#Residential Real Estate Lawyer Toronto

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Best professional Immigration lawyers in Brampton.

Immigration Lawyers in Brampton.

Immigration lawyers in Brampton can aid customers with a range of immigration-related concerns, such as acquiring visas and also work authorizations, sponsoring members of the family, as well as looking for citizenship. They can additionally provide legal depiction as well as assistance for clients encountering deportation or removal procedures.

 One of the benefits of working with an immigration lawyer in Brampton is that they have a deep understanding of Canadian immigration laws and plans. They can aid their customers to browse the complex lawful system as well as ensure that their applications are full, accurate, and filed in a prompt way. This can substantially raise the opportunities for success for their customers’ migration applications.  Along with giving legal suggestions and also depiction, migration attorneys in Brampton can additionally offer beneficial assistance and also assistance to newbies as they adapt to life in Canada. They can give info on neighborhood sources and solutions, such as language courses as well as area companies, that can help novices incorporate right into Canadian society.  When selecting a migration legal representative in Brampton, it’s important to do your research study and also pick a lawyer with experience and expertise in immigration regulation. Search for a legal representative that is a member of the Canadian Bar Organization as well as who has a record of success in handling immigration situations. It’s additionally important to pick a lawyer who you feel comfortable collaborating with and who can offer clear and also effective interaction throughout the legal process.  In conclusion, migration lawyers in Brampton play a crucial role in aiding newcomers to browse Canada’s intricate immigration system. With their legal experience and support, they can help their clients attain their immigration objectives as well as start a new life in Canada.

Brampton, located in the Greater Toronto Area, is a popular destination for immigrants aiming to make Canada their new house. Migration laws as well as regulations can be complicated and complex, making it testing for novices to browse the system on their own. That’s where migration lawyers in Brampton come in — they can give lawful help and also support to make certain that their clients’ migration applications succeed.    Real estate lawyer Brampton

A real estate attorney in Brampton is a lawyer that focuses on giving legal solutions related to the buying, marketing, leasing, or leasing of residential or commercial property in the city of Brampton, Ontario. Realty legal representatives assist their customers browse the intricacies of real estate deals as well as make certain that they comply with all appropriate legal needs and also guidelines.  The function of a real estate lawyer in Brampton is important in guaranteeing that their customers make informed choices when dealing with property transactions. They evaluate acquisition agreements, lease arrangements, as well as various other documents associated with the residential property and provide lawful suggestions to their clients. They also perform title searches to guarantee that the property being offered or acquired has a clear title as well as is free from any encumbrances, such as home mortgages or liens.  Realty legal representatives in Brampton also supply legal representation in court procedures related to property matters, such as disagreements over building borders, easements, or breaches of contract. They can also aid their customers in discussing taking care of real estate representatives, residential or commercial property programmers, as well as financial institutions.

Commercial property lawyer Brampton

Whether you are acquiring or offering a residential or commercial property, leasing or renting out a property, or associated with any type of realty deal in Brampton, it is vital to have the best lawful depiction to direct you through the procedure. Realty lawyers in Brampton have the knowledge and also experience essential to guarantee that your interests are secured and that you are fully notified about the lawful implications of your transaction.  If you are trying to find a trustworthy and seasoned real estate attorney in Brampton, look no more than our firm. Our team of legal professionals has years of experience in taking care of real estate matters, and also we are dedicated to giving our clients customized and also efficient legal options. Contact us today to schedule an appointment and also learn more about how we can help you with your property requirements.    A realty lawyer is an attorney that focuses on the field of real estate regulation. The role of a property lawyer is to supply lawful advice and assistance to clients who are associated with realty deals such as buying, marketing, or leasing buildings.  If you are staying in Brampton, Ontario, and also preparing to purchase, market, or lease a property, it is highly advised that you hire a real estate legal representative in Brampton. A realty lawyer can assist you to browse the intricacies of real estate purchases as well as make certain that your lawful rights are secured.

Below are some of the reasons why you must think about hiring a property lawyer in Brampton:

1. Protect Your Legal rights: Realty purchases include a great deal of lawful documentation, agreements, as well as contracts. A property legal representative can review all the records as well as make sure that your lawful rights are secured.

2. Prevent Legal Pitfalls: Realty law is intricate and also continuously transforming. A real estate attorney can assist you to avoid lawful risks that can lead to pricey lawful fights.

3. Bargain the Best Deal: A realty legal representative can help you discuss the most effective offer possible. They can review the regards to the contract and ensure that they are reasonable and also affordable.

4. Guarantee Compliance: There are several legislations and also regulations that regulate real estate purchases. A property legal representative can make sure that you are in compliance with all the appropriate regulations as well as policies.

5. Supply Legal Guidance: A property lawyer can offer you legal advice throughout the entire realty transaction. They can address any type of inquiries you may have and also lead you via the procedure.

In conclusion, if you are intending to purchase, sell, or lease a property in Brampton, Ontario, it is extremely advised that you employ a property attorney in Brampton. A real estate legal representative can assist you to browse the complexities of real estate purchases and also ensure that your lawful rights are safeguarded.

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Ottawa Real Estate Transactions With Expertise

In the dynamic landscape of the real estate, having a reliable and experienced legal partner by your side is essential for a smooth transaction. When it comes to real estate in Ottawa and across Ontario, our law firm stands out as a beacon of professionalism and expertise. As your dedicated Real Estate Lawyer in Ottawa, we pride ourselves on providing comprehensive legal support tailored to your needs.

Why choose our real estate lawyers?

Local expertise:

Our team of expert real estate lawyers have a thorough understanding of the local Ottawa and Ontario real estate markets. This local expertise enables us to navigate the intricacies of regional regulations, zoning laws and market trends, ensuring that your real estate transactions are conducted with accuracy and compliance.

Personalized guidance:

Every real estate transaction is unique and we recognize the importance of personalized guidance. Whether you are a first-time buyer, investor or expert real estate developer, our Real Estate Lawyer in Ottawa are committed to understanding your specific goals and tailoring our legal advice accordingly.

In the fast-paced world of real estate, time is often of the essence. Our team is dedicated to simplifying the legal aspects of your transaction and ensuring that all documentation, contracts and negotiations run smoothly. We aim to minimize delays and complications and provide you with a seamless experience.

