Hamilton is the Coolest!

“We’ve tipped” says successful award winning developer in Hamilton, Steve Kulakowsky from the Core Urban Inc. We are past the tipping point says Steve. I would agree.  It’s no longer “change is coming” or “we have loads of potential”. It is here!

Watch the tour video here.

Increase in house prices averaging 10% for 2015, driven primarily by the influx of “out of towners” loving the affordability. The in-filling and intercity development and promises of better public transit.  Initiatives like Sobi bike sharing. The increase in concepts like work space sharing in amazing spaces like The Cotton Factory. Offering event space rental as well.

The word is out and Hamilton is The Coolest!  Watch more  Hamilton video’s here.

Want to know more about opportunities in #Hamilton.  Contact me and get in on the action in #HamOnt.  Call or text 905-537-6005




Why Torontonians Are Moving to Hamilton

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At first blush it is all about AFFORDABILITY but delve a little deeper and find out that the THE SECRET IS OUT. Hamilton, Ontario is an awesome place to live, learn, work and play.

Some of the reasons:

Nature and the privilege of being between a great lake and the Niagara Escarpment. Creating the Waterfall Capital of the World. Minutes from rich farm land and Wine Country boasting award winning wines and ice wines.2015-04-17 09.14.30

Communities with pride of ownership, tree lined streets and the sounds of children playing. Family friendly city with many activities, festivals, green-space and bike/walking trails.

Location, Location, Location. Check out this graph and page by Hamilton Economic Development.

Historic Neighbourhoods with a respect for architecture. Developers who have a respect for history.

Bike Sharing program, amazing farmer’s market and the Tiger Cats!

Strong, growing  Arts, Music and Theatre community. Including the renowned Theatre Aquarius.  An amazing entertainment venue that is praised by the artists appearing there for it’s acousti2014-08-08 22.04.12cs and layout – Hamilton Place. Check out the Trip Advisor reviews.2015-04-29 21.57.03

A growing and improving night life. Diverse culinary options – some truly fabulous restaurants . This list is from 2014.  I could add some to that list including Lake Road on James North. Full disclosure, my children work there.  Contact me and ask me about it. Food is wonderful.

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Number one employer is the Health Care including education, research and hospitals. Fabulous universities and colleges.  This  page listing the schools says it best.

Innovation and creativity. Known as The AMBITIOUS CITY.  A city of innovators.

I love my city and I would love to talk to you about making a move to Hamilton.

Check out these Hamilton videos, especially love the award winning video “The Ambitious City.  I believe it speaks well to Hamilton’s Heart and grit.


Contact me to find out more.  I’m here to help!






I Want To Buy a Home in the Hamilton area. Where Do I Begin?

You begin with financing. I work with a team of trusted professionals to assist and support my clients. So if you are in the Hamilton area, you should start with a call to me or your favourite REALTOR® who can provide you with the proper contacts. If you are not in the area, I have made many great Real Estate contacts outside of the GHA that I can recommend to you.

It is rather easy and efficient when you have guidance. I believe in being involved from A to Z . I can provide mortgage specialists, inspectors, lawyers and other contractors you may need.  I provide a professional photographer if you are selling a home and as well as my staging advice, and a professional if needed.

Once you’ve received the information from a mortgage person, the process can begin.  I would also provide a thorough evaluation on any existing owned home. Then set up a search of the entire MLS of properties that meet your needs and price range.  You would give me feedback on the properties sent. This is vital to get us on the same page. For me to get “inside your head” and figure out your “must have’s” and your ” I want’s”.

Then comes the Education Day home viewings. We aren’t necessarily expecting to find “the” house this visit especially since many of the properties will have been on the market for a while. So not necessarily the cream of the crop. A great day to get the conversation going. A great way to bring out important questions and to focus on what you are looking for.

Moving forward I am “on it” daily until that perfect home for you does come along. I’ll save the information on the offer process and after the offer for another time.

This is a method that has worked well for me and my clients. I find this step by step process can be completed for first time buyers often within 2 weeks depending on your availability. Longer if you have a home to sell of course. My goal is to save you time and aggravation while finding your perfect home at the best price and educating you on all aspects.

Trust a professional and take your first step by contacting me and let me guide you throughrealtors_know_real_estate_ this process of finding your dream home!

Expect More, Get More!


Free Solar Panels for Your Home, Good Idea or Bad?

I have recently been asked this question by 2 clients so I think it’s time to blog about it.

