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I have sold a property at Barrie.
In ground Pool. Prime Barrie East End Location. Minutes To Johnston Beach And Walking Trails. Desirable Mature Neighbourhood Of Executive Homes. Over 3,000 Sq Ft Finished With Five Bedrooms. Three Bathrooms Plus A Main Floor 2-Pc. Finished Basement. Includes Pool Table. In-Ground Pool For Summer Entertainment And Family Fun. Central Air, Hardwood Floors. Two Gas Fireplaces. Bright And Spacious With Lots Of Natural Light. Close To Schools, On Bus Route (id:2493)
Many more like this at http://www.edtracyhomes.com
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I have sold a property at 39 FERNDALE Drive South in Barrie.
Located beside environmental park on Ferndale Dr. South. Leave behind the city noise and enjoy nature. Spacious 1 Bedroom Condo in newer building, on bus route, minutes to Hwy 400. Open and bright condo with engineered maple hardwood thruout. In-unit laundry. Living & dining combination. Lots of room to entertain. Walkout to Balcony. Modern kitchen with stainless steel appliances & tiled backsplash. Oversized master bedroom. Tasteful and affordable. Comes with own locker and underground parking. Includes: All light fixtures, Window Coverings, C/Air, Kitchen and Laundry Appliances. (id:2493)
Many more like this at http://www.edtracyhomes.com
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I have sold a property at Barrie.
Stunning starter with all the upgrades. Prime location, minutes to GO Station. Large rear landscaped yard. Oversized insulated heated garage with mezzanine storage and rear exit door. Upgraded finishes throughout include flooring, kitchen and bathroom countertops, in-ceiling pot lighting. Large party sized covered deck off the kitchen. Master has a semi ensuite. Living room with gas fireplace. Lots of storage. Gourmet eat-in kitchen with high end stainless steel appliances, granite countertops. Fridge, Stove, Dishwasher and Microwave and all window coverings and light fixtures are included. In ground sprinkler system, Central air for summer comfort. (id:2493)
Many more like this at http://www.edtracyhomes.com
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I have sold a property at 454 COLBORNE Street in Midland.
Prime location in Midland. First time buyer or investor. Renovated home with 3rd level finished loft. 3 Bedrooms. Large eat-in kitchen. Completely updated bathroom, kitchen and windows. Oak flooring. Large master bedroom with separate dressing room. Parking for up to 4 cars. 79 foot frontage. Possible future double lot severance. Ready to move right in. (id:2493)
Many more like this at http://www.edtracyhomes.com
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With new rental regulations and standard lease terms, the question is, why would you own an investment property.


Starting April 30th 2018, the only legal and acceptable Tenancy Agreement in Ontario will be the new "Standard Lease", without which you can be fined up to $25,000.


Private landlords in Ontario can no longer use their own or commercially available lease documents. Landlords of most private residential rental units will be required to use the NEW standard lease template forms (accessible here) for residential leases in Ontario, beginning April 30th 2018.


The new standard lease comprises 14 pages, of which 6 pages contain the standard general terms of the lease. Some terms of the new standard lease are as follows:


  • If a landlord fails to provide the standard lease within 21 days after a renter has asked for it in writing, the renter may withhold one months rent.
  • If the landlord fails to provide the standard lease within 30 days after the renter has begun withholding rent, the renter does not have to repay the one months rent.
  • If the landlord does not provide the standard lease within 21 days after the renter has made a written request, the renter may give 60 days notice to terminate a yearly or fixed-term tenancy early.
  • If the landlord provides a renter with the standard lease after the renter has asked for it, but the renter does not agree to the proposed terms (for example, a new term is added), the renter may give the landlord 60 days notice to terminate a yearly or fixed-term tenancy early.


In certain situations, a tenant who has experienced sexual or domestic violence can give 28 days notice to end the tenancy at any time, even if the tenant has a fixed term agreement (e.g., one year agreement).


If the landlord gives a month-to-month tenant notice for 

  • their own use
  • the use of an immediate family member or
  • the use of a person who will provide care services to the landlord or a member of the landlord's immediate family, who is living in the same building or complex,

the landlord must either give the tenant the equivalent of one months rent or offer the tenant another unit that the tenant accepts.


Despite the above, if the landlord gives a tenant notice to end the tenancy, the tenant does not have to move out.


The landlord cannot prevent the tenant from having a roommate, as long as municipal by-laws on occupancy standards are respected.


The tenant may assign or sublet the rental unit to another person with the consent of the landlord. However the landlord cannot arbitrarily or unreasonably withhold consent to a sublet or potential assignee.




Subletting a unit means that the tenant moves out of the unit for a period of time but plans to move back in before the end of the tenancy. The person who moves in is known as a subtenant. That person pays the rent to the original tenant who then pays it to the landlord.



If a tenant assigns or sublets their unit without their landlord's consent, it is an unauthorized assignment or sublet. A landlord can file to evict both the tenant and the unauthorized occupant. However, if the landlord does not file the application within 60 days of discovering the unauthorized occupant, the unauthorized occupant becomes a tenant.


