#GTA 5 BRITISH POLICE

[shotgunseanlfc]

hey there - i'm pure gamer! thanks for watching one of my videos! i make videos every day beside Wednesday and Sunday and have loads of fun making these videos. make sure to check out more of my videos and to "subscribe" to be notified every time i upload. thanks - enjoy the video.                                                                                                                                                                             

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Due to the widespread technical issues present at launch, numerous customers bemoaned their Grand Theft Car Online experience yet usually acknowledged its flexible exploration and also vibrant https://adellwoodman.es.tl/ material as staminas. , making it one of one of the most lucrative entertainment items of perpetuity. As of February 2021, the game has shipped over 140 million copies worldwide across all platforms; even more copies were marketed in 2020 than any type of various other year considering that the game's launch in 2013.

To mirror and recreate Los Angeles' market spread, the developers studied demographics information and viewed docudramas about the city. The group considered creating the open world the most practically requiring aspect of the game's production. Gamers make use of melee attacks, guns and also explosives to combat opponents, and also may run, leap, swim or utilize vehicles to navigate the globe. To accommodate the map's dimension, the game introduces car kinds absent in its precursor Grand Burglary Vehicle IV, such as fixed-wing aircraft. In fight, auto-aim and a cover system might be used as aid against adversaries.

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The open globe was designed on Southern California and also Los Angeles, and also its layout and also in-game render constituted a lot of the game's early work. Secret participants of the game globe production team took area research study trips throughout the region and documented their research with photo and also video footage. Google Maps forecasts of Los Angeles were utilized by the team to aid design Los Santos' road networks.

Quickly after the game's PC launch, some players reported being banned from Grand Theft Car Online for using field of view as well as aesthetic mods in single-player. Rockstar mentioned in their official blog that nobody had actually been prohibited from Online for making use of single-player mods, however that current updates to the PC variation had the "unintended result" of making such mods unplayable. They specified that mods are unsanctioned and also may trigger unpredicted technical problems and instabilities. A standalone variation of Online will be readily available for free on PlayStation 5 for the very first three months after release. Numerous gamers reported connection difficulties and also game freezes throughout lots screens. Superstar launched a technological spot on 5 October in an effort to fix the problems, yet issues continued the 2nd week complying with launch as some gamers reported their personality progression as having went away. Another technological spot was launched on 10 October combating the problems, and also Rockstar supplied a GTA$ 500,000 (in-game currency) stimulation to the accounts of all players linked to Online given that launch as repayment.

Tom Hoggins declared it a "colossal feat of technological design". It became the second-ever western developed game to be granted a perfect score from the Japanese computer game magazine Famitsu.

In November 2013, Hardcore Player positioned the game third on their "Leading 100 Games of the Generation" listing. They mentioned its improved capturing and also driving technicians over its precursors, and also took into consideration the several protagonist style "a welcome modification of pace" that could come to be an eighth-generation video gaming benchmark. In December, The Daily Telegraph noted the game among their "50 ideal video games of the console generation". They called it a "cultural leviathan" that "will certainly be Rockstar's long-term legacy". Post-release content is continually added to Grand Theft Automobile Online with free title updates.

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You can also make millions utilizing the in-game stock exchange. Players arrested or killed by police officers during missions might reactivate from the last checkpoint. Plante observed that the game would certainly "bridge between games' existing and the future", as well as stated it "the closure of this generation, and also the criteria for the next". VideoGamer.com's Simon Miller considered it "the best swansong for this console cycle" that would "cast a lengthy darkness over the next". 3 days after its release, the game placed 2nd on IGN's "Top 25 Xbox 360 Games" listing. Editor Ryan McCaffrey considered that the open world's range and also information did well the majority of various other Xbox 360 video games. He called the game "a victory both for players and also for the medium itself, and it deserves its runaway success".

As Soon As the Imponte Fight It Out O'Death has been unlocked, you can generate it by calling"" on your cellular phone.

It will appear as a random event after you finish the "Anxious Ron" goal with Trevor.

It will appear as an arbitrary occasion after you complete the very first Tonya Strangers & Freaks objective.

Dodo seaplaneThe Dodo seaplane is a special automobile for returning gamers that upgrade from the Xbox 360 or PS3 variation of Grand Burglary Car 5 to the PS4, Xbox One, or PC variation of the game.

While playing the game, promptly press LB, LT, RB, RT, Left, Right, Left, Right, POUND, LT, RB, RT, Left, Right, Left, Right.

Grand Theft Car V obtained multiple nominations and also honors from gaming publications. Before release, it won A lot of Anticipated Game at the 2012 Spike Video Game Awards. The game was review collectors Metacritic and GameRankings' highest-rated for the year 2013. It was called the Best Xbox Game by Canada.com, GameSpot, and also IGN, and the very best Multiplatform Game by Destructoid. Superstar Gamings and also Superstar North won Ideal Studio and Finest Programmer from Edge, and the BAFTA Academy Fellowship Award at the 10th British Academy Video Gamings Awards.

Some updates add brand-new game settings as well as functions, as well as others include themed gameplay material, such as the Self-reliance Day Unique update that included patriotic-themed content on 1 July 2014. The widely anticipated Online Heists upgrade released on 10 March 2015 and also suffered some initial technological difficulties because of the boosted individual tons.

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You can find that activation crack key in your game folder. Real Police Try Escaping 5 Stars in Grand Theft Auto V. Gta V Activation required Fixed 100% with.

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Gta V Activation Code Generator Pc Gta V Activation Code Social Club Free Play How to Skip Activision/Social Club Sign In in GTA 5 - Duration. Receive help with your Rockstar Games technical issues – Use our Knowledge Base Articles and receive assistance via Callback, Chat, Email, and our Player Supported Community. The characters carry on their daily lives in Los Santos, and each has his own story path which intersects with the others for key moments of the game and specific missions. Related Questions How do I reset my GTA 5 Online account? When in-game press start(esc) online swap character, 2nd slot should be free and allow you to make a 2nd character. Rockstar tells the story of Grand Theft Auto V from the eyes of these three, and gives players the opportunity to switch seamlessly between the trio in their open-world.

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Once your key code for activation is generated, the. The long awaited Grand Theft Auto 5 (GTA V) for PC has been released, which got us thinking Will GTA 5 ever be released for Mac Will GTA 5 ever come out on iPhone or iPad And why do Apple. And my game stop working, means that I keep tried to play, clicked on play, and did not lauch my game. I am ony use for gta 5 and rust Idk if you guys have the same problem, but I used to play GTA before they deleted it from Geforce Now. Just follow the steps on screen and select the PC as your play system, then generate the unique keygen code in our encrypted server. I want it fcking back The only reason I used it is becuz gta v. Yeah, if your play platform is the local desktop computer, the generator can still generate the working code key for PC players. It is primarily developed by British development house Rockstar North (formerly DMA Design), and published by its parent company, Rockstar Games. Later titles were developed under the oversight of brothers Dan and Sam Houser, Leslie Benzies and Aaron Garbut.

#WHY DOESNT ROCKSTAR RELEASE GTA V FOR MAC SERIES#

No platforms for the game have been announced yet, but hopefully the game will be released on Wii U along with Xbox 360, PlayStation 3 and PC. Grand Theft Auto (GTA) is a series of action-adventure games created by David Jones and Mike Dailly. Rockstar has announced that it will be showing off the worlds first trailer for Grand Theft Auto V on November 2nd. With that said, it’s unlikely that the game will arrive on Xbox One either. Speaking in a recent interview, Rockstar’s Dan Houser revealed that the studio is not interested in bringing the game to the PlayStation 4. To avoid this, cancel and sign in to YouTube on your computer. Nintendo Wii U: Grand Theft Auto V Trailer Coming November 2nd. Rockstar has revealed that they are not interested in bringing Grand Theft Auto V to next-gen consoles. Videos you watch may be added to the TV's watch history and influence TV recommendations. If playback doesn't begin shortly, try restarting your device. How to Skip Activision/Social Club Sign In in GTA 5.

[lasclforge]

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Related search: lspdfr uk police pack lspdfr uk mod lspdfr uk police uniforms lspdfr uk police cars lspdfr uk callouts lspdfr uk sirens lspdfr uk.(lspdfr) روی gta v,مود LSPDFR برای GTA V - شروع به کار,راهنمایی استفاده از دکمه های LSPDFR,ماد شگفت ‍ انگیز LSPDFR برای GTA V - ویدیوی اول,مود پلیس بازی gta v.Like LSPDFR? Welcome back to my channel if you are new WELCOME! On today's video I go over some of the best mods to use with LSPDFR for 2022. Editing the Icon: go to your desktop, and on the RPH shortcut you created, right click and select properties. Installation: Create a RPH shortcut: Go to your GTA5 directory, and scroll down to ragepluginhook.exe. Their most used social media is.Using thse icons will NOT affect ingame preformance, only modify the icon you see when you are looking at your desktop. : visit the most interesting LSPDFR pages, well-liked by users from USA, or check the We found that English is the preferred language on LSPDFR pages. 1.1 - Previous version - Compatibility with LSPDFR, local and state police will respond with tasers, but this. 1.2 - Current version - NPC's have knives instead of pistols. GTA 5 making it a vital mod to converting your game from a US to UK themed version of the game. This mod works perfectly along side the lspdfr backup menu and regular.

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chasings.Hello everybody and welcome back (or to the channel) today I show you how to install custom peds/ lspdfr plugins for your lspdfr. A legal copy of GTA5 (Retail or Steam) Conflicts: Chill Callouts get a crash when you installed "Agency Callouts". LSPDFR 0.4.6 (or higher) Ultimate Backup. Games downloads - LSPD First Response by G17 media and many more programs are available for instant and freeload.

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Alternative Recommended Visual Mods: Make Visuals Great Again Download lspdfr 0.3.1 for free. 9,702 Followers, 9 Following, 82 Posts - See Instagram photos and videos from LCPDFR & LSPDFR UK Police Patrol in the GTA 5 Police Mod (LSPDFR) with British mods, real life cars and realistic New UK police in GTA 5 (for the GTA 5 lspdfr mod) with real life cars (real UK.GTA5 / LSPDFR Mod List. Here is my Ultimate British Audio pack for LSPDFR, this pack has been hand-made and edited to give a realistic British feel to the radio communications that. Want turn your Computer+ Into a brand new image. Note: This version is 2.02 because it was first uploaded in LSPDFR website. 1.1 UPDATE: -Added new LSPD Chromebook background.