Our real estate legal services

Residential properties:

To navigate the Ottawa real estate market, our lawyers are ready to guide you through the buying or selling process. From drafting and reviewing purchase agreements to conducting thorough title searches, we handle every aspect of your residential real estate transaction with care and attention.

Commercial properties:

Commercial real estate transactions require a high level of expertise and attention to detail. Our Ottawa real estate lawyers have a proven track record of successfully assisting clients in the acquisition, leasing and development of commercial real estate. Whether you are an entrepreneur, investor or developer, we have the knowledge and experience to protect your interests.

While our base is in Ottawa, our services extend throughout the province of Ontario. Whether you are involved in a real estate transaction in Toronto, Hamilton or any other part of the province, our team is ready to provide you with the legal support you need.

If you need a reliable and experienced Real Estate lawyer in Ontario, don't hesitate to contact him. Our team is committed to providing exceptional legal services that put your interests first and ensure the success of your real estate transactions.

At Ottawa Law Firm, we combine legal expertise with a client-focused approach to offer unrivalled support in the complex world of real estate. Trust us to be your dedicated legal partner to guide you through every step of your real estate journey.

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Alexander Shnaider: 5 Fast Facts You Need to Know

Billionaire Alexander Shnaider and President Donald Trump had close business ties, and one of Trump’s hotels were funded by a Russian bank, a report by The Wall Street Journal said.

The article told the story of how Trump and Shnaider formed a business relationship for one of Trump’s staple hotels in Toronto, Canada.

The project encountered many hurdles since it was originally planned, but last-minute funding provided by a controversial Russian bank — which has ties to the Russian government — led to the plan going through.

1. The Russian Bank Financed a Deal At a ‘Key Moment’ In the Project

Russian-based Vnesheconombank, better known as VEB, is a state-run bank that’s undergone intense scrutiny by investigators in the United States.

The bank is alleged to have provided money to Shnaider, which he in turn put into plans to construct a 65 story Trump International Hotel and Tower in Toronto.

A person familiar with the U.S. probe told the WSJ that investigators are “looking into any ties between Russian financial institutions, Mr. Trump and anyone in his orbit.”

The investigation is specifically looking into the ties between Trump and VEB. The bank has been viewed by some analysts as the institution used by the Russian government to fund projects that are politically motivated, such as the 2014 Winter Olympic Games in Sochi, which cost a reported $51 billion.

The bank was placed on the U.S. sanctions list in 2014 after the annexation of Crimea, and American businesses are banned from being involved with it.

But that didn’t stop Trump’s son-in-law Jared Kushner from meeting with VEB’s leaders in December.

White House Press Secretary Sean Spicer said Kushner’s visit was part of the transition and was used to establish the “primary point of contact with foreign government officials.”

2. Shnaider Sold Shares In a Ukrainian Company For Almost $1 Billion In 2010

According to the S&P Global Market Intelligence, Shnaider sold shares in a Ukrainian steelmaking company — Zaporizhstal — in 2010 for $850 million. The deal hasn’t bee made public, but the WSJ report said that Shnaider “was an entity acting for the Russian government.”

Following the sale of the shares and payout by VEB, Shnaider put forth even more money into the Trump Hotel project in Toronto. His lawyer, Symon Zucker, said that Shnaider put “about $15 million” from the sale into the Trump project. He responded back to the WSJ one day later via email, writing: “I am not able to confirm that any funds (from the stake sale) went into the Toronto project.”

Interestingly enough, when Shnaider made the deal, Russian President Vladimir Putin was the chairman of VEB’s board. That means that any deals such as Shnaiders would “have to have been approved by him,” a government official told the WSJ.

3. The Hotel Was a Joint Project Between Shnaider & Trump

Plans for the Trump International Hotel and Tower project were revealed in 2007 and considered a “joint venture” between Trump and Shnaider. It was slated to cost about 500 million Canadian dollars, or about $367.6 million USD. At the time, it was the tallest residential building in Canada.

The original plan was for Trump to manage operations at the hotel while Shnaider would be the tower’s developer.

But the project encounter funding issues and a judge approved its sale during insolvency proceedings last year.

The groundbreaking for the project happened in 2007 and a majority of the units were pre-sold. But then the financial crisis struck, and many buyers pulled out, leaving a hole in the funding.

The tower ended up being funded through Shnaider’s stake sale, but it struggled to stay financially afloat since its opening. A judge recently approved the sale of the building to an investment firm in California for $220 million.

When asked about the potential links between Trump’s business deals and Russia, a spokesperson for the Trump Organization — Trump’s real-estate company — said there has been no involvement between the two sides previously.

The spokesperson said that the only connection between Trump and the VEB is that it “merely licensed ts brand and manages the hotel and residences.”

Trump himself has also said he has no business dealings with Russia. In February, he said: “To the best of my knowledge, no person that I deal with does.”

4. Shnaider Was Born In Russia & Lived In Israel Before Moving to Canada

Schnaider was born in 1968 in Leningrad, Russia. When he was just 4-years old, he moved with his family to Israel. A few years later when he was 13, he and his family moved to Canada, where he now resides and is a citizen.

Shnaider attended York University and received his bachelor’s of arts degree in science.

He’s married to Simona Birshtein and they live in North York with their three children.

5. Shnaider Is One of the Richest People In the World

Shnaider and business partner Eduard Shifrin founded Midland Group in 1994. The company was originally a steel producer that operated in Ukraine before the steel factories in the country were privatized. The company still has interests in steel trading, real estate, retail and manufacturing and Russia, Ukraine and Siberia.

In February 2005, Shnaider got involved in auto racing. He bought Jordan Grand Prix from Eddie Jordan for about $50 million, renaming it Midland F1 Racing in 2006. The racing team was in turn sold to Spyker Cars.

That’s not the only dealing with sports that Shnaider has. He brought a soccer team in Istral — Maccabi Tel Aviv — for about 12 million euros in 2007. Two years later, he sold the team after investing $20 million into it.

In 2006, Forbes listed Shnaider on its list of the top billionaires in the world. He was ranked No. 486 on the list with a reported net worth of around $1.6 billion.