When the landlord can end the tenancy

The landlord cannot evict the tenant unless the landlord follows the proper rules. In most cases, the landlord must give proper notice to end the tenancy using the right form. Forms are available on the Landlord and Tenant Board’s website.


The landlord can only give the tenant notice to end the tenancy in certain situations. These situations are set out in the Act. A few examples include:

  • tenant does not pay the full rent when it is due,
  • tenant causes damage to the rental unit or building, and
  • tenant substantially interferes with the reasonable enjoyment of other tenants or the landlord.


Additional Terms

  • The landlord must reduce the rent if the municipal property tax goes down by more than 2.49 per cent, or municipal property taxes or charges on the rental property go down.
  • Unless the rental is a condominium where the corporation does not allow pets, a tenancy agreement cannot prohibit animals in the rental unit or in or around the residential building or require the tenant to remove snow.
  • The landlord’s administration charge for an NSF cheque cannot be more than $20.00.
  • The tenant may install decorative items, such as pictures or window coverings.
  • If a tenancy does not include utilities, the Landlord is responsible to provide the tenant with the general usage information measured over the previous 12 months.


A Free 1 hour Seminar for Landlords Monday April 7th 7-8 pm will show landlords how to avoid the pitfalls of the new 14 page standard lease. 

  • What’s legal what’s not.
  • Complimentary workbooks will contain many details including information on:
  1. Why Landlords can no longer prohibit pets.
  2. How tenants are entitled to have a roommate without your approval or knowledge after signing the lease. 
  3. After signing a lease, Tenants now receive broad ranging powers over your property with entitlements to assign, or worse, sublet their interest in your property which you cannot unreasonably prevent.


This list does not in anyway reflect the complete list of terms and landlord responsibilities.


I can be reached at 705-796-6348 for more details and information. 

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I have sold a property at 160 COLLIER Street in Barrie.
NO FEES. Almost new, 3 year old Freehold Townhouse in prime downtown location. Over 1700 sq ft finished, with amazing views of Kempenfelt Bay. Exterior balconies/patio. Hardwood and ceramics. Three bedrooms and three bathrooms. Over 1,700 sq ft with main floor eat-in kitchen, dining room and great room. 2nd floor 3 bedrooms. Master bedroom has walk-in closet and ensuite bathroom, with commanding view of Lake Simcoe. A few short steps away to Kempenfelt Bay's walking and biking trails. Live, work, play in Barrie's vibrant downtown, currently enjoying a renaissance. Beautiful beaches, boardwalks, new marina and redevelopment of Fred Grant Square, soon to be a public entertainment area. Easy walk to boutique stores, restaurants and local professional services. Re-invigorate your life. Regain a sense of community with local store and business owners and restaurants. Call today to view this beautiful home. (id:2493)
Many more like this at http://www.edtracyhomes.com
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Places to Grow plan is a revision of the 2006 plan by the Ontario Government to intensify the greening of the province. The intention of the plan is to identify where people can live and work in the most populated areas in south western Ontario. Like the 2006 plan, the latest document takes time to read. It includes a lot of detail and information expressing the intent and eventual implementation of the plan.


The new Places to Grow plan expands and identifies green belt areas. This plan, referred to as the GGH, has huge implications to all of us including your kids and your grand kids. If you take a drive around Barrie, you will see the 2006 plan has already taken hold with considerably more of the higher density developments. Get used to this - it's not a trend. It is the future.


The Ontario Goverment has identified areas where growth can take place and where it can not. Maintainng farm land for the purpose of food production seems obvious, but the real initiative of the plan is to protect the ground water source and supply for the villages, towns and cities. No longer will you see large tracts of land development in areas that are not already identified as an established urban growth area. By 2031, the GGH will have a population of 6,000,000+ citizens; an almost 40% increase to today’s population. The expected population increase will put a high strain on the eco system that is presently already under pressure. Advance planning for future growth makes sense. Areas like Barrie are expected to have a population density of 150 people per hectare - almost doubling today’s density. In Toronto, this density will be 400 people per hectare.


The goverment has implemented a road show to give the public the opportunity to have their say. Simcoe County will have a presentation open to the public on February 21, 2018. It is expected almost 60% of Simcoe County will be ear-marked to be included in the green belt. Residents should not expect any new highways to be built to elievate the current traffic volume on hwy 400. The Ontario Goverment is pouring billions into transportation networks and infrastructure to align with the identified Places to Grow. In the not too distant future, more and more Ontarions will live in higher density areas and buildings. The ability to own a single detached home will become a privilage of the few and an exception of the many if you can afford it.


Change is always imminent. The GGH will change how and where people live in ways that we cannot imagine. The growth trend toward people wanting to live, work, and play without ownership of personal transportation and housing is already under way in large urban areas. Currently this is a demographically driven evolution that will eventually be the norm as people get older. The trend is not new in the sense that people in Europe have been living this way since the 60’s. Despite living in the second biggest country in the world, the resources we rely on daily are limited. The collection and transportation of these resources come at a huge cost financially and ecologically.


Changing the way we live is proactive and a responsible way to pay forward a planet we all occupy for a temporary period to future generations.  Click to view details map and more information

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