[cruiseloading902]

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Now guitar pro 6 is installed but it won't play any sound until you upgrade it. So close guitar pro and install the upgrade.dmg file 8. Once installed, close again the Guitar Pro and install the soundbanks file, once finished, relaunch the Guitar Pro 6 and that's it! For WINDOWS INSTALLATION. Mac app to reduce size of jpg attachments. Guitar Pro 6.1.5 r11553 + Soundbanks r370 Free Download Guitar Pro Full Crack - is a software which is used for composers and arranging, studying the notes of a song, to make a song his own with a variety of instruments which include tabulation notes or beam. Youtube celine dion songs. Guitar Pro 6.0.7 (Mac OSX) 1.39 GBGuitar Pro is first and foremost a program designed to edit tablatures for guitar, bass, and other fretted instruments from 4 to 8 strings.Its great ease of use and the success of its specific file format have made it a program used by guitarists worldwide.It now includes editing support for many other instruments like the piano or the drums, a realistic. Git tool for mac windows 10.

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Guitar Pro 6.0.7 (Mac OSX)

Guitar Pro 6.0.7 (Mac OSX) | 1.39 GBGuitar Pro is first and foremost a program designed to edit tablatures for guitar, bass, and other fretted instruments from 4 to 8 strings.Its great ease of use and the success of its specific file format have made it a program used by guitarists worldwide.It now includes editing support for many other instruments like the piano or the drums, a realistic audio engine, and interactive tools to support every musician’s practice. System requirements: Title: Guitar Pro 6.0.7.9063 Final + Soundbanks Year: 2011 OS: Mac Language: Multilingual Installation Instruction: 1: Install the Software from the .dmg 2:For Username and Key ID enter anything, but make sure you enter as much data as it can fit so that the “Offline Activation” button becomes available.3: Choose Offline Activation and copy the serial it gives you…4. Open Terminal – drag & drop the keygen onto it (without writing anything) and hit return…5. You get a keygen Embrace logo and at the end it says….Enter your offline activation request code: 6. Enter or copy & paste the code you got from offline activation and hit return… 7. You should then be given another serial… copy & paste and you should be good to go!!!!!! How to get rid of the permission denied error, when runing the keygen thought the terminal: 1. Open Terminal; 2. Type and leave a space at the end: chmod u+x 3. Drag n’ Drop the keygen_osx, then hit the enter; 4. Try the keygen again, it should work now. For those who are getting “permission denied” Problem For those who are getting “permission denied” Problem, put the keygen file on your desktop, and type in the terminal chmod_u+x_(drag ‘n’ drop your keygen file). You can see that your icon have changed from a standard file to a terminal file. Note that the “_” means that you have to enter the spacebar Wink. I will check, If link dead, I will reupload at here

[leerobson]

There’s a joke that’s been going around the internet for years, imagining a British remake of Grand Theft Auto.

[terrorland]

I am a big fan of Rockstar games. I think they are super fun and I am currently right now enjoying GTA V online with my friends! Being an original hipster though I like the old games as well! You know the ones where you saw everything from bird perspective?

I remember when me and my brothers were kids and we played GTA 1 and thought it was the coolest and best game ever, and I remember how I said to bigger brother Olle. - wouldnt it be cool if they made a GTA when you were gangsters? ( when I said gangsters in that age I meant 1930s gangster you know.) And he ansvered: Oh there is one. GTA LONDON. He was a little wrong however, it was not set in the 1930s nor the USA. But in the 60s in London. Many years later I stumbled across the GTA wiki ( who is super slow?) and read up about GTA london. Apperantly there are two. The first one, London 1969 who is an expansion pack to GTA 1. And then there is a prequeal to that exp pack called London 1961. They both share many things but some changes as well. They are both set in London in the 60s with an amazing soundtrack thats for sure! Now some info ! 1. Instead of the ordinary cops from GTA1 we got the London finest! The bobbies! There uniform I didnt have any source on cause you dont see them ingame. I only know they are wearing bobby helmets ( see the ingame pic!) so I went with ordinary british police uniforms from the 60s! ( fun fact, many of the source photos I used were from crazy beatles crowds the police were trying to contain!) 2.

What is differant with the old GTA compared to the new ones ( well there are many things actually) is that you got to CHOOSE your character. It didnt care really that much however whoever you picked cause they all pretty much look the same from above. Nevertheless GTA London had its own share of characters! All of were based on typical 60s styles/characters! The poster child for London however and the inoffical main character was Rodney Morash. He appeared in some artwork with the lines- Don't mess sunshine. Or I'll kick yer bloody head in. Understood ponce?". The machinegun in the game was also a Sten from the looks of it, I sadly didnt notice on the picture however that it used the skeleton stock and thought it had a full stock. 3.

The police cars in gta london were called COOPERS! And they were police versions of the ingame car S-Cart . The S-carts design was based on the real life Ford Escort Mk1 (which really helped me out when it came to drawing!).

Its worth noticing however that the cops cars changed between 1969 and 1961 versions. In the 1961 version they were also called coopers but they were Jug MkII´s who was based on the real life Jaguar mark II. <The car door where the bobby is going out from is missing a part cuz thats where his arm is suppost to be! * 4.

Here is where things go GTA crazy. In basically all GTA games If you got 5 stars after you, the police had enough and call in tanks right? Well in GTA london 1969 the tanks are .. gold plated Jug MKII´s with caterpillar tracks and a big ass canon on the roof called ¨Royal Pain¨.  SO understandably compared to the COPPER there were no real life sources to draw after. SO I had to come up with some stuff myself, I think it turned out pretty good. Fun fact, in GTA 1961 they didnt have Royal pains but instead used German ww2 Panther tanks with a shorter barrel! So, thats GTA LONDON 1969. Try it out, it got a really really good soundtrack. With a little luck and insperation I might do a London 1961 drawing! ;)

[cyberdelusionphilosopher-blog]

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What is the cheapest car insurance company for a first time driver?

I'm trying to find the cheapest insurance for a first time driver (just got my G2 and I'm 18) in Mississauga or the GTA basically. I'm probably not getting a new car so something from like 2003 (maybe a 2002 beetle).

Insurance against mental disorders?

Is there any insurance plan that offers income protection on becoming disabled(long-term or short term). In particular disability to work due to a mental disorder.

What kind of insurance do used car dealerships have and how much does it cost?

I looking to start up a small used car dealership. What type of insurance do I need and what would it cost me Im only looking to open a small lot with about 5-8 cars at a time thanks

Do people on medicare have to apply for affordable care?

According to the affordable care act people have to register for insurance in October .

""Is car insurance cheaper in L.A., CA or Fort Worth, Texas?

I'm currently living in the L.A. area and am moving to Fort Worth and I was wondering if I should expect an increase or decrease in my current rate and how much of a difference I should see. My record is clean. I also have good credit. (if either of those might have more affect in either state)

Cheap motorbikes... cost and insurance?

looking at motorbikes 600cc and upwards that are cheap insurance groups. im not looking for a cruiser but mayber a sports tourer or bandit style bike ( sorta sporty looking ) ive tried to look but cant fine any... i keep getting insurance websites is there any 600cc's that are group 1 insurance at all????

Do insurance companies really have access to driving & traffic records if one's getting a new quote?

I don't have the best driving & traffic record, and have been driving without insurance for about 5 months now. However, when I called Progressive to a get a quote from them I lied about it all, they gave me an amazing quote!! I still haven't enrolled with them -plan to if all my pathetic lying goes through- but my concern is that my premiums will go up if they do have access to my driving, traffic and my previous insurance's records. Does anybody know if they are just bluffing about their access to these records? PLEASE HELP!""

Can anyone recommend a good car insurance company?

I'm just looking for some quotes at the moment. To narrow it down: I've been driving for 4 yrs. No accidents. Gieco, State Farm, and All State are not available in my area. Anyone have any experience with any other good car insurance agency?""

Will my insurance go up if I putting a claim to replace my windshied on my car? How Much?

Will my insurance go up if I putting a claim to replace my windshied on my car? How Much?

Car accident and insurance/how much in repairs?

I got into a minor car accident yesterday afternoon while I was parallel parking on Walnut Street in Philadelphia. I was backing up and I hit the curb. The front end of my vehicle was still sticking our quite a bit, so I pulled out a little bit so I could pull in the rest of the way. The person behind me thought that I was done parking so pulled around me and I ended up hitting her. Her fender and her door skin need to be replaced. Does anyone know around how much this would cost to repair? She had the police come so I am assuming that she wants the insurance company to cover the damage, however I would rather pay for it out of pocket. Obviously, my insurance company is going to find out about the accident, but after the insurance companies decide the breakdown of the fault, would I be able to pay for my part of the damages without my rates going up? Or at that point would it not matter, my rates are going up anyways? I ask this because I'm 19 years old and would prefer to not have my rates go up.""

How much is motorcycle insurance for a 24 yr old in NJ? How does it compare to car insurance?

I can get quotes but just want to get a quick rough estimate answer. And does nj provide refund for motorcycle courses to take to pass the licence? for ex. I know illinois do

Buying a car from a showroom. Insurance?

I am collecting a new car tomorrow from the dealership. Do I need to phone and pay for the new insurance at the showroom before I drive off, or is it allowable to take it home and do ...show more""

Where you could drive a car without insurance and out of state license?

i have a small car i want to register in newhampshire that i dont have to have insurance there, i have ma drivers license, can anyone tell me where i can do this,i dont want to pay auto insurance and i have ma driver license, i can find anyone to provide me with thier address at defrent state

How do I get Renter's Insurance?

It's required for college dorming, but i'm not sure how to get it. Help?""

Looking for a cool car but cheap on the insurance?

im 17, looking for a cool car have a budget of about 8000, but i need the insurance cheap because some of the ones i was checking out were ridiculous any ideas? thanks""

Average auto insurance rates?

I'm doing a cost of living project for my Pre-Calculus class, and I need to find monthly cost for auto insurance. The project is hypothetical, and so far I have been unable to get any sort of estimation as my legal information is not accurate to my hypothetical information. So, I'm asking what would be a typical or average rate for a twenty-two year old female college graduate, relatively good driver, and first time buying insurance would be. The coverage should include Comprehensive and Collision, and it's just one driver, one car. Thanks a ton, and if you could tell me where you got your information, citation or personal experience, that'd be great as well.""

""If I already have health insurance, but my deductible is way to high $4000?

and I am eligible for medi-cal...am I supposed to cancel my other insurance or how does that work?

I have cancelled my car insurance?

I have cancelled my car insurance for my old car , because I have bought a new car . . . Now I am waiting to sell it , but I don't know where I should keep it . . Is there any problems if I'll leave in front of my house in the car park without a insurance ? Thank You""

How much would getting a motorcycle and insurance cost?

I want to get the Suzuki SV650SF ABS and possibly Geico insurance, and I am a female. How much would that roughly cost??? and is Geico a good insurance company? If not, then what are some other good insurance companies and how much would that cost. (oh, and I would be 16 until i get the motorcycle, so it would be first vehicle)""

What kind of insurance do you have and do you 'like' it/is it good?

I want to switch insurance companies, but I don't know how to decide what to switch to. Insurance is such a confusing thing to start with that I need to find a company that is helpful as well as affordable. I'm looking for a company to cover automobile and homeowner's insurance, and if possible life insurance too. Thanks for the help.""