[nhashmilaw]

Real Estate Property Disputes in Toronto: How a Litigation Lawyer Can Protect Your Investment

When it comes to navigating the intricate world of real estate property disputes in Toronto, having the guidance of a seasoned legal professional is paramount. In this comprehensive guide, we will explore the role of a Real Estate Property Litigation Lawyer, highlighting our expertise and the invaluable support we provide in resolving complex property-related conflicts.

Understanding Real Estate Property Litigation

Real estate property litigation encompasses a wide array of legal issues associated with property disputes. These conflicts can range from boundary disputes and contractual disagreements to issues with property ownership, zoning regulations, and landlord-tenant disputes. In Toronto's dynamic real estate landscape, these disputes can become intricate and require specialized legal attention.

The Role of a Real Estate Property Litigation Lawyer in Toronto

A Real Estate Property Litigation Lawyer in Toronto is a legal professional specializing in resolving disputes related to real property. Our role is multifaceted, involving several key aspects:

Mediation and Negotiation: Real estate lawyers are skilled mediators who work to facilitate communication and negotiation between conflicting parties. We aim to reach mutually acceptable solutions, often avoiding protracted and costly court battles.

Legal Representation: When negotiations and mediation fail to produce a resolution, a real estate property litigation lawyer is prepared to represent our client in court. We build a compelling case, present evidence, and advocate for our client's interests before a judge.

A Real Estate Property Litigation Lawyerplays a pivotal role in guiding clients through complex property disputes with professionalism and expertise.

Navigating Toronto's Real Estate Legal Terrain

Toronto's diverse and ever-expanding real estate market brings its own set of challenges. Property disputes can arise from various sources, including boundary issues among residential properties, conflicts over commercial lease agreements, or disputes affecting real estate development projects due to zoning regulations.

Resolving Commercial Real Estate Challenges

In the realm of commercial real estate, a Commercial Real Estate Lawyer is essential for drafting airtight commercial leases, resolving conflicts between commercial landlords and tenants, and addressing zoning issues that may impact commercial property development.

1. Complex Lease Agreements

Commercial lease agreements are often intricate legal documents that govern the relationship between landlords and tenants. We can encompass various elements such as rent terms, responsibilities for maintenance and repairs, and conditions for lease termination. Disagreements can arise if these terms are not clearly defined, leading to disputes.

2. Land Use and Zoning Regulations

Commercial real estate development projects in Toronto are subject to land use and zoning regulations that dictate how properties can be used and developed. Navigating these regulations can be challenging, and violations can lead to disputes with local authorities or neighbouring properties.

3. Environmental Compliance

Environmental considerations are increasingly important in commercial real estate. Ensuring that a property complies with environmental regulations and addressing potential contamination issues are vital steps in property transactions.

4. Disputes Between Landlords and Tenants

Commercial property disputes between landlords and tenants can range from non-payment of rent to disagreements over property maintenance and repairs. These disputes can disrupt business operations and financial stability.

5. Property Development Challenges

Developing commercial real estate in Toronto involves various stakeholders, including developers, contractors, and city planners. Disagreements can arise over project scope, delays, or cost overruns.

Choosing the Right Real Estate Property Litigation Lawyer

Selecting the right Real Estate Lawyer in Toronto is crucial for achieving a favourable resolution to your property dispute. Consider the following factors:

Experience: Seek a Seasoned Attorney with a Track Record in Cases Like Yours.

Reputation: Research the lawyer's reputation and consider client reviews and testimonials.

Compatibility: Ensure that you can establish effective communication and a good working relationship.

Legal Fees: Discuss fees and billing structures with the lawyer to ensure it aligns with your budget.

Finding the ideal Real Estate Property Litigation Lawyeris essential to secure a positive outcome in your property dispute.

Conclusion

In Toronto's dynamic real estate landscape, property disputes can be challenging and require specialized legal expertise. A Real Estate Property Litigation Lawyer serves as a guiding light, ensuring that clients' rights and interests are protected throughout the legal process. With our knowledge and commitment to excellence, we play a crucial role in achieving fair and just resolutions.

Resource : https://nhashmilaw.wordpress.com/2023/09/25/real-estate-property-disputes-in-toronto-how-a-litigation-lawyer-can-protect-your-investment/

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Real Estate Lawyer Near Me in Toronto

Real Estate Lawyer Near me in Toronto

When it comes to navigating the intricacies of real estate transactions in Toronto, having a trusted and experienced local Real Estate lawyer Near me in Toronto. Sarao Law, a reputable law firm in Toronto, specializes in providing top-quality real estate legal services. With their team of skilled real estate lawyers, Sarao Law is committed to guiding you through property transactions, contract reviews, and other legal matters to ensure your success. In this article, we will emphasize the importance of Sarao Law as your trusted real estate lawyer near you in Toronto. From ensuring compliance with local regulations to safeguarding your interests, Sarao Law can make a significant difference in your real estate journey.

Why Choose Sarao Law for Your Real Estate Legal Needs

Expertise in Real Estate Law: Sarao Law's dedicated team of real estate lawyers possesses extensive expertise in handling a wide range of real estate matters. From residential and commercial property transactions to lease agreements and real estate developments, they have a deep understanding of the legal complexities involved. With their up-to-date knowledge of local laws, regulations, and market trends, Sarao Law can provide you with accurate advice and effective legal representation tailored to your specific needs.

Local Knowledge and Insight: As a local law firm in Toronto, Sarao Law has in-depth knowledge of the local real estate market. They are well-versed in the city's bylaws, zoning regulations, and any specific requirements or restrictions that may impact your real estate transaction. This local knowledge allows them to navigate potential challenges, anticipate issues, and ensure compliance with the relevant regulations to protect your interests.

Personalized Guidance and Support: Sarao Law believes in providing personalized guidance and support to each client. They take the time to understand your unique needs, goals, and concerns. With their attentive approach, Sarao Law ensures that you receive tailored advice and that your questions are answered throughout the entire real estate process. They strive to provide a seamless and stress-free experience, advocating for your best interests at every step.

