitors. When we provide a high quality product (our property) at a fair price (market rent) naturally, our business will attract quality clients (tenants). Here are some tips to attract the tenants you want and to ward off the under qualified.

1. Location, Location, Location!

Buying a property in a great location is key when it comes to a single-family investment. Your ideal clientele will most likely have children and parents want to provide them with a safe area to grow up. Focus on a quiet neighborhood away from heavy traffic. Find a home close to parks, baseball diamonds, basketball courts and community centres where they have events and programs all year long. Second on a parents list is education. Give your tenants the option of being able to choose between catholic and public schools for their children, including high schools within close proximity. Now that the kids are taken care of, parents can start thinking about themselves. They want access to grocery stores, hardware stores, public transportation and highways within close distance to their new home. The less time they have to travel to and from work everyday the better. Finding a neighborhood with ALL of these will be tough. Working a realtor who specializes in single-family investment properties will be able to help you find the best properties in the best neighborhoods.

2. Provide a clean and updated home.

Many investors completely disregard the exterior of their properties. Curb appeal is extremely important! Don R. Campbell, president of the Real Estate Investment Network always says, “If your property does not look clean and presentable from the outside, your appointments will drive up, slow down and keep driving. And you’ll wonder why no one continues to show up. They did!” Now that we have them through the door, believe it or not, more than 50% of their decision of whether they want to live in your unit is based within the first ten seconds of entering. The smell, the paint colour, the layout, the flooring. All of this is immediately registered and makes up a big part of their decision. I recommended painting your entire unit in a light neutral colour. It’s clean, effective and gives the tenant a chance to mentally design the rest of the space. Make sure the flooring; kitchen and bathrooms are up to date. I don’t recommend throwing in granite counters and slate tiles down, unless that’s the market you are appealing to, but a renovated, clean and safe home is all your tenants are asking for. Provide this, and you will attract high quality and loyal tenants who want to stay and feel proud of their home. Watch my Webisode of me renovating a clients property as an example of how to take a home that needs simple updating and making it the best rental on the street!

3. Get a good property manager.

Having a good property manager is extremely important in making sure your business runs smoothly. You want someone who knows the business and is presentable and professional when showing your home to prospective tenants and when dealing with issues. Your tenants want to feel safe and taken care of. If your property manager talks down to them because they are just a “tenant”, they will resent you and think, “this is just another slumlord.” This goes back to having a specialized realtor who already has a team of trusted professionals at your disposal. Join an investment group in your area, get educated and build your team of specialized professionals.

Now that you have found prospective tenants who are interested in your property, step one is done. Now it’s time to qualify them like a sophisticated investor to reduce the risk even further. But that’s for another blog post. I hope this information helped you think like a sophisticated investor rather then a “landlord.” If you’re looking to work with a single-family specialist in KW/Cambridge, feel free to contact me anytime. I look forward to expanding your real estate portfolio!

Mat Piche

RE/MAX Real Estate Centre

www.kwpropertypro.com

homes@kwpropertypro.com

4 Comments

by KW Property Pro on December 11, 2012 • Permalink

Posted in Uncategorized

Tagged Cambridge, Investing, Kitchener, Mat Piche, Tenants, Waterloo

Posted by KW Property Pro on December 11, 2012

https://kwpropertypro.wordpress.com/2012/12/11/3-things-your-single-family-investment-property-needs-to-attract-quality-tenants/

Can you spot the not? 3 questions to ask a realtor before investing through them

With change comes panic for many. The recent tightening of mortgage rules has reduced the number of eager first time buyers who now do not qualify. Add all the noise of how our economy is on the verge of collapsing through media outlets, and the average consumer is left more confused now than ever. “Should we sell, renew our mortgage to these historical low rates or keep renting”? Marketing guru’s will tell you that ‘a confused mind always say’s no’, making the job of the average realtor challenging. When it comes to running a business we must “adapt or die” and that’s exactly what we are starting to see among the realtor community. With the buyer pool drying up and sellers being too confused to decide what they want, realtors are looking for business elsewhere to supplement their income.

For sophisticated investors, now is a great time to take advantage of the confused consumer. As Warren Buffet says, “be fearful when others are greedy and greedy when others are fearful”. With homes not selling as quick and with lower price tags adding the combination of historical low interest rates, it’s a perfect storm for investors to pick up deals left, right and center. This is what average realtors are picking up on and are starting to shift their marketing strategies to appeal to investors. The problem is, these realtors are just following the trend to keep their sales up and do not have enough knowledge about investing in real estate to ensure their clients success. So, what kind of questions should you ask realtors before you begin working with them to find out if they are investment savvy?

1. Do they invest in real estate themselves?

Can you really take advice from someone who does not practice what they preach? If they invest in real estate themselves, they most likely know what attracts tenants and what makes a property cash flow. Do not let the amount of property one owns be a deciding factor either. I know many investors and realtors who own 2,5,20 properties and STILL have little knowledge of running their business properly and finding QUALITY properties. Ask them how much cash flow they receive from each property and how they came to that conclusion. For example, when calculating costs for my clients, I find properties that cash flow over and above their mortgage, taxes, condo fees (if applicable), insurance, property manager, 5% vacancy and 5% maintenance. This is how sophisticated investors budget for their properties. If their own properties cash flow after these calculations, you may be speaking to a savvy realtor.

2. Are they a member of a real estate investing organization?

Being a part of a real estate investing group is an important part of expanding ones network and knowledge of the business. Making sure your realtor is part of a group like this is important. It shows they are passionate about the business and take their job/themselves seriously. This is also important because you will be able to tap into their network of trades, properties managers, lawyers, specialized mortgage brokers etc. Having access to a large team is very beneficial to you, the investor.

3. Do they specialize?

This is the most important question you should be asking a realtor before working with them. Do they specialize in a type of investment that you are looking for? Working with a specialist allows them to provide you with a list of great properties almost immediately. Because they specialize in one type of investment, they should already have properties on their “watch list” just waiting to send to their clients. An example I always like the tell my clients is “would you let a heart surgeon treat your broken leg? They can probably do it a pinch for they did go to medical school and achieve a decent knowledge of how the overall body works before they decided to specialize. Or, would you rather let a doctor who operates on broken bones all day every day treat you?” The same thing applies to real estate investing. If your realtor says “I can find you multi-family buildings, single family properties, student rentals, commercial space, what ever you’re looking for!” It’s time to run the other way. They’re only in it for the commission cheque!

I hope this gave you a different perspective on what to look for when hiring a realtor to help you find an investment property. If you are looking to invest in KW/Cambridge, feel free to contact me. I specialize in single-family condo townhomes ranging from $140,000 – $175,000 – Freehold townhomes from $175,000 – $260,000 and single family semi’s and detached from $180,000 – $260,000. See how specific that is?? I look forward to working with you and expanding your single-family investment portfolio!

Mat Piche

RE/MAX Real Estate Centre

www.kwpropertypro.com

homes@kwpropertypro.com

KW Property Pro

All posts for the month December, 2012

My top 5 reno tips for your single-family investment property

Your 7-step guide to investing in Kitchener-Waterloo condo town-homes like a sophisticated investor

3 ways to keep your tenants renting longer

How the new mortgage rules work in favor of the sophisticated investor

3 things your single-family investment property needs to attract quality tenants

Can you spot the not? 3 questions to ask a realtor before investing through them

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