Does MaineCare Insurance cover full set of braces for teens at 14?

I'm 14 year old girl and I need a full set of braces and I overheard my parents .. I have Mainecare insurance and I was wondering does maine care insurance cover full set of braces?

Can I get secondary insurance if i have primary insurance in my moms name?

I have primary insurance and the policy is in my moms name. I have cronic epilepsy and i cannot have a gap in my insurance because of all of the medications I'm on and all the dr. aptments i have with my neurologist. I am getting married in May of 2013. I need to get secondary insurance for right now and then when i get married drop off my moms insurance and make my secondary insurance my primary insurance and put my (at that point my husband) on. My mom basically trying to make it extremely difficult for my fiance and I to get married because she tries to keep me under my thumb. Im 25 years old and Im trying to get myself more independent and be able to get married and get my bachelors in business. Please someone help me.

rhode island insurance regulation 108

rhode island insurance regulation 108

What types of risks can be transferred in insurance?

What types of risks can be transferred in insurance?

Car insurance is it sexist?

why is car insurance cheaper for woman ?i know lots of woman say there safer drivers but i dont think thats always the case

Questions about car insurance?

Is it illegal for someone to drive someone else's car if they do not have car insurance, but their friend (who owns the car) does? What would happen if they got pulled over for a ticket . . . would there end up being a big problem? What about if they had an accident . . . would they be covered under their friend's insurance? And are there are some types of insurance that would cover an accident if it was caused by the uninsured friend of the insured car owner? Thanks so much :)!""

Cheapest auto insurance rates?

i dont care what is covered and whats not, i don't care if i have a damn five thousand dollar deductible, i just want to be legal! How can this government mandate that we all must purchase insurance with some ty[e of non-inflated public option. Please answer the first question, and not the second...""

Is Geico car insurance good or bad? What's your experience?

I've had Allstate for 11 years but now I need to cut costs and Geico is SO much cheaper than Allstate. The thing is, there's no local agent or office. Maybe that's why they're so cheap. Anyhow, I'd like to hear your experience with Geico, good or bad?""

How much car insurance ?

Hi, i am a 17 year old. i am wondering how much could i realistically expect to pay for insurance on a Infiniti G35.. i understand it will be high.. but i will have a job , so im trying to play with the numbers to see if i can handle it. how much would it be a month? i understand the affects i have on it. 17 sports car foriegn car Male but i have a 3.0 gpa took drivers education. apparently these raise and the others deduct. how much could i realistically expect to pay a month.""

Insurance for Mustang v6 2014 for 18 year old?

Hi , I'm planning to get a Mustang v6 premium 2014, I'm an international student with 3.7 GPA in High-school I have a clean record even in my country ( no accidents or tickets ) I know it's not possible to get a real accurate estimate but what I want to know if it would exceed 200$ a month ?""

Title loans and insurance claims if the car is totaled?

I was just in an automobile accident recently and pretty sure my car is totaled. My question is, if my car is totaled, and my car title is in a title loan right now, do I pursue the insurance company to pay it off or at least to the point so I may recieve the title back?""

What states don't require auto insurance?

As a young driver auto insurance is way to expensive. Since I drive a Mercedes most quote me at thousands of dollars a year. More than what I can afford. I know some states don't require car insurance if you can prove you have the financial means to pay out if you cause an accident. I need a list of those states that don't require auto insurance if you can prove you can afford to pay out. On top of this question how do I prove I can afford it. Do I need to keep a minimum amount of money in a bank account or do I have to buy a bond how does it work. And if it works with a bond or bank account please list the states with the minimum $ you need in bonds or account money. The reason Im asking is that I can easily get a minimum amount in my account (hopefully under $10,000) because id rather have $10,000 sitting in a bank I cant use than having to pay thousands a year for insurance I don't need. I been driving for 3 years and I never had an accident and im confident I never will (at least not one that's my fault) so I don't wanna waste thousands of dollars I need for my school. The reason Im asking is cause im looking for a state that suits me. So far Vermont and new Hampshire have laws to my liking but hopefully you guys can give me more possibilities by answering this question. Thanks""

Where can i get on birthcontrol cheap and without insurance in dc or md?

I really need to get on birthcontrol and i'm looking to get on the pill. i need something affordable and i dont have insurance. I also go to school in a different state than where i live so i would need to get it comehwere that allows me to pick it up from different pharmacies depending on where I am at the time.

Would insurance company likely settle for 15K?

Auto accident....my lawyer asking for 25K, insurance company said 12K (my lawyer wants to go to court and all that, I really do not want to; I just want to get this over with) My lawyer said it's worth much more than 25K but that's all the limit is. If I ask the lawyer to try & negotiate 15K w/o going to court; how likely or unlikely that the insurance company (State Farm) agree? If they do agree, how long before they send the check? I need to pay my doctor bills off and get another car (I am so ready for this to be over with!!!!) Thanks.""

Do I need insurance to drive someone elses car?

I just got my license 2 days ago, I don't own a car so I was wondering if I can drive my moms friends car? He has insurance, but do I need insurance to drive that car? I don't have any insurance what so ever. But even though, is it still ok to drive someone elses car?""

Does getting car insurance quotes lower your credit score?

I was wondering if getting multiple insurance quotes can significantly lower your FICO score due to inquiries..especially if you have a limited credit history..

How do you switch from motability to owning a car with the UK's new car insurance policies?

Ok we've got a small problem. At present we get a car from motability, but we want to switch to owning our own car, but we have a major problem with this new all cars must be insured at all times or declared SORN scheme. The problem we have is that our motability car goes back in October. We're in a rural location so we need a car ready for when the switch over happens. At present with the motability insurance their insurance only insures one vehicle, the motability one, and can't have additional vehicles added to it. We've got a few quotes from insurance companies who have told us that when the motability lease expires they will give us the no claim discount based on the motabiity insurance, but they wont give us that discount until the motability car goes back. So what we want to do is get the new car before October, put it on the drive, check everything is ok with it, and then insure it when we start using it on the road when the motability vehicle goes back. Only problem is with this new law we can't do that without declaring the vehicle SORN. Some of the vehicles we've seen come with a few months road tax, so we don't really want to lose that by declaring it SORN, just for a few weeks (or is the tax disc still valid when you remove the SORN on the car?), we also don't want to insure the vehicle before the motability vehicle goes back as we wont get any NCB from the new insurer and that will cost us about an extra 500 in insurance (our current insurance price is about 500-600 but with 0 years no claims it goes up to around 1,000-1,100 - we have 3 years no claims with motability and I've held my driving licence for 6 years). I've read that you don't need this compulsory insurance if the vehicle is in trade, or between registered owners. That is one option, but how long after you buy a vehicle can you keep it in that status, would we be able to keep it like that for a few weeks or is it pretty much instant when we get the car. Obviously I realise I would need some kind of temporary one day insurance to drive the vehicle home after purchase.""

""1998 Honda civic, had a car accident, back tire smashed in back Axel is bent how much will this cost me?

Any chance my insurance company will decide to total it out?

Car insurance quotes?

when i turn 17 (few months) and hopefully pass my test 'm going to most likely going to get a ford fiesta however ive already looked at claims on multiple cars including the fiesta type i will probably get and every quote is around 5000-7000 so i was wondering if i should (give the car to my mum or dad) and get insured on them for a considerable lower price as the car im looking at is around 2000-3000 im not a boy racer or anything so im not gonna mod the car or rag it rotten i was wondering if i will be able to get away with it or should i just get insured on a car that costs less than the insurance? Thanks all that answer

Cheap car insurance for a young driver...

is there any insurance company who can give me a good deal on my car insurance? (i am hoping to get insured on my mums grande punto) I am getting ridiculous quotes all the time just because I'm an 20 year old male, and being from liverpool probably doesnt help matters either haha. Thanks in advance""

What is the difference between term insurance and whole life insurance?

What is the difference between term insurance and whole life insurance?

If you have fully comp insurance & drive somebody elses car & have a bump will it cover damage?

my daughter lent her car to her cousin who has fully comp of her own but she crashed the car will her insurance pay for damage??????????

What is the Mustang classed under for insurance?

i was told that insurance companies class it as a sports car and will the insurance be high for a driver who: has slight ADD, 20 years old, just got my drivers license (2 months ago), lives with parents, has not the best grades, works part time, and isn't going to school at the moment? if it will be expensive what would you say would be a good first car? I'm driving a V8 4.0 litter engine Durango (year 2000) so i am familiar with a big powerful heavy car but i want a small car that drink a lot of gas and is cheap to insurance! thanks (please no smart A** remarks please)""

Regarding Auto Insurance Companies policy for DUI.?

I am in living in Northern California and my question is how long do Auto INsurance Companies keep DUI on your record. I have been told 7 years but our insurance companys says 10years..

Insurance for Mustang v6 2014 for 18 year old?

Hi , I'm planning to get a Mustang v6 premium 2014, I'm an international student with 3.7 GPA in High-school I have a clean record even in my country ( no accidents or tickets ) I know it's not possible to get a real accurate estimate but what I want to know if it would exceed 200$ a month ?""

Who do you guys think is the cheapest motorcyce insurance company?

and if you are insured by them do you like the service you get?

Insurance?

My insurance for Maruti swift gets expired within a week. I payed some Rs13,000 an year back. Now want to renew it.so how much will i have to pay for it. i once claimed insurance for some damage in car for around Rs 6000. Can any one tell me about this?""

How much will insurance cost for a BMW z3?

I'm 16 years old but will be 17 next month. So lets say Im 17 for now. Im looking to buy a BMW z3 because they are pretty cheap and really nice cars. I maintain a 3.0 GPA and have a clean record and live in Southern California. Anyone have an estimate on how much insurance will be?

rhode island insurance regulation 108

rhode island insurance regulation 108

How long can you go without car insurance in Michigan before becoming high risk?

I just got screwed by my insurance place, and i want to cancel my policy immediately, but i won't be able to get car insurance again for at least a week. How long until i would become high risk in Michigan?""

What car has the cheapest insurance for a 17 year old new driver?

looking at cars, i would like something that looks alright like a clio etc""

Proof of insurance?

Hello I just bought a new car and called my insurance company to insure my new vehicle they have yet to send me my card my question is I need to drive cross country do you have to have an insurance card or can the police tell if you have insurance even if you do not have a card

What is the cheapeast insurance company for a teenager female driver?

I am curious about what good insurance companies are cheap for teeenager female drivers.

Wht is d difference between 1 st party insurance and 3 rd party insurance?

i have a honda deo 2004 model which insurance should i go for ...why and how much should it cost?

How much more would it cost if my parents added me to their car insurance?

My parents pay about $100 a month on insurance for their car ( 2008 Nissan Sentra) to OMNI insurance group. I'm just wondering how much extra would they have to pay to add me (16 years old) onto the insurance when I get my license?