Commitment to Client Satisfaction: Sarao Law is dedicated to client satisfaction and goes the extra mile to ensure your real estate needs are met. They are responsive, transparent, and communicative, keeping you informed and involved throughout the legal process. Sarao Law aims to build lasting relationships based on trust, integrity, and exceptional service.

Conclusion

When it comes to Real Estate Lawyer Near me in Toronto, Sarao Law is your trusted partner. With their expertise in real estate law, local knowledge and insight, personalized guidance, and commitment to client satisfaction, they are well-equipped to navigate the intricacies of real estate transactions on your behalf. Contact Sarao Law today to schedule a consultation and experience the reliable and professional real estate legal services they offer near you in Toronto.

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Harry Mitz was an elementary school streetwise, wheeling-and-dealing could make “money out of crap,” according to his son, Lewis “crap” might have been an old beater of a car that he would buy, say, for $100 and repair with some strategically placed wire coat hangers and tinfoil before selling for double what he had paid. The handshake deal would go down at his office in the building he owned at 185 King St. East in downtown Toronto.

But Mitz’s true bread and butter was dealing in quality heavy machinery: punch presses, metalworking lathes, shears, and other industrial gizmos that helped make the workshops and factories of yesteryear Toronto hum.

He earned a fair penny at it, too, more than enough to buy a Cadillac for his wife that, given his humble beginnings, he was too embarrassed to drive himself. Instead, he preferred the mid-range Buick parked in the narrow laneway directly behind 185 King, securing access to the spot with a lock and chain.

Mitz passed away in 2000 son, who spent Saturday mornings in his father’s machine shop as a child but grew up to be a real estate lawyer with a thriving practice in the building his father paid $4,500 for in 1941, started parking his Chevy Suburban in the laneway. He would move his vehicle, as Harry had before him, when the neighbors to the west, the Lazareks, asked to access the rear of their furniture store.

Such was commerce until younger Mitz sold his property for about $4 million to developer Steve Gupta, who subsequently bought the Lazareks out for several million more and proposed to build a 33-story, mixed-use tower on the site — with parking for 33 cars.

That’s when Mitz learned the laneway he and his father had collectively been parking in since 1941 was not at a forgotten sliver of land owned by Henry John Boulton, a prominent lawyer, politician, and well-established member of the Upper Canadian elite who died 150 years ago.

“This was strange,” he a most unusual Toronto real estate drama, featuring a professional genealogist, some lawyers, and, ultimately, a courtroom tiff where some of Boulton’s great-great-great-grandchildren — who may or may not have heard of the man before the summer of 2022 — argued that the lane, and presumably whatever monetary value could be attached to it, was theirs.

“The lane was part of Gupta’s future,” Mitz said. “Gupta didn’t have a future without it of Hotels, didn’t own the lane, they simply couldn’t build a 33-story tower on top of it.

Canadians for residential real estate, giving intrinsic and financial value to those lucky enough to be homeowners. But not of attention is paid to the thousands of small property chunks sprinkled about the urban landscape, sometimes in laneways, and Toronto has more than 3,000 of them alone, sometimes not. And parcels are so inconsequential that their owners, like Boulton, die without leaving them to an heir.

Known as “orphaned” land in the industry, these properties tend not to attract much notice from anyone — assuming they have been noticed at all — until someone comes along to build something upon them, such as a condominium.

A developer, or even the guy next door, requires absolute title — a.k.a. ownership — over the land they are building upon. Should some 19th-century ghost pop up in the paperwork to put a wrench in the plan, the builder to track down any living descendants to ensure that anyone with ownership rights on the property claims it before the shovels dig in?

The stakes are high. A hypothetical heir emerging from the woodwork waving a will, or other legal documents, that proves the lone-gone relative bequeathed the land to their great grand-dad who, in turn, left it to their grand-dad and so on would put that heir in position for a particularly in Toronto or Vancouver, where a prime downtown real estate doesn’t come cheap.

If somebody had shown up and said, I can prove title, I would have had to have the client — had that happened to know, you have found the owner now, and now you have to buy it, you have got to negotiate a deal, Sanj Sood, the lawyer for said.

That explains the friendly voicemail Vanessa Grafi received last summer from Jeff Stewart, a forensic genealogist and a generally polite, soft-spoken earns a living rooting around in the past for clients, including Sood and his colleagues, at Aird and Berlis LLP.

It bought a chunk of land known as Lot 21 at the corner of King and George Street in 1824. This was prime, practically waterfront Toronto land. At the time, Boulton, a barrister’s son and grandson of Sir John Strange, a “master of the rolls,” was just a few years shy of being appointed attorney general of Upper Canada. In other words, he was a bigwig.

In Lot 21, Boulton subdivided the property into 185, 183, and 181 King Street East. He sold 185 King the narrow strip of laneway behind it, just wide enough for a horse and buggy to squeeze through. He later sold the other two properties, but the strip remained.

There is no mention of the laneway in his last will and testament dated Dec. 17, 1869 left the “balance arising” from the sales of his property to be divided among three of his children, Sophia (Boulton) Forlong, Clara Louise (Boulton) Cayley and George D’Arcy Boulton, all of whom were dead by 1898. (Adding to the mystery of the laneway is why Boulton cut five of his kids out of his will, but we digress.)

George D’Arcy Boulton had a daughter named Florence, whose great-granddaughter is a York University administrator. Grafi and her relatives have a few “knick-knacks” from the Boultons of old knocking around: a brooch with a lock of Florence’s hair inside and an oil painting.

Grafi’s mother was an enthusiastic amateur historian and enjoyed stories of the there was never any talk about an orphaned laneway until a genealogist called to fill Grafi in.

“It was a fun find,” she said. “And it happens a long-lost lot looking for relatives, for plans to develop there was no smoking will in a safety deposit box indicating Grafi way of her ancestors, inherited the lane of her family’s history was payment enough, she said, and she left it at that.

“I had no interest in pursuing it further,” she was willing to let go of the lane and went to court to oppose the developer’s application seeking a declaration that they owned the laneway behind 185 King.

It did not go well for the descendants, none of whom could produce a will, or any paper evidence, proving they had any legal right to the lane land does not belong to them as a group or individually because they trace roots to an owner 200 years ago,” Ontario Superior Court Justice Fred Myers said in a December 2022 decision. “This is not a close call.”