Question “what do you think about putting these free solar panels on my house?”.

It seems there is a program being offered to put “free” solar panels on homes and pay the homeowner a cash outlay of approximately $3000 or a monthly fee over 20 years.  After 20 years you own the panels. The solar panel provider sells the energy to the grid during the 20 year contract.

The problem as I see it is, you aren’t actually getting the benefit of the energy being sourced, just the cash or monthly payment. You own the solar panels after 20 years but is the technology now dated?

I called the one company to get more information. This is what I was told. If you need to replace your roof they will remove for a few days and re-instal after the roof is on.  However, if you put your home for sale and a buyer wants the panels removed it is NOT an option.  They must accept the solar panels along with the house for the duration of the 20 years.  If you took the initial cash outlay, the new owner would get a cash outlay of approximately $ 300.  If you are on the monthly plan, they new owner would now get those monthly payments.

In my opinion as a Realtor®, the lack of option to remove the panels if you sell makes this a bad idea. I’m all for green energy so if you are planning to be in your home for more than 20 years, go ahead and research it further.solar panels

I would think that a better option would be to purchase the solar panels yourself, use the energy and sell the surplus to the grid for a profit. Having said that, I have no idea of the cost of solar panels.

I would also advise that you research the impact on your roof shingles as well since I have heard some reports of problems in that regard.

Buyers who are not familiar with this program, as most of us are not, will be put off of your house. It is something they have no say over, and in my opinion it has very little benefit to them. It will affect the saleability of your home in my opinion.

Have any questions concerning your home’s value and the things you should and/or shouldn’t do to maintain and increase the value…. contact me.  Helping you is what I do!

Expect More, Get More!


Exciting Time In Hamilton, Ontario | As LRT Takes Shape

In the last 10 years I have been advising investment conscious clients to purchase close to the waterfront in Hamilton.  Really anywhere north of King around James Street.  Anywhere walking distance to the now completed new GO Station.

Now that ship has pretty much sailed. We know that the Real Estate market is affected by exterior forces. So where should you buy now in Hamilton if you want to speculate on market increases beyond the standard market increase?  Where will your investment work the best for you?

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Source: raisethehammer.org

A 15 minute walk to the LRT (Light Rail Transit) stops would be my suggestion or anywhere close to the upcoming GO Station at the end of Centennial Parkway.  (Would have been a great place for the new stadium but lets not rehash that).

Hamilton has been seen as a great place to invest by those with foresight for several years now including  R.E.I.N.

Here is a great image of the proposed stops for the LRT B Line coming soon!



If you would like to know more about buying a home in Hamilton, Ontario, contact me because Helping You Is What I Do!


The Ladies of Royal Lepage State Realty, Brokerage present….

An Information Seminar Geared to Mature Adults coming this Fall!
Keep watching for details – date and time
It will be at Sackville Recreation Centre on the Hamilton Mountain.

Loads of great information including how to stay in your home long term.
Right Sizing  your home.
What services are out there for you and so much more!

SRES  Seniors Real Estate Specialist

Home Buyers Beware | Watch Out For Kitec Plumbing

I always say, “hire a professional” and it is very important when hiring a home inspector to check out your potential new home.

I hadn’t heard of Kitec Plumbing a couple of years ago until a trusted home inspector found it in a home that my Buyer Clients were trying to purchase in Burlington.  It was a gorgeous, nine year old town-home in great condition.

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copied from kitecsettlement.com website. Typically orange and/or blue.

What a heart-breaker when the home inspector told us that Kitec Plumbing was found and that it has a high failure rate and was the subject of a class action law-suit.  

My clients were still interested in the property but could not live with the lack of peace of mind that this plumbing would bring. Visions of arriving home to a flood was more than anyone should be expected to endure. Now that the Seller knew about the issue, there was an obligation to disclose. This requirement varies by province so speak to your trusted Real Estate professional if you are selling a property which has Kitec Plumbing.

We had an estimate done to totally replace the plumbing and repair any wall damage.  Basically fix it and make it look like nothing was touched.  We were able to negotiate the price of this repair from the cost of the property and my clients were very happy.

It is vital that you have professionals protecting you and your largest investment.

The moral of the story is “always use a professional”  and “make sure you have a great home inspector”.

The other lesson in this is don’t give up on a property you love because of a defect.  Let your Realtor® work to help to make your dreams come true.

Contact me for more information and visit my website www.HamiltonRealEstateSales.com