Temporary Car insurance for 17 year old?

I've just bought a car, it's only a 6-7 minute drive away but I've been assured I don't want to be caught without insurance when picking it up and driving it home. I've had a look and all day or month insurers only insure 21+. I'm pretty stuck, as I obviously have to do get it home and I don't have the kind of money to insure it for any decent length of time Any sites you know of that could sort me out? Cheers.""

How can i get a cheaper car insurance in ny after 3 non fault accident?

i have 3 accident on my current insurance , one was flood which was no fault of my own and the other two were where someone else hit my car now all state send me a letter that they are dropping me...im shopping around but everywhere else is charging me like $600 a month...that double of what im paying now ..is there a way i can get any insurance for cheaper ? what should i do??? please help...thanks...""

How do I get cheap car insurance?

New driver at 21

Little to no down payment on car insurance?

Does anyone know any car insurance companies that have little or no down payment, my current policy ends in tomorrow and since I'm still financing my car, they could come take it since I don't have full coverage insurance. thank you""

Need's a ballpark guess on what our car insurace would be?

i'm 19 and my boyfriend is 18 and we want to get a car together but we're trying to figure out how much car insurance would be for the 2 of us with a dodge neon sxt 2005 any ideas?

Paying 10k a year for car insurance?

with a great driving record for 3 cars total is that even possible to charge that much. I have been told that if I move to Illinois it will cost that much.

How much money does drivers ed save on car insurance?

Is the amount saved by drivers ed a lot, meaning does drivers ed pay for itself by helping lower your insurance cost?""

How much on average does it cost for business insurance yearly in Ohio?

I want to find out how much a small business insurance would cost yearly on average in the state of Ohio

Insurance cost for teens?

What is the average insurance cost for teens?

Home business and home insurance?

What's the risk when running a home business if your home insurance provider (not business insurance) become aware of your home business operations. What will happen and/or can happen. If you have a business insurance can your home insurance premium go up as a result of having a home business?

Mazda Miata insurance is wacked?

I got a quote from Geico, which is the best I could find, on a car that I'm thinking about purchasing and financing. The car is a 1996 Mazda Miata with 80,000 miles on it. Geico gave me a quote for $882 for six months, thats $147 a month and $1764 a year. What the heck?! I'm 18 and don't understand why insurance is that expensive. I've never had a ticket or an accident. It also says that I need to get a deductible when the car is selling for $3995. Any advice?""

Cost of health insurance?

How much does health insurance cost per year if I pay for myself instead of my employer paying for it? I would pay through my employer's group insurance and mine is a family of three (including a child of 4 yrs). I am a contractor and I will be moving through the country quite a bit in which case would the insurance rates be from the state from where the employer is from or should it be as per the state where i am residing? How does insurance cost vary from state to state?

What is the point of car insurance?

Im 15, and of course im thinking about getting a drivers license. I feel bad for my parents though, cause they have to pay for the insurance, and its going to be more money than my sisters insurance cause im a guy, and it costs more for some unkown reason. So I thought I would just be a safer driver and just not get insurance. I asked my parents about it and they told me it was illigal NOT to get car insurance. so I said, well, at least if I do get in a car reck, it will be covered and they replied; you have to pay for it anyways. three questions: Why is car insurance illigal to not get? What is the point of car insurance if it doesnt help cover accident costs? And why does gieco and other companies advertise if its illigal not to get it? Thnx so much!""

Do I need to buy auto insurance when I rent a car?

I presently have comprehensive insurance on my own car

What is the fastest and best looking insurance group 4 or 5 car i can get?

looking for a newer car to buy that is not just quick but looks good.

I got a ticket for failure to show insurance in NJ . How will this effect my insurance rates.?

The day I got my car, I was got a ticket for not having insurance in NJ.I had insurance but paper had not come in the mail yet. I went to court and it was lowered to failure to show insurance and I paid like $185. How will this effect my points and and my insurance rates. Should I reopen my case and plea not guilty or see if I could get it dismissed and would I have to get a lawyer for that? Is it worth the money? This is my first ticket ever. I though he would dismiss my case after explaining my case but my public defender was really rude and impatient when I asked him If I could have the case dropped saying You're should be glad I am not getting your license taken for a year! which is true, but I had proper documentation so there was not way my license would have been suspended.""

Liability insurance price for honda civic 2006?

how much is the average liability insurance cost for honda civic 2006 4 door and 32 year married driver with 100% clean driver's history?

""How much is insurance for new drivers? People are saying 1000 - 3000, how can it be that much money... ?""

I am unemployed at the moment, but even with a part time job I wouldn't be able to afford that sort of money a month. I mean that is a lot of money, considering you have to also buy a Car, tax etc. Is this a true amount? I am 22 years old ( nearly 23 ) and I am planning to start my lessons, but I wanted to find out how much it would be to run a car before I started lessons. So I searched for Insurance, Tax, Fuel etc, and the prices for Insurance that people were saying on forum's were crazy! Is this right? Can it really be correct?""

What is group insurance n?

does anyone know what group insurance n is???

rhode island insurance regulation 108

rhode island insurance regulation 108

https://www.linkedin.com/pulse/which-more-important-between-health-life-insurance-willie-snyder/"

[gaminghardware0]

Stealy Wheely Automobiley: Modders play as London cops in GTA V

Grand Theft Auto V goes to great lengths to make being a monstrous criminal fun. It’s kind of the whole point of the series. But the glorious thing about sandbox games is that unexpected things can happen. For instance, a bunch of players might decide to play the game as London’s Metropolitan Police Service.

There is such a group, in fact. GTA5’s modding community has created countless additions to the base game, and while in most cases these make the game even weirder, an industrious few have devoted themselves to recreating The Met in all its glory, down to the hi-viz jackets, checkerboard hatbands, and the sirens on their Volvo patrol cars.

Here is our list of the best mods out there for Grand Theft Auto V.

There is a highly dedicated group of GTA players whose desire to play as the police goes far deeper than modding, though. Many play as Los Santos Police Department officers, using the LSPDFR mod. Some have gone an extra step, using LSPDFR as a basis for recreating London’s Met.

Wired spoke to YouTuber Albo1125, whose channel is packed with videos of astonishingly mundane British law enforcement procedure carried out in exacting detail in Grand Theft Auto. Speeders are pulled over and calmly asked for their license and insurance information. A drug dealer on a moped is pursued and taken into custody. Officers search suspects for contraband.

All the while, there’s radio chatter from other players in the game, providing additional information or call-outs of new incidents to respond to. It’s all done with an exacting attention to detail, with players role-playing as Met officers and dispatchers, following procedure and law down to the letter.

from https://www.pcgamesn.com/grand-theft-auto-v/stealy-wheely-automobiley-london-police-gta-5

[shotgunseanlfc]

USE THE LINK TO GO TO SPEEDYCO.IN: http://speedyco.in/puregamer

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hey there - i'm pure gamer! thanks for watching one of my videos! i make videos every day beside Wednesday and Sunday and have loads of fun making these videos. make sure to check out more of my videos and to "subscribe" to be notified every time i upload. thanks - enjoy the video.

in this video where playing gta v fivem which allows us to roleplay and you see a bit of that throughout this stream

follow me! https://twitter.com/shotgunseanlfc

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[rebeccahpedersen]

Answering The ‘Tough Questions’ About The 2018 Real Estate Market

TorontoRealtyBlog

Maybe I wasn’t issued a formal challenge last Wednesday, but perhaps I saw the opportunity to give myself one, and rise to the occasion!

Either that, or my O.C.D. was in over-drive this weekend, and I wanted to spend hours pouring over statistics.

For those of you that don’t think enough “tough questions” are being asked, and answered, about the 2018 real estate market thus far, let’s change all that this morning…

If you’re a regular reader of Toronto Realty Blog, and a regular reader of the comments, you’ll probably recognize the usual cast of characters.

Over the last eleven years, I’ve seen a lot of reader/commenters come and go, and demonstrate different levels of activity.

I’m sure you all have as well.

As much as I’d like to give a shout-out to the top handful of active commenters right now, I’m more afraid of missing somebody – and hurting somebody’s feelings!  Oh, how 2018 of me…

So instead, let me simply make mention of the comment from last Wednesday that I want to address.

Long-time, and very regular reader, Ralph Cramdown, posted something that caught my eye:

Nobody’s talking about the ongoing fallout from last spring.

At first, I made nothing of it.  But the more I thought about it, the more I wondered how much I had talked about last spring on TRB, or at least compared this year to last year.

Or even worse – that perhaps by not writing about it enough would make me guilty of cheerleading, or being biased, or pulling the old “nothing to see here, folks” as many other agents have done.

I went back and read through the 35-40 posts so far this year, and realized that while we’ve discussed this year compared to last year, or how crazy last year was, etc., we haven’t really dedicated a specific post to asking the “tough questions,” as a colleague of mine put it last week.

So I tried to put myself in the shoes of an onlooker, and ask the questions they would ask, if they knew they wouldn’t get political rhetoric from somebody trying to put an eternally-positive spin on things.

This is what I came up with:

1) Where are we in the market? 2) What is the media saying about the market? 3) What do the numbers say? 4) What do the numbers not say? 5) Has there been any “fallout” from the new mortgage regulations? 6) What would happen if interest rates increased again?

I’m sure we could do this all day, but off the top of my head, and generally and broadly speaking, I have to think those are the topics, and questions, most folks would ask.

So let’s answer them one-by-one…

1) Where are we in the market?

This is a very broad question, but as I said – if you wanted these questions answered honestly, then you can be broad, and expect the response to cover all the angles.

Where are we in the market then?  In terms of price, activity, comparisons to last year (or next year), and geographic differences?

The “spring” market is essentially six months long, from January through June.  It’s usually divided in half by the slower second-half of March, during which we see various Spring Breaks (public school, private school, specialty school), followed by Easter & Passover.  Once we get over that hurdle, the market continues right through to the end of June, only slowing around Victoria Day long weekend.

So with the first three months of the year in the rear-view window, we’re about to see activity pick up substantially, as new listings always increase in April, May, and June.

But “where are we in the market,” broadly asked, really depends on exactly where you’re looking.

The story so far in 2018 has been the massive discrepancies in pricing and activity between the 416 and the 905.  And that will be a big theme as I move through the next five points.

With the March TREB numbers now released, let’s get the big shiny number out there: 14.3%.

That’s how much the average home price has dropped, year-over-year.  That’s the GTA-wide price, 416 and 905 together, all home types.

The other big number: 39.5%

That’s how much sales have declined, year-over-year, in the month of March.

Say what you want about the market, certain pockets, price points, or property types, but there’s no denying that very broadly speaking, we can say, “The market is down.”

–

2) What is the media saying about the market?

This is important, whether you see it or not.

Every client I’ve ever had, buyer or seller, 2004 or 2018, has asked me about a particular headline, newspaper column, or media sentiment.