Hertzberg initially agreed to be, and that story would just “have to wait” since she was the only one who did it in court filings, she more fully articulated her motivation to fight for ownership.

“When we learned there was property in downtown Toronto, belonging to our ancestor, where a high-rise development was planned, we were expecting potential compensation,” she said. “However, when we received an application asking the court to simply grant the developer full title to the land, with no compensation to the descendants, we were offended. It felt like an egregious affront to our family.”

What clinched the deal for Gupta was Harry and Lewis Mitz and the ancient concept of squatter’s rights, formally known in modern jurisprudence as “adverse possession entrepreneur with a keen eye for action, but apparently not for the fine mistakenly believed he had bought the lane behind 185 King when he bought the property. Lewis same. They parked in the 75 years to the exclusion of anyone else, save for when they gave a neighbor, contractor, or friend else express permission to park in the spot.

The chain securing the lane appeared in the early 1970s. Claiming, however mistakenly, the lane as their occupying it as such for a decade (and more) “shows that they exercised the rights of an owner,” Myers said in his decision Mitzes took adverse possession of the land, did so peacefully a single Boulton appeared over the years to say, “Guys, you can’t park there. That’s our lane.”

In March, Lewis Mitz stood across the street from the lane that caused the whole kerfuffle. There were three orange construction pylons set in front of it. The chain he and his father put there was still in place.

The 77-year-old was tanned, having recently returned home from a trip to the Bahamas. He wore a brown leather scarf and stylishly carried an old leather briefcase could imagine a practicing lawyer with more than 50 years of experience lugging around a wholly unsentimental view of the building he grew up around.

“It is inventory,” he said. “You carry the memories with you recollections of the Boulton descendants who surfaced in court after the genealogist had done the legwork of finding them were unsentimental, too.

“I am going to be 78 been around, it is not my first rodeo, and when it comes to don’t have to say anymore: they were looking for a payoff,” he said. “They couldn’t prove anything. They thought, ‘Aha, this is my opportunity onto the front of 185 King of Toronto development proposal depicting a tower rising on the land Henry John Boulton purchased in 1824.

The notice makes no mention of the laneway out back.

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Now, with Ontario’s residential eviction moratorium having ended earlier this year, the mass eviction crisis is here. Last month in Toronto alone, the Landlord and Tenant Board (LTB) scheduled nearly 2,500 online hearings based on landlords’ applications to evict their tenants. Hundreds of people have already been removed from their homes by sheriffs and police.

Despite Toronto entering lockdown again in response to rising COVID-19 cases, the LTB has pushed ahead with its online eviction ‘blitz.’

Eviction hearings are conducted in two-hour “express” blocks in Microsoft Teams video conference rooms. Nine or more tenants’ cases are scheduled together in each block. In the virtual hearing rooms, politically-appointed adjudicators summarily order tenants to either pay large sums of rent arrears on impossibly short repayment schedules or be evicted by the sheriff.

In October, the LTB began to prioritize scheduling eviction hearings for tenants who missed rent payments during the shutdown. In cases where the tenant is unable to log or call in to the online platform, the hearing goes ahead in their absence, and their eviction is confirmed. Yet in cases where the landlord didn’t show, tenants have reported that adjudicators refused to consider the case abandoned by the landlord.

Tenants have been ordered to pay all rent arrears owing in full, plus the landlord’s eviction application filing fee (up to more than $200), within 11 days, or be evicted. The fact that there have been cases of the LTB failing to issue notice of the online hearing to the tenant in advance has led to legal aid lawyers speaking out in the media. Tenants who have attended their eviction hearings report that the formality concludes in as little as 60 seconds. In one case reported by the Keep Your Rent advocacy group in its live tweets of LTB hearings, an adjudicator ordered the eviction of a tenant who didn’t appear to understand the terms because of a bad connection.

In the hearings, many tenants have been pressured into agreeing to terms of rent repayment that will be impossible for them to keep up with. For example, an agreement might have the tenant pay $500 each month toward rent arrears, totaling thousands of dollars on top of the tenant’s full monthly rent.

Adjudicators regularly remind tenants that if they’re ever “a day late or a dollar short” on even one scheduled monthly payment, their landlords can get an automatic eviction order without a hearing, enforceable by the sheriff. Based on my experience working with tenants who were pressured into such onerous repayment agreements, I know that many will be evicted within six months of their hearing, despite them continuing to hand over a massive portion of their incomes and foregoing basic necessities in order to pay their landlords back in full.

Many of the adjudicators who preside at the LTB hearings were appointed by Doug Ford’s government as recently as August in preparation for mass evictions. Tenant groups have sounded the alarm regarding these appointees having ties to real estate interests and the law firms that represent them.

One LTB adjudicator, who is associated with the landlord-side law firm Cohen Highley LLP, has been reported for having decided eviction cases in which the landlord was represented by an employee of the same firm. Cohen Highley describes itself as “Ontario’s premiere [sic] legal resource for residential landlords and property managers,” and works with the Federation Of Rental Housing Providers Of Ontario.

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What Should You Expect From Your Real Estate Lawyer?

A real estate lawyer is a legal practitioner whose job is to help his/her clients understand the rules and regulations related to real estate in better sense. Real estate lawyers ensure that the real estate transactions done by their clients are in accordance with the laws.

Whether you need to sell your house or buy a new commercial property, a real estate lawyer Brampton is required to act on your behalf, make the agreements and facilitate the transaction with the requisite legal documents.

No matter how much knowledge you possess about real estate, this knowledge isn’t adequate to suffice for the need of a real estate lawyer. The intricacies of the real estate property law call for a professional.

What will your real estate lawyer do?

Your real estate lawyer will prepare and review the legal documents and agreements of sale and purchase. He or she is also responsible for the completion of closing transaction.

The said Real Estate Lawyer Brampton will thoroughly read and comprehend the documents related to the transaction to prevent the client from any kind of fraud. The real estate lawyer will keep an eye on all the transactions that happen between his client and other party.

He or she negotiates the terms and conditions of the transfer and make the clients aware of them in layman language.