We might not realize how affected we are by what we see.  Even scrolling past stories you don’t read on your Facebook feed, you’re still seeing the headlines, subconscious or conscious.

Now I have a theory that I’d like to share, and tell me if you agree.

People in 2018 don’t really read anymore.  They swipe.  They like.  They comment.

In order to sell newspapers, or at least online subscriptions, headlines have to be more catchy, and thus often have to be more negative, exaggerated, or exacerbated.

And that’s why we’re constantly seeing the media use the worst statistic they can find with respect to the Toronto real estate market, which last month was the 39.5% decline in March sales, year-over-year.

A headline reading, “Toronto market down almost 40%” is catchy!  But it’s just a headline, and how many people actually click on the story, and read further?  Maybe…..5% of all the people who see it?

“The market” isn’t down 40%.  Sales in the GTA are.

And while I don’t blame any media outlet for the headlines they write, since I’d probably do the same thing in their position, I think the mantra “if it bleeds, it leads” is important to keep in mind when using headlines to measure the market.

When the TREB numbers came out last week, the headlines looked like this:

“Toronto Home Prices See Biggest Drop In Almost 30 Years”

“Real Estate Sales And Prices Tumble In March”

Of course, there are positive headlines too, just to show both sides of the coin:

“Toronto Real Estate Market May Be Poised For A Spring Rebound”

“Toronto Home Prices Rise For A Third Straight Month, Showing Signs Of Rebound”

As for that latter headline, I’ll show you why that’s important as we move forward.

–

3) What do the numbers say?

The most commonly-used statistic is the “Toronto Average Sale Price,” so let’s take a look at that:

Wow!  Look at the red ink!

14.4% and, yes, I’m off by 0.1%, but the TREB numbers change historically all the time, so my 2017 numbers aren’t in line with the 2018 numbers.  March was off by a grand.  I wonder why that is?

Anyways…

14.4% or 14.3%, it’s still a big number.

Does that mean that every buyer who purchased a home in March of 2017 has lost 14.4% of the value of his or her home?

No, of course not.  But that won’t stop headlines, and that won’t stop the perennialrenter who works in the cubicle next to you from constantly berating you for buying a house last year.

But what if we look at all property types?  What else do the numbers say?

Interestingly enough, the most strength in the market is found in the condominium sector, specifically in the 416:

Already this year, the average condo price is up 8.6%, on paper, at least.

And this is the only segment of the market where the March, 2018 price is higher than the March, 2017 price.

As for the freehold market, here’s how Semi-Detached and Detached in the 416 look:

The average semi-detached home in Toronto is only down 5.3%, on average, year-over year.  That’s dramatically lower than the 14.4% Toronto average.

But the detached numbers are huge!

A 17.2% decline, and that’s 416, – not GTA.  So if you’re looking for me to make the argument, “Don’t worry, almost all of the decline took place in the 905,” I’m not going to.

I would argue, anecdotally, that a $2,000,000 house purchased in, say, North Toronto, back in April of 2017, is not worth $1,656,000 today.  Not even close.  I won’t have that argument.

But I will accept, again – anecdotally, that a $2,000,000 detached home purchased in April of 2017 in, again, North York, is not worth $2,000,000 today.

–

4) What do the numbers NOT say?

That question is an invitation to “make numbers say anything you want,” but I think it runs deeper than that.

There are a lot of numbers that TREB doesn’t publish, and it bothers me.  They divide the 416 and the 905, but then they do so with Semi, Row, and Detached – but not simply “freehold.”

Then if we wanted to look at a smaller geographic area, there’s simply not enough volume to take an average, and compare it to last year.

There have only been 28 sales in all of C11 so far this year!  That’s nine per month, including all of semi-detached, rowhouse, detached; high-end, low-end, and in between.  How can you draw any conclusions about what a $1,000,000 or a $3,000,000 house are worth today, compared to this time last year, when you have no volume of sales?

So here’s what I did – I got creative.

I looked at the east side, since that’s where most of the action was last year, and most of the action has been this year, and I combined all the sales for January, February, and March, in E01, E02, and E03.

I used a weighted average for Rowhouse sales, Semi-Detached sales, and Detached sales, since, again, TREB doesn’t give us the numbers we want.

Sales are down so far this year – 6.7% in February and 13.5% in March.  Not quite in line with the 39.5% decline we’ve seen on average in the GTA, but important to note regardless.

The price is where things get interesting, and let me go off on a tangent here for a moment.

When I price a home for a prospective seller, I use my “gut” feeling first.  I write that number down, and then I complete a Comparative Market Analysis.  While the “gut” feeling is 100% subjective, a CMA has a lot of subjectivity as well, as you make adjustments for things like a bedroom, bathroom, garage, finished basement, etc.

So far in 2018, my “gut” feeling for just about every single home I’ve toured has been higher than what the CMA says.

When discussing a west-side home with buyers last week, I surmised that perhaps the home in April of 2017 would have cost 1-4% less.  That’s not in line with the 14.4% GTA average decline; not even close.  But again, the “gut” plays a factor, as does the location.

So back to the E01, E02, E03 numbers now, specifically the price.

It’s interesting to note that while the average home price in the GTA has lost 14.4%, the east-side has only lost 0.9%.

This is a small sample size – only 200-some-odd homes.  But is it fair to say that maybe adding 2% to each side – and saying home prices are somewhere between -3% and +3% from last year?

I think that’s quite reasonable.

So in my “what do the numbers not say” answer, I’d say that geography is playing the biggest factor so far in the 2018 market.

As you’ve heard, most of the weakness in the market has been in Durham, York, Halton, and Peel.

One last statistic to provide you with – the monthly increase/decrease in average home price.  I specifically left it out of the chart in Point #3 because the market bears and the media aren’t using it, even though it’s important in the short-term context of the market:

To be fair, in the “where are we in the market” conversation, as well as “what do the numbers not say,” you have to look at the monthly numbers.

So far this year, we’ve seen monthly increases in average home price in January, February, and March.  And while you’re always going to see a monthly increase in January, since December is such a slow month, there are a lot of folks who predicted the “fallout” from the B20 regulations would crash the market in January, and that didn’t happen.

–

5) Has there been any “fallout” from the new mortgage regulations?

Unfortunately, I don’t have any statistics for this point, so I’ll have to use anecdotal evidence once again.

I did a couple of interviews – one in the fall before December 31st asking, “Do you have any clients looking to hurry-up and buy,” and one in the spring asking, “Have any of your clients been forced to the sidelines because of the new B20 rules,” an both times, my answer was no.

But in the past month, I’ve had three clients all tell me they were impacted in one way or another.

One buyer-couple was pre-approved for $1.2M before December 31st, and they were capped at $1.1M in our search.  They ended up buying for just over their $1.1M number, dipping into some savings they didn’t want to use in order to get the house they really wanted.

Another couple who started their search last fall have yet to purchase, and while I don’t know their specific numbers, they’ve told me that their purchasing power is weaker than during our search last year.

And one would-be condo buyer told me in an email, “I’m F*****,” in reference to his ability to purchase, or should I say, inability, since he no longer qualifies for an amount that would allow even the purchase of a bachelor in Liberty Village.

I think it’s fair to say that people are affected by the new lending rules, but I would offer that the impact hasn’t been felt nearly as much as some figured it would.  I will tell you who has not been affected at all, and that’s overseas buyers who purchase in cash.  Gee, I wonder why the government decided to punish hard-working Canadians, and yet they continue to allow offshore money to flow freely.  Ralph?

–

6) What would happen if interest rates increased again?

My first mortgage rate was a 5-year fixed at 4.99%.

We’re still quite a ways away from those days returning.

But if rates were to go up again, twice, 25-basis-points each time, I think the lower-end of the market would cool.

And you know what?  That’s probably a good thing, since the lower-end of the market is the hottest part of the market in 2018 thus far.

$1,000 per square foot is the new normal for downtown condos, and it shows no signs of stopping.

If interest rates increased substantially, both the investors purchasing $500,000, 1-bedroom condos to rent out, and the first-time, entry-level buyers who just qualify to purchase, could see their affordability, and desirability, weakened substantially.

And another part of the market that would suffer, one which is seldom talked-about, would be the multi-unit sector.

Cap rates have continued to decrease throughout the central core, from a 5% standard years ago, to as low as 3%.  Cap rates, of course, are calculated based on the sale price of the property, so it goes without saying that buyer demand has a hand in setting prevailing cap rates.

But when interest rates increase, accepting a 3% cap rate becomes less desirable.  And as rates increase, so too should cap rates, meaning property values decrease accordingly.

I’ve seen some exceptional 4-unit properties sit on the market this year for far longer than they should, or at least would have last year, and I have to think it’s due to increased rates.

–

So there you have it folks.

A few questions that are being asked in real estate circles, and my best attempt to answer them in an unbiased fashion.

I try my best to read the comments every day, but often don’t get to a lot of the questions.

This time around, if you have questions – please ask.  If they’re statistical in nature, I’ll do my best to set aside some time to get to them.

Happy Monday!

The post Answering The ‘Tough Questions’ About The 2018 Real Estate Market appeared first on Toronto Real Estate Property Sales & Investments | Toronto Realty Blog by David Fleming.

Originated from https://ift.tt/2uWo0wC

[dipchronicles]

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[delicatekingangel-blog]

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[rebeccahpedersen]

Answering The ‘Tough Questions’ About The 2018 Real Estate Market

TorontoRealtyBlog

Maybe I wasn’t issued a formal challenge last Wednesday, but perhaps I saw the opportunity to give myself one, and rise to the occasion!

Either that, or my O.C.D. was in over-drive this weekend, and I wanted to spend hours pouring over statistics.

For those of you that don’t think enough “tough questions” are being asked, and answered, about the 2018 real estate market thus far, let’s change all that this morning…

If you’re a regular reader of Toronto Realty Blog, and a regular reader of the comments, you’ll probably recognize the usual cast of characters.

Over the last eleven years, I’ve seen a lot of reader/commenters come and go, and demonstrate different levels of activity.

I’m sure you all have as well.

As much as I’d like to give a shout-out to the top handful of active commenters right now, I’m more afraid of missing somebody – and hurting somebody’s feelings!  Oh, how 2018 of me…

So instead, let me simply make mention of the comment from last Wednesday that I want to address.

Long-time, and very regular reader, Ralph Cramdown, posted something that caught my eye:

Nobody’s talking about the ongoing fallout from last spring.

At first, I made nothing of it.  But the more I thought about it, the more I wondered how much I had talked about last spring on TRB, or at least compared this year to last year.

Or even worse – that perhaps by not writing about it enough would make me guilty of cheerleading, or being biased, or pulling the old “nothing to see here, folks” as many other agents have done.

I went back and read through the 35-40 posts so far this year, and realized that while we’ve discussed this year compared to last year, or how crazy last year was, etc., we haven’t really dedicated a specific post to asking the “tough questions,” as a colleague of mine put it last week.

So I tried to put myself in the shoes of an onlooker, and ask the questions they would ask, if they knew they wouldn’t get political rhetoric from somebody trying to put an eternally-positive spin on things.

This is what I came up with:

1) Where are we in the market? 2) What is the media saying about the market? 3) What do the numbers say? 4) What do the numbers not say? 5) Has there been any “fallout” from the new mortgage regulations? 6) What would happen if interest rates increased again?

I’m sure we could do this all day, but off the top of my head, and generally and broadly speaking, I have to think those are the topics, and questions, most folks would ask.

So let’s answer them one-by-one…

1) Where are we in the market?

This is a very broad question, but as I said – if you wanted these questions answered honestly, then you can be broad, and expect the response to cover all the angles.

Where are we in the market then?  In terms of price, activity, comparisons to last year (or next year), and geographic differences?

The “spring” market is essentially six months long, from January through June.  It’s usually divided in half by the slower second-half of March, during which we see various Spring Breaks (public school, private school, specialty school), followed by Easter & Passover.  Once we get over that hurdle, the market continues right through to the end of June, only slowing around Victoria Day long weekend.

So with the first three months of the year in the rear-view window, we’re about to see activity pick up substantially, as new listings always increase in April, May, and June.

But “where are we in the market,” broadly asked, really depends on exactly where you’re looking.

The story so far in 2018 has been the massive discrepancies in pricing and activity between the 416 and the 905.  And that will be a big theme as I move through the next five points.

With the March TREB numbers now released, let’s get the big shiny number out there: 14.3%.

That’s how much the average home price has dropped, year-over-year.  That’s the GTA-wide price, 416 and 905 together, all home types.

The other big number: 39.5%

That’s how much sales have declined, year-over-year, in the month of March.

Say what you want about the market, certain pockets, price points, or property types, but there’s no denying that very broadly speaking, we can say, “The market is down.”

–

2) What is the media saying about the market?

This is important, whether you see it or not.

Every client I’ve ever had, buyer or seller, 2004 or 2018, has asked me about a particular headline, newspaper column, or media sentiment.

We might not realize how affected we are by what we see.  Even scrolling past stories you don’t read on your Facebook feed, you’re still seeing the headlines, subconscious or conscious.

Now I have a theory that I’d like to share, and tell me if you agree.

People in 2018 don’t really read anymore.  They swipe.  They like.  They comment.

In order to sell newspapers, or at least online subscriptions, headlines have to be more catchy, and thus often have to be more negative, exaggerated, or exacerbated.

And that’s why we’re constantly seeing the media use the worst statistic they can find with respect to the Toronto real estate market, which last month was the 39.5% decline in March sales, year-over-year.

A headline reading, “Toronto market down almost 40%” is catchy!  But it’s just a headline, and how many people actually click on the story, and read further?  Maybe…..5% of all the people who see it?

“The market” isn’t down 40%.  Sales in the GTA are.

And while I don’t blame any media outlet for the headlines they write, since I’d probably do the same thing in their position, I think the mantra “if it bleeds, it leads” is important to keep in mind when using headlines to measure the market.

When the TREB numbers came out last week, the headlines looked like this:

“Toronto Home Prices See Biggest Drop In Almost 30 Years”

“Real Estate Sales And Prices Tumble In March”

Of course, there are positive headlines too, just to show both sides of the coin:

“Toronto Real Estate Market May Be Poised For A Spring Rebound”

“Toronto Home Prices Rise For A Third Straight Month, Showing Signs Of Rebound”

As for that latter headline, I’ll show you why that’s important as we move forward.

–

3) What do the numbers say?

The most commonly-used statistic is the “Toronto Average Sale Price,” so let’s take a look at that:

Wow!  Look at the red ink!

14.4% and, yes, I’m off by 0.1%, but the TREB numbers change historically all the time, so my 2017 numbers aren’t in line with the 2018 numbers.  March was off by a grand.  I wonder why that is?

Anyways…

14.4% or 14.3%, it’s still a big number.

Does that mean that every buyer who purchased a home in March of 2017 has lost 14.4% of the value of his or her home?

No, of course not.  But that won’t stop headlines, and that won’t stop the perennialrenter who works in the cubicle next to you from constantly berating you for buying a house last year.

But what if we look at all property types?  What else do the numbers say?

Interestingly enough, the most strength in the market is found in the condominium sector, specifically in the 416:

Already this year, the average condo price is up 8.6%, on paper, at least.

And this is the only segment of the market where the March, 2018 price is higher than the March, 2017 price.

As for the freehold market, here’s how Semi-Detached and Detached in the 416 look:

The average semi-detached home in Toronto is only down 5.3%, on average, year-over year.  That’s dramatically lower than the 14.4% Toronto average.

But the detached numbers are huge!

A 17.2% decline, and that’s 416, – not GTA.  So if you’re looking for me to make the argument, “Don’t worry, almost all of the decline took place in the 905,” I’m not going to.

I would argue, anecdotally, that a $2,000,000 house purchased in, say, North Toronto, back in April of 2017, is not worth $1,656,000 today.  Not even close.  I won’t have that argument.

But I will accept, again – anecdotally, that a $2,000,000 detached home purchased in April of 2017 in, again, North York, is not worth $2,000,000 today.

–

4) What do the numbers NOT say?

That question is an invitation to “make numbers say anything you want,” but I think it runs deeper than that.

There are a lot of numbers that TREB doesn’t publish, and it bothers me.  They divide the 416 and the 905, but then they do so with Semi, Row, and Detached – but not simply “freehold.”

Then if we wanted to look at a smaller geographic area, there’s simply not enough volume to take an average, and compare it to last year.

There have only been 28 sales in all of C11 so far this year!  That’s nine per month, including all of semi-detached, rowhouse, detached; high-end, low-end, and in between.  How can you draw any conclusions about what a $1,000,000 or a $3,000,000 house are worth today, compared to this time last year, when you have no volume of sales?

So here’s what I did – I got creative.

I looked at the east side, since that’s where most of the action was last year, and most of the action has been this year, and I combined all the sales for January, February, and March, in E01, E02, and E03.

I used a weighted average for Rowhouse sales, Semi-Detached sales, and Detached sales, since, again, TREB doesn’t give us the numbers we want.

Sales are down so far this year – 6.7% in February and 13.5% in March.  Not quite in line with the 39.5% decline we’ve seen on average in the GTA, but important to note regardless.

The price is where things get interesting, and let me go off on a tangent here for a moment.

When I price a home for a prospective seller, I use my “gut” feeling first.  I write that number down, and then I complete a Comparative Market Analysis.  While the “gut” feeling is 100% subjective, a CMA has a lot of subjectivity as well, as you make adjustments for things like a bedroom, bathroom, garage, finished basement, etc.

So far in 2018, my “gut” feeling for just about every single home I’ve toured has been higher than what the CMA says.

When discussing a west-side home with buyers last week, I surmised that perhaps the home in April of 2017 would have cost 1-4% less.  That’s not in line with the 14.4% GTA average decline; not even close.  But again, the “gut” plays a factor, as does the location.

So back to the E01, E02, E03 numbers now, specifically the price.

It’s interesting to note that while the average home price in the GTA has lost 14.4%, the east-side has only lost 0.9%.

This is a small sample size – only 200-some-odd homes.  But is it fair to say that maybe adding 2% to each side – and saying home prices are somewhere between -3% and +3% from last year?

I think that’s quite reasonable.

So in my “what do the numbers not say” answer, I’d say that geography is playing the biggest factor so far in the 2018 market.

As you’ve heard, most of the weakness in the market has been in Durham, York, Halton, and Peel.

One last statistic to provide you with – the monthly increase/decrease in average home price.  I specifically left it out of the chart in Point #3 because the market bears and the media aren’t using it, even though it’s important in the short-term context of the market:

To be fair, in the “where are we in the market” conversation, as well as “what do the numbers not say,” you have to look at the monthly numbers.

So far this year, we’ve seen monthly increases in average home price in January, February, and March.  And while you’re always going to see a monthly increase in January, since December is such a slow month, there are a lot of folks who predicted the “fallout” from the B20 regulations would crash the market in January, and that didn’t happen.

–

5) Has there been any “fallout” from the new mortgage regulations?

Unfortunately, I don’t have any statistics for this point, so I’ll have to use anecdotal evidence once again.

I did a couple of interviews – one in the fall before December 31st asking, “Do you have any clients looking to hurry-up and buy,” and one in the spring asking, “Have any of your clients been forced to the sidelines because of the new B20 rules,” an both times, my answer was no.

But in the past month, I’ve had three clients all tell me they were impacted in one way or another.

One buyer-couple was pre-approved for $1.2M before December 31st, and they were capped at $1.1M in our search.  They ended up buying for just over their $1.1M number, dipping into some savings they didn’t want to use in order to get the house they really wanted.

Another couple who started their search last fall have yet to purchase, and while I don’t know their specific numbers, they’ve told me that their purchasing power is weaker than during our search last year.

And one would-be condo buyer told me in an email, “I’m F*****,” in reference to his ability to purchase, or should I say, inability, since he no longer qualifies for an amount that would allow even the purchase of a bachelor in Liberty Village.

I think it’s fair to say that people are affected by the new lending rules, but I would offer that the impact hasn’t been felt nearly as much as some figured it would.  I will tell you who has not been affected at all, and that’s overseas buyers who purchase in cash.  Gee, I wonder why the government decided to punish hard-working Canadians, and yet they continue to allow offshore money to flow freely.  Ralph?

–

6) What would happen if interest rates increased again?

My first mortgage rate was a 5-year fixed at 4.99%.

We’re still quite a ways away from those days returning.

But if rates were to go up again, twice, 25-basis-points each time, I think the lower-end of the market would cool.

And you know what?  That’s probably a good thing, since the lower-end of the market is the hottest part of the market in 2018 thus far.

$1,000 per square foot is the new normal for downtown condos, and it shows no signs of stopping.

If interest rates increased substantially, both the investors purchasing $500,000, 1-bedroom condos to rent out, and the first-time, entry-level buyers who just qualify to purchase, could see their affordability, and desirability, weakened substantially.

And another part of the market that would suffer, one which is seldom talked-about, would be the multi-unit sector.

Cap rates have continued to decrease throughout the central core, from a 5% standard years ago, to as low as 3%.  Cap rates, of course, are calculated based on the sale price of the property, so it goes without saying that buyer demand has a hand in setting prevailing cap rates.

But when interest rates increase, accepting a 3% cap rate becomes less desirable.  And as rates increase, so too should cap rates, meaning property values decrease accordingly.

I’ve seen some exceptional 4-unit properties sit on the market this year for far longer than they should, or at least would have last year, and I have to think it’s due to increased rates.

–

So there you have it folks.

A few questions that are being asked in real estate circles, and my best attempt to answer them in an unbiased fashion.