Duties of a real estate lawyer

It is the responsibility of a real estate lawyer Toronto to calculate the risks involved into a transaction and communicate the same to the client before finalizing the deal. He is to assist the client in taking requisite steps. At any given point of time he can put up his opinion and advise the client in real estate matters.

His opinions and views should be in accordance with the real estate transactions law and not otherwise. He must prudently handle the transactions on behalf of his client, whatever steps he may take or actions he does should be in favor of the client.

How should you search for the best real estate lawyer?

Go for the experience, a real estate lawyer must be well-versed in legal matters. A lawyer who has prior experience of dealing with real estate transactions law will be able to handle your transactions wisely too.

Feedbacks are really important. You can get a clear idea of whether to hire a particular real estate lawyer or not just by going through the reviews on his website.

Only hire Real Estate Lawyer Toronto who has any kind of affiliation with a reputed real estate law firm to be more secured.

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Secrets to a Successful Home Renovation with Van Sturgeon & Jay Conner, The Private Money Authority

https://www.jayconner.com/secrets-to-a-successful-home-renovation-with-van-sturgeon-jay-conner-the-private-money-authority/

Jay & Van confer about rehabbing and renovations.

Van shares his passion for helping homeowners and real estate investors overcome their fears of house renovations/rehabbing, and he loves to be actively involved in helping people reach their goals.

Van Sturgeon is an experienced entrepreneur of over 30 years who has successfully created several businesses in the real estate industry that cover land acquisition, development management, construction, and renovation.

Van personally owns over 1,000 properties across North America and is semi-retired from the day-to-day operations of his businesses.

Timestamps:

0:01 – Get Ready To Be Plugged Into The Money

1:53 – Jay’s New Book: “Where To Get The Money Now”- https://www.JayConner.com/Book

3:14 – Today’s guest: Van Sturgeon

6:12 – Why Van Sturgeon choose real estate.

9:40 – New real estate investors’ biggest challenge while doing their first rehab.

13:20 – How to set up a renovation goal.

15:32 – Importance of having multiple exit strategies

17:02 – Scope of Work in Real Estate

21:38 – Connect with Van Sturgeon – https://www.VanSturgeon.com

22:33 – Best way to find good contractors.

26:17 – As a new real estate investor what percentage deposit up-front should they expect to hear from qualified general contractors?

29:23 – What are the qualities you need to look for in a general contractor?

30:52 – Do you recommend that real estate investors manage their own renovations?

34:20 – Van Sturgeon’s parting message

Private Money Academy Conference:

https://jaysliveevent.com/live/?oprid=&ref=42135

Have you read Jay’s new book: Where to Get The Money Now? It is available FREE (all you pay is the shipping and handling) at https://www.JayConner.com/Book

Free Webinar: http://bit.ly/jaymoneypodcast

Jay Conner is a proven real estate investment leader. Without using his own money or credit, Jay maximizes creative methods to buy and sell properties with profits averaging $64,000 per deal.

What is Real Estate Investing? Live Private Money Academy Conference

https://youtu.be/QyeBbDOF4wo

YouTube Channel

https://www.youtube.com/c/RealEstateInvestingWithJayConner

iTunes:

https://podcasts.apple.com/ca/podcast/private-money-academy-real-estate-investing-jay-conner/id1377723034

Listen to our Podcast:

https://realestateinvestingdeals.mypodcastworld.com/11229/secrets-to-a-successful-home-renovation-with-van-sturgeon-jay-conner-the-private-money-authority

Secrets to a Successful Home Renovation with Van Sturgeon & Jay Conner

Jay Conner:

A seasoned real estate investor, who has over 30 years of experience in the business. And he has successfully created several businesses in the real estate industry that cover land acquisitions, development, management, construction, and big time renovations and rehabbing. As you all know, here in Eastern North Carolina, my wife, Carol Joy, and I have been investing full time since 2003 and in our little area we’ve rehabbed about 450 houses. And to have another expert come here on the show to talk about rehabbing and renovations is very exciting to me.

Personally owns over 1,000 properties all across North America. And of course it won’t surprise you that he’s semi-retired from the day-to-day operations of his business. So he’s passionate about helping homeowners and real estate investors overcome their fears of house renovations and rehabbing. I mean, stop and think about it. If you’ve never rehabbed a house, you probably have got some trepidation and you scratch your head about, “Well, where on the road should I start?” when it comes to rehabbing and such. And my guest also loves to be actively involved in helping people like you reach their goals. He’s been written up all over the place with articles about his expertise. For example, he’s been written up in the Los Angeles Tribune, Yahoo Finance, the Ritz Herald, Belmont Star.

Van Sturgeon:

I was born and raised in Chicago and I spent half of my life over there. And then I moved up to Toronto, Canada, and I spent time over there, as well. So I’m a bit of a mutt, I’m a mixture of a bunch of things.

Jay Conner:

I got you. So where are you living now?

Van Sturgeon:

Well, I spent half my time in Toronto, Canada as well as half of it down in Miami Beach.

Jay Conner:

Okay. So you’re back and forth.

Van Sturgeon:

Yeah, that is correct. I’m not too keen on the winter, on that snow in the winter, all that kind of stuff I saw. I’m like those birds that take off, those Canadian geese. I’m one of them that heads down south.

Jay Conner:

Well, let us jump in. Well, tell us, what got you started in real estate?

Van Sturgeon:

Well my story started, I’m a product of the ’60s and I was born and raised in Chicago, as I mentioned. And my parents, we lived in a one-bedroom apartment with my little brother. And what happened was my parents were trying to save up their money to buy their first home, their dream home. And ultimately what ended up happening was they discovered that the apartment building that they were renting from, had actually gone up for sale. So instead of buying their dream home, they put down their down payment, borrowed a bunch of money from friends and family, and became landlords instead of homeowners. And that’s what got me introduced into multi-family or into real estate. We purchased this apartment building and what happened was in the late ’70s, things kind of turned for the worse, as you know, with interest rates climbing 18, 20%.