I try my best to read the comments every day, but often don’t get to a lot of the questions.

This time around, if you have questions – please ask.  If they’re statistical in nature, I’ll do my best to set aside some time to get to them.

Happy Monday!

The post Answering The ‘Tough Questions’ About The 2018 Real Estate Market appeared first on Toronto Real Estate Property Sales & Investments | Toronto Realty Blog by David Fleming.

Originated from https://ift.tt/2uWo0wC

[rebeccahpedersen]

What Can The Government To Do “Cool The Market?”

TorontoRealtyBlog

I’ve written several blogs on this topic before, often while hinting that the answer to the rhetorical question, is “nothing.”

Only now, it seems as though the government is jet-set on dumping a bucket of ice on the city of Toronto.

I mentioned the Globe & Mail article from last Wednesday, which set out a slew of potential ways to cool the market.

Today, I want to look at those one at a time, and see if we can come up with anything else on our own…

What a cute photo!

There’s nothing quite as misleading as making your heart melt, just before we break it…

Great debate on Monday, folks.

Friends, family, colleagues, random blog readers – they all tell me, from time to time, that while they enjoy my blogs, they love reading the comments as well.

I rarely, if ever, monitor comments.  It’s a testament to the readership I’ve blessed with on TRB.

And with every post, you folks add value with your knowledge and insights, unlike 99% of all comments, found on the Internet.

For that, I thank you.  Again, and again.

I value your insights and opinions, and as the content of TRB has become far more political and “big-picture” in 2017, I enjoy seeing what people think.

That’s why today, I wanted to see what somebody else has come up with in terms of “ideas” on how to cool the Toronto housing market.

You’ve heard from me on this subject over and over.

It’s time to look at somebody else’s ideas, and then, as is the custom on TRB, analyze and discuss.

Last Wednesday, Globe & Mail columnist Janet McFarland took her turn trying to come up with ways to cool the market.

Here’s her article: “What can governments do to cool Toronto’s housing market?”

I give her credit for coming up with thirteen ideas.

But having said that, I want to analyze each one, because some of these have been bandied about before, and give you my two cents, before I get yours.

The thirteen ideas were proposed at the federal, provincial, and municipal level.

Here are the thirteen ideas, with my thoughts below:

Federal government

1) Create a national housing strategy to co-ordinate with the provinces and municipalities on issues of housing affordability, going beyond the existing strategy on social housing for low-income earners.

This has absolutely no meaning to me.

It sounds like a combination of rhetoric and gibberish.  It’s just words.  And it sounds like it was coming from the mouth of a politician.

Have you ever heard a politician side-step a question?

“We’re currently examining and exploring particular avenues, vis-a-vis different levels of government, in anticipation of gaining momentum in the dialogues that result from various endeavours to find common ground.”

Crap like that.

When I hear “housing strategy,” it reeks of a government official, standing in front of a podium, issuing a memorandum, and ultimately doing absolutely nothing about it.

And what can the government, at the federal level, co-oridinating with the provinces and cities, do about high real estate prices, and supply and demand?

I’m thinking they’re not going to magically cut income taxes in half, so people have more money to buy!

Perhaps there are some other ideas…

–

2) Raise the portion of profits subject to capital gains tax on sales of non-principal residences to deter speculation and flipping.

I’m not in favour of raising taxes.

Especially when it’s on a profit, that a hard-working, tax-paying citizen made, by sticking his or her neck out and making an investment.

Disagree with that if you want, and I won’t blame you.

But consider that when somebody “flips” a house, they hire and employ dozens of people, for months at a time.

Architects, engineers, plumbers, interior designers, electricians, drywallers, painters, masonrists, brick-layers, landscapers, day-labourers – and the list goes on.

To “deter” flipping, means fewer houses are renovated.

This means fewer people are employed.

It also costs the City of Toronto land transfer tax, GST, and the existing capital gains.

You can’t solve one problem in this equation, without creating another…

–

3) Increase the first-time home-buyer RRSP deduction above the $25,000 limit, allowing people to withdraw more to fund the down payment on their first home. Also allow “inter-generational RRSP transfers” under the plan, giving parents an efficient way to help with down payments.

I couldn’t possibly agree with this more.

Allow the amount to withdraw from one’s RRSP to be unlimited.

Argue that this only encourages people to take on more debt.

Argue that this puts more money into the market, which creates more buying, and further skews the existing supply-and-demand equation.

But we have to start somewhere, right?

–

4) Remove the GST paid on municipal development taxes – a tax on a tax, according to the Canadian Home Builders’ Association – to make buying more affordable.

Meh.

I’m not convinced this would help buyers.

I don’t believe that if the government allowed the developers to pay less tax, that developers would charge less to the buyer.

I think developers would just say “thank you” and take the money and run.

Don’t get me wrong – a federal tax on a municipal tax is laughable!  It’s insanity!

But it’s hardly the most insane tax we have in this country, province, or city.

–

Ontario

5) Impose a speculation tax on people who flip houses within a short period, perhaps within two or four years of purchase. The tax could apply to all homes or be limited to non-principal residences.

Would this be instead of the increase in capital gains tax, or in tandem with it?

You can’t have both.

Although I don’t think that would stop Mr. Trudeau and Ms. Wynne from incorporating both, and claiming each had no idea what the other was doing.

The idea of a straight tax on the time period in which a house is owned is ludicrous.

God forbid, somebody gets a new job, loses a job, moves, doesn’t like the area, or has a valid reason for wanting to move!

Can’t you see this playing out during an audit?

A crying couple, sitting with a pencil-pusher at C.R.A., saying, “We both lost our jobs, somebody stole our car, our dog turned into a cat – we just needed a fresh start in a new area!”

Sure, the C.R.A. could make exceptions.  But would they?  And what would the exceptions be?  When would they apply?  At whose discretion?

Let’s say the speculation tax only applies to non principal-residences, then we’re right back to the increased capital gains tax again.

I still fail to see how more taxes equals less buyers and more sellers.

–

6) Introduce a tax on foreign buyers who buy residential homes in the GTA, similar to the 15-per-cent tax imposed last year in British Columbia.

No-brainer.

If you’re going to do one thing, then do this.

This way, 0.00% tax-paying, Canadian residents would be affected.

This would take out of the market those who “don’t deserve” to be in it, and leave the rest of us alone.

When compared to ideas #2 and #5, this is a no-brainer.

Don’t increase taxes on Canadian residents who already pay taxes.  Tax the people who don’t live here, but buy and hold our real estate.

–

7) Develop a progressive property tax for foreign owners, requiring people who own homes but do not live or work in Canada to pay an annual property tax surcharge.

This would be a great idea if you felt #6 went too far.

This allows foreign ownership, doesn’t penalize sellers by taking buyers out of the market with the punitive tax, and yet still increases tax revenue for the municipality.

This won’t help “cool the market” very much, but it’ll increase taxes for the municipalities.

–

8) Prohibit foreigners from buying resale homes, except under limited circumstances, to curb speculation, but allow them to buy newly built homes to encourage investment in new housing stock.

Great idea!  That is, if you love idea #6, but don’t want to simply give another tax over to the government.

Restrictions on foreign ownership exist in many countries, but when the topic comes up, people always point to Australia.

Currently:

-foreign buyers are limited to new homes and condos -there is a $5,000 fee for foreign buyers to make an offer -foreign buyers who purchase vacant residential land are required to build on the land within 24 months -the government can force the sale of homes purchased illegitimately or illegally -foreign buyers must register their purchase with the Foreign Investment Review Board

If you ask me, this is the best idea of the lot.

It requires more government oversight, and they’ve demonstrated that they’ve clearly dropped the ball over the past two decades, since they have no clue who, from where, owns what.

But if the Canadian government could pull this off, it would be worth considering.

–

9) Expand rent control rules to cover more homes, helping to moderate rent increases for people who cannot buy.

This is ridiculous.

Rent controls would not help the market.

In fact, I think if people renting new condos could stay in those condos forever, with a modest 1.5% increase in the rent each year, then no rented-units would ever come up for sale on the open market.

This would actually lower inventory levels, and have an adverse effect on the market.

–

10) Give municipalities a break from high-density development requirements to improve the supply of detached, single-family homes, while also encouraging more innovative housing solutions. Target infrastructure like transit to places where it is most needed to help get land developed.

–

This makes absolutely no sense.

Maybe in Keswick, or Kenora.

But in Toronto?

Should we force developers to build four detached houses, instead of a 60-storey tower with 300 units?

This point can’t be about Toronto…

–

Toronto and other municipalities

11) Impose a vacancy tax on homes left unoccupied by the owners, which would be collected by municipalities but would require provincial approval to implement. Vancouver is introducing a vacancy tax this year, set at 1 per cent of the assessed value of the home. It relies on the homeowner to declare whether a house is occupied or not.

Another tax!

Notice a theme here?

Personally, I see no issue with buying a property, and keeping it vacant.

If you can afford to buy a property and keep it vacant, losing the potential rent each month, then you’ve done well for yourself, and I don’t believe in punishing people for being successful.

If you want to target foreign buyers, then target foreign buyers.

Don’t use this end-around about “vacant properties.”

Because personally, I think if a domestic buyer wants to purchase a property, and keep it vacant, then he or she should be able to – so long as they pay the land transfer tax on the purchase, the potential HST on the new-build, the capital gains tax on the sale, and the property tax, each and every year.  Isn’t THAT enough tax?

–

12) Reduce development charges to make new homes more affordable. Development charges are paid by a builder to the local municipality to fund infrastructure costs like roads and transit, and builders pass along the costs to new home buyers.

–

Development charges are NOT paid by developers.

Well, I mean, they’re paid by the developer.  But it’s not the developer who actually comes up with the money.

Read your 200-page pre-construction condo agreement.

The developer is simply charging this back to the buyer.

So if you reduced these fees, maybe the developers reduce their prices.

But the government has to make that money up somewhere else.

If the City of Toronto is making, say for example, $300 Million per year in development charges, they have to replace that money somehow.  And it’s not by stopping Rob Ford’s gravy train.  If that tax vanished, a new one would take its place.

–

13) Fast-track zoning approvals for residential development and streamline other approval times for all stages of projects to help get more housing units constructed.

Fast-track?  Sounds great.

But does this mean developers can do more, faster, with less oversight and regulation?

Because that’s the last thing we need.

They already get away with enough.  People are blindly buying pre-construction condos again.  Only the “VIP” or “Platinum” real estate agents, who have sold their souls to developers, are allowed to represent buyers.  As a result, the buyers have no representation.  But that’s another story.  For every 300 unit condo being built, there are 600 “worksheets” submitted from buyers, who will lay down and let the developer run them over with their car.  But that’s another story too.

I don’t know that “fast-tracking” and “development” should go in the same sentence in downtown Toronto.

–

Well that’s all I’ve got, folks.

I welcome your thoughts on both the “thirteen points,” as well as my comments.

Enjoy!

The post What Can The Government To Do “Cool The Market?” appeared first on Toronto Real Estate Property Sales & Investments | Toronto Realty Blog by David Fleming.

Originated from http://ift.tt/2o4ETfO

[rebeccahpedersen]

What Can The Government To Do “Cool The Market?”

TorontoRealtyBlog

I’ve written several blogs on this topic before, often while hinting that the answer to the rhetorical question, is “nothing.”

Only now, it seems as though the government is jet-set on dumping a bucket of ice on the city of Toronto.

I mentioned the Globe & Mail article from last Wednesday, which set out a slew of potential ways to cool the market.

Today, I want to look at those one at a time, and see if we can come up with anything else on our own…

What a cute photo!

There’s nothing quite as misleading as making your heart melt, just before we break it…

Great debate on Monday, folks.

Friends, family, colleagues, random blog readers – they all tell me, from time to time, that while they enjoy my blogs, they love reading the comments as well.

I rarely, if ever, monitor comments.  It’s a testament to the readership I’ve blessed with on TRB.

And with every post, you folks add value with your knowledge and insights, unlike 99% of all comments, found on the Internet.

For that, I thank you.  Again, and again.

I value your insights and opinions, and as the content of TRB has become far more political and “big-picture” in 2017, I enjoy seeing what people think.

That’s why today, I wanted to see what somebody else has come up with in terms of “ideas” on how to cool the Toronto housing market.

You’ve heard from me on this subject over and over.

It’s time to look at somebody else’s ideas, and then, as is the custom on TRB, analyze and discuss.

Last Wednesday, Globe & Mail columnist Janet McFarland took her turn trying to come up with ways to cool the market.

Here’s her article: “What can governments do to cool Toronto’s housing market?”

I give her credit for coming up with thirteen ideas.

But having said that, I want to analyze each one, because some of these have been bandied about before, and give you my two cents, before I get yours.

The thirteen ideas were proposed at the federal, provincial, and municipal level.

Here are the thirteen ideas, with my thoughts below:

Federal government

1) Create a national housing strategy to co-ordinate with the provinces and municipalities on issues of housing affordability, going beyond the existing strategy on social housing for low-income earners.

This has absolutely no meaning to me.

It sounds like a combination of rhetoric and gibberish.  It’s just words.  And it sounds like it was coming from the mouth of a politician.

Have you ever heard a politician side-step a question?

“We’re currently examining and exploring particular avenues, vis-a-vis different levels of government, in anticipation of gaining momentum in the dialogues that result from various endeavours to find common ground.”

Crap like that.

When I hear “housing strategy,” it reeks of a government official, standing in front of a podium, issuing a memorandum, and ultimately doing absolutely nothing about it.

And what can the government, at the federal level, co-oridinating with the provinces and cities, do about high real estate prices, and supply and demand?

I’m thinking they’re not going to magically cut income taxes in half, so people have more money to buy!

Perhaps there are some other ideas…

–

2) Raise the portion of profits subject to capital gains tax on sales of non-principal residences to deter speculation and flipping.

I’m not in favour of raising taxes.

Especially when it’s on a profit, that a hard-working, tax-paying citizen made, by sticking his or her neck out and making an investment.

Disagree with that if you want, and I won’t blame you.

But consider that when somebody “flips” a house, they hire and employ dozens of people, for months at a time.

Architects, engineers, plumbers, interior designers, electricians, drywallers, painters, masonrists, brick-layers, landscapers, day-labourers – and the list goes on.

To “deter” flipping, means fewer houses are renovated.

This means fewer people are employed.

It also costs the City of Toronto land transfer tax, GST, and the existing capital gains.

You can’t solve one problem in this equation, without creating another…

–

3) Increase the first-time home-buyer RRSP deduction above the $25,000 limit, allowing people to withdraw more to fund the down payment on their first home. Also allow “inter-generational RRSP transfers” under the plan, giving parents an efficient way to help with down payments.

I couldn’t possibly agree with this more.

Allow the amount to withdraw from one’s RRSP to be unlimited.

Argue that this only encourages people to take on more debt.

Argue that this puts more money into the market, which creates more buying, and further skews the existing supply-and-demand equation.

But we have to start somewhere, right?

–

4) Remove the GST paid on municipal development taxes – a tax on a tax, according to the Canadian Home Builders’ Association – to make buying more affordable.

Meh.

I’m not convinced this would help buyers.

I don’t believe that if the government allowed the developers to pay less tax, that developers would charge less to the buyer.

I think developers would just say “thank you” and take the money and run.

Don’t get me wrong – a federal tax on a municipal tax is laughable!  It’s insanity!

But it’s hardly the most insane tax we have in this country, province, or city.

–

Ontario

5) Impose a speculation tax on people who flip houses within a short period, perhaps within two or four years of purchase. The tax could apply to all homes or be limited to non-principal residences.

Would this be instead of the increase in capital gains tax, or in tandem with it?

You can’t have both.

Although I don’t think that would stop Mr. Trudeau and Ms. Wynne from incorporating both, and claiming each had no idea what the other was doing.

The idea of a straight tax on the time period in which a house is owned is ludicrous.

God forbid, somebody gets a new job, loses a job, moves, doesn’t like the area, or has a valid reason for wanting to move!

Can’t you see this playing out during an audit?

A crying couple, sitting with a pencil-pusher at C.R.A., saying, “We both lost our jobs, somebody stole our car, our dog turned into a cat – we just needed a fresh start in a new area!”

Sure, the C.R.A. could make exceptions.  But would they?  And what would the exceptions be?  When would they apply?  At whose discretion?

Let’s say the speculation tax only applies to non principal-residences, then we’re right back to the increased capital gains tax again.

I still fail to see how more taxes equals less buyers and more sellers.

–

6) Introduce a tax on foreign buyers who buy residential homes in the GTA, similar to the 15-per-cent tax imposed last year in British Columbia.

No-brainer.

If you’re going to do one thing, then do this.

This way, 0.00% tax-paying, Canadian residents would be affected.

This would take out of the market those who “don’t deserve” to be in it, and leave the rest of us alone.

When compared to ideas #2 and #5, this is a no-brainer.

Don’t increase taxes on Canadian residents who already pay taxes.  Tax the people who don’t live here, but buy and hold our real estate.

–

7) Develop a progressive property tax for foreign owners, requiring people who own homes but do not live or work in Canada to pay an annual property tax surcharge.

This would be a great idea if you felt #6 went too far.

This allows foreign ownership, doesn’t penalize sellers by taking buyers out of the market with the punitive tax, and yet still increases tax revenue for the municipality.

This won’t help “cool the market” very much, but it’ll increase taxes for the municipalities.

–

8) Prohibit foreigners from buying resale homes, except under limited circumstances, to curb speculation, but allow them to buy newly built homes to encourage investment in new housing stock.

Great idea!  That is, if you love idea #6, but don’t want to simply give another tax over to the government.

Restrictions on foreign ownership exist in many countries, but when the topic comes up, people always point to Australia.

Currently:

-foreign buyers are limited to new homes and condos -there is a $5,000 fee for foreign buyers to make an offer -foreign buyers who purchase vacant residential land are required to build on the land within 24 months -the government can force the sale of homes purchased illegitimately or illegally -foreign buyers must register their purchase with the Foreign Investment Review Board

If you ask me, this is the best idea of the lot.

It requires more government oversight, and they’ve demonstrated that they’ve clearly dropped the ball over the past two decades, since they have no clue who, from where, owns what.

But if the Canadian government could pull this off, it would be worth considering.

–

9) Expand rent control rules to cover more homes, helping to moderate rent increases for people who cannot buy.

This is ridiculous.

Rent controls would not help the market.

In fact, I think if people renting new condos could stay in those condos forever, with a modest 1.5% increase in the rent each year, then no rented-units would ever come up for sale on the open market.

This would actually lower inventory levels, and have an adverse effect on the market.

–

10) Give municipalities a break from high-density development requirements to improve the supply of detached, single-family homes, while also encouraging more innovative housing solutions. Target infrastructure like transit to places where it is most needed to help get land developed.

–

This makes absolutely no sense.

Maybe in Keswick, or Kenora.

But in Toronto?

Should we force developers to build four detached houses, instead of a 60-storey tower with 300 units?

This point can’t be about Toronto…

–

Toronto and other municipalities

11) Impose a vacancy tax on homes left unoccupied by the owners, which would be collected by municipalities but would require provincial approval to implement. Vancouver is introducing a vacancy tax this year, set at 1 per cent of the assessed value of the home. It relies on the homeowner to declare whether a house is occupied or not.

Another tax!

Notice a theme here?

Personally, I see no issue with buying a property, and keeping it vacant.

If you can afford to buy a property and keep it vacant, losing the potential rent each month, then you’ve done well for yourself, and I don’t believe in punishing people for being successful.

If you want to target foreign buyers, then target foreign buyers.

Don’t use this end-around about “vacant properties.”

Because personally, I think if a domestic buyer wants to purchase a property, and keep it vacant, then he or she should be able to – so long as they pay the land transfer tax on the purchase, the potential HST on the new-build, the capital gains tax on the sale, and the property tax, each and every year.  Isn’t THAT enough tax?

–

12) Reduce development charges to make new homes more affordable. Development charges are paid by a builder to the local municipality to fund infrastructure costs like roads and transit, and builders pass along the costs to new home buyers.

–

Development charges are NOT paid by developers.

Well, I mean, they’re paid by the developer.  But it’s not the developer who actually comes up with the money.

Read your 200-page pre-construction condo agreement.

The developer is simply charging this back to the buyer.

So if you reduced these fees, maybe the developers reduce their prices.

But the government has to make that money up somewhere else.

If the City of Toronto is making, say for example, $300 Million per year in development charges, they have to replace that money somehow.  And it’s not by stopping Rob Ford’s gravy train.  If that tax vanished, a new one would take its place.

–

13) Fast-track zoning approvals for residential development and streamline other approval times for all stages of projects to help get more housing units constructed.

Fast-track?  Sounds great.

But does this mean developers can do more, faster, with less oversight and regulation?

Because that’s the last thing we need.

They already get away with enough.  People are blindly buying pre-construction condos again.  Only the “VIP” or “Platinum” real estate agents, who have sold their souls to developers, are allowed to represent buyers.  As a result, the buyers have no representation.  But that’s another story.  For every 300 unit condo being built, there are 600 “worksheets” submitted from buyers, who will lay down and let the developer run them over with their car.  But that’s another story too.

I don’t know that “fast-tracking” and “development” should go in the same sentence in downtown Toronto.

–

Well that’s all I’ve got, folks.

I welcome your thoughts on both the “thirteen points,” as well as my comments.

Enjoy!

The post What Can The Government To Do “Cool The Market?” appeared first on Toronto Real Estate Property Sales & Investments | Toronto Realty Blog by David Fleming.

Originated from http://ift.tt/2o4ETfO