The whole Iran hostage situation was occurring at the time. The economy was in the dumps and this building that we had purchased that was fully occupied, all of a sudden we were suffering anywhere between 40-60% vacancy. And so, as a family, we had to do everything we could to try to survive and hold onto that investment. And so we ended up doing everything ourselves, whether it’s painting, plastering, cleaning toilets, and God knows how many toilets I’ve cleaned in my life. Whatever it took to be able to hold onto that building and survive, we did as a family. And so ultimately we were able to get through that early part of the late ’70s, early ’80s. And it was a great investment that my parents made. Eventually, I went off to university and graduated, and I could have gone off to become a lawyer, but I decided that I wanted to get it back into construction and renovation.

That was really my calling. I really enjoyed it. And so I broke the bad news to my parents because they were hoping that their boy would have become that type of cat with the three-piece suit and alligator shoes. I wasn’t a lawyer. I decided I wanted to get into general contractors. So that’s what I did. I opened up my business over there in Chicago and as it slowly but surely over a period of time, I started to grow my business and it was very successful. I was lucky in that I got in at the right time, but, Jay, I kept running into the same cats, so same individuals, these real estate investors who buy properties, renovate them, flip them, buy properties, hold onto them, create a portfolio. And that’s when I started to transition to doing that as well. So I had my general contracting businesses growing and prospering, but also started doing flips and then moved on to actually holding, creating real estate portfolios. So, that’s where I’m at.

Jay Conner:

So with your rehabbing and renovation experience, have you focused over the years more on rehabbing single-family houses or commercial properties such as apartments?

Van Sturgeon:

To be honest with you, I’ve renovated, and I still do through my renovation companies, I also have a restoration company. I do both. I do multi-family all the way down to commercial properties, to single family homes. So yeah, I have diverse experiences. I’ve done, literally, thousands of renovations on residential and commercial, as well. So there isn’t really much I haven’t done in real estate.

Jay Conner:

Gotcha. So I know you can speak from experience when I asked you this question and I know you can speak from observing other people. So, when someone’s a new real estate investor, from your own experience and from other people you’ve observed, what would you say the biggest challenges are when they’re working on their first rehab? And the second part of that question is, where do most people mess up based on your experience?

Van Sturgeon:

Well, there’s a variety of mistakes that I see new real estate investors make in their first purchase. And look, when we’re buying property, we’re not buying these beautiful emeralds or diamonds. We’re buying diamonds on the rough. These are ugly ducklings that, hopefully, we’ve got a great deal on. And ultimately we need to infuse some type of renovation, repair, rehab in it to raise value. And then the ironic part about the whole process is when you take a property, you, literally, gotta decrease the value of the property by ripping it apart, throwing more money into it, to be able to reach back to the very minimum that you purchased it for, but then raise the value. And so through that whole process, there’s a lot of fear and there’s a lot of apprehension that real new real estate investors have because you’re talking about, literally, tens of thousands of dollars being spent.

And there’s a lot of apprehension through the whole process because you’re, literally, tearing things apart. So one of the things that I find that the biggest mistake new real estate investors make is really in not sitting down and actually writing down what their goals are. What is it they’re looking to accomplish with this particular property? You can’t go Willy Wally all over the place on it. You actually have to sit down and write down what it is you’re looking to accomplish. If it’s a rental property, what’s the rental rate you want to get? Do you want to get $800, $1,200 a month? If you’re looking to flip it, how much money are you looking to make out of that flip? You got to write that goal down. And because it is through that goal, that the whole process of planning and managing that renovation rehab is going to flow through that goal. Then the actions that we’re going to take.

The steps that we’re going to take are going to flow through that goal. So once you establish that goal, you have to go out there in the marketplace and validate it. And often I find new these new real estate investors, don’t go out there to really do their due diligence, to find out if they’re looking to rent that apartment out or a house out for $1,200 a month, what is it that’s in the marketplace that they need to create or need to do to their property in order to be able to get that $1,200? Or if they’re looking to flip it, what is it that they need to do? And you got to get out there, you gotta do so. You gotta get out there and you got to knock on doors. You got to look at it and some of you can do it off of the internet, but you also need to go and visit properties to get a sense of what the neighborhood is like, and what is the value needed to put in to your property, or to get to that goal once you’ve been able to do that.

The final thing that I really want to get into with you, Jay, is I find that new real estate investors don’t get into writing a scope of work. And a scope of work in my field where in the commercial side, there isn’t a job that I’ve quoted on that doesn’t have a scope of work written where it details exactly what it is that needs to be done to that property. It specifies the appliances, the coloring, everything that’s associated with that renovation or rehab. On the residential side, very rarely do I come across people actually going through that. So that’s another huge mistake that a lot of new real estate investors make is they don’t go into the minutiae and actually detailing what it is they’re looking for.

Jay Conner:

Yeah. So you mentioned a moment ago setting a renovation goal, in other words, “What is it you want to accomplish with this property?” Do you recommend setting that renovation goal before you go under contract? Before you close? What’s the timeline through the process that the real estate investors should go through the renovation goal or establish the goal?

Van Sturgeon:

Well, both actually. I think that in the process of you trying to determine whether a property is the deal, you got to have a good sense of what’s out there in the marketplace and compare that to what market value is. But once you’ve actually acquired a property, put it on contract, then you really got to fine tune that goal and really make sure that if you’re going into the property, looking to flip it, then you need to actually go out there and validate that with what the numbers are and what is it that you need to do this property in order to be able to get to that dollar value. So if you’re looking to make $40,000 on that flip, well, you got to go out there, figure out what it is that you need to put into this property to get to that $40,000.

Jay Conner:

Yeah. You bring up a really, really good point because with every property, as far as single family properties go, we always have multiple exit strategies that we can choose from, right? So for example, case in point to what you’re talking about, Van, I personally went and looked at a house last night at 6:30 PM after my wife, Carol Joy, and I just flew back in from Ketchikan, Alaska. Time to go look at houses, right? So I went and looked. Well, my contractor had already looked at it, and if I’m going to flip the house and get top retail, it’s going to take almost $30,000. Well, the numbers aren’t going to work to do that. So my other strategy upon looking at the property last night was, “Well, wait a minute. Can I buy it subject to the existing note, using the seller’s mortgage and sell it on a rent-to-own and not touch the house?”

Can I just sell it out on rent-to-own and not do it? And when I went and looked, now I can get the numbers to work. We just got to negotiate with the seller for them to take our offers. So I just wanted to give a little color to what you said. Part of that renovation goal, knowing what’s the exit strategy you want to have, it’s always very helpful in my experience to have backup other exit strategies you can look at instead of just being pigeonholed into one. Like if my only exit strategy is to make this house absolutely drop dead gorgeous and sell it at retail in the multiple listing service, I’m going to miss out on some deals. Would you agree with that?

Van Sturgeon:

Absolutely. And it goes to show you that experience goes a long way. Absolutely. I never go into any property purchase without having multiple exit strategies on that property or whether it’s on the renovation side or whether it’s an actual acquisition itself and how to structure that. Like, there’s situations where I purchased property, where, for whatever reason, I got too far into something. And then I’ve had to transition into actually creating something, some other value. For example, finishing a basement, turning that into an in-law suite where I can rent the basement out and rent the upstairs separately, adding additional rental income. These are the types of things, or if there’s additional land on that property, separately selling that parcel of land, adding value to the whole transaction. Those are the types of things that you’re talking about. And I totally agree. You gotta do that. You gotta have multiple exit strategies.

Jay Conner:

Excellent. Now you mentioned a phrase a moment ago, and you said you wanted to dive into this, and I’m really glad you do, because this is something that, particularly, all new real estate investors that are interested in rehabbing need to hear, and that’s the scope of work. So first of all, Van, tell the audience, what’s the definition of scope of work? Let’s not assume that we’re all speaking the same language. So what is scope of work? What does a scope of work look like? And then after you define it, please tell everyone, how do you go about creating the scope of work?

Van Sturgeon:

A scope of work is an actual document that is created, and in that document, you’ll have pictures, drawings, diagrams, specifications, of exactly what you’re looking to accomplish in this renovation rehab of this property. On the commercial side, typically architects, interior designers, engineers are the ones who create the scope of work, and then it goes out to tender. And then once contractors or trades, people who receive that document, there are specific sections within that scope of work that they read, they digest, and then they submit their quotes and estimates based on that scope of work. On the residential side, that’s hardly ever the case. And in fact, the scope of works that I’ve really seen are really, really checklists from what I’ve seen out there and are not really truly scopes of work that can be and should be used in the process of getting contractors and tradespeople to put their estimates or quotes together and send them to you.

Ultimately, if you don’t have a document, how is it that you expect contractors and tradespeople to be able to price out work associated with your project if you don’t have something in writing? Like, literally, I’ve had conversations with new real estate investors where they’ve gone through the process of contacting 20-some odd contractors and tradespeople and only 3 or 4 show up. And of those 3 or 4 that show up, only 2 or 3 give them quotes or estimates on the work. And the reason for that is that good general contractors, good tradespeople really want something in writing to be able to know exactly what it is that this potential client of theirs wants to accomplish within their property. Nobody wants to get into this whole gray area of trying to figure it out along the way because there’s no money in it.

I, speaking as a general contractor who’s done thousands of renovations, will walk away from people if they don’t know what they’re looking for because I know the name of the game for me to be able to profit the most is to have high turnover. Quickly go into a project, complete it, move on to the next one, move on to the next one, move on to the next one. And by virtue of me being bogged down and having to handhold a person, figure out what it is they’re looking to accomplish in this renovation rehab is not good business for me. So if I see somebody who’s got a scope of work and knows exactly what it is they’re looking for in terms of the renovation rehab of their property, then I’m more inclined to be interested in quoting it and being aggressive on that quote because I want to deal with professional people.

And often a lot of new real estate investors scratch their heads and wonder why it is that these contractors treat people like they don’t call them back or give them quotes. Well, that’s because they’re busy and they want to move. They want to deal with professionals. They don’t want to waste time holding you by the hand and trying to figure things out. So that’s the reason why a lot of people have difficulties, especially with this heated real estate market, they can’t find tradespeople or contractors to quote on their work. So I strongly encourage people to create a scope of work. Now, Jay, you asked me about how to create the scope of work. We don’t have enough time to really get into detail of how to create one, but it’s really you having to go through the process of figuring out what it is that you want to accomplish in the property.

You need to do some due diligence with regards to the types of colors and paints and specifications of appliances. You’ve got to put those in. Also, you got to take photographs, maybe do a little sketches of what it is that you’re looking to accomplish in this renovation rehab. And you put it all together in this document and you create subsections in that document for the electrician, the plumber, painter, whoever it is that you’re looking to have to do work on this property so they can clear the goal to that section. See exactly what it is that they’re looking to accomplish, what you’re looking to accomplish, and they quote on it. And you’ll be amazed at how many tradespeople and contractors will quote or bid on it because all the information is there.

Jay Conner:

I’m excited to have as my guest today, Van Sturgeon, expert renovator and rehabber of thousands and thousands of properties. And if you’re curious about what a scope of work really looks like, my best guess is when you contact Van and his team, they will be able to show you what a scope of work looks like. You can contact Van Sturgeon at www.VanSturgeon.com. Now, Van, once the scope of work is put together, you’re now ready to put it out for bid. I think we got the cart before the horse. It’s been my experience. It’s always best to have some relationships in place, or at least some contacts in place, instead of me now having a scope of work. And now I’m running around, where in the world am I going to submit this to? Right? So, at whatever point in the process, what is the best way to go find good contractors that you want to submit your scopes of work to?

Van Sturgeon:

Well, I’m pretty sure that you would tell folks the same thing I’m going to tell you that before you get to roll in on this, you’ve already created sort of your power team within the areas that you’re concentrating in. And in finding properties, doing investments, you have relationships with real estate brokers, mortgage brokers, insurance brokers, all those types of people that you need to have on your team. And it’s amazing once you have those relationships with those people, they will provide you with references of people that they’ve done work with in the past. Also, Jay, you know, we got these beautiful things called REIA, these real estate investors associations, a lot of great people in them. If I came across you, I’m pretty sure that if I have chatted you up and had a conversation with you, you would love to be able to share your wisdom and experience that you’ve had for over so many years.

Just like how I would. And so these are great opportunities for new real estate investors, really to educate themselves and really create relationships with people who know something, to join these associations. There’s Facebook groups, there’s a lot of places where birds of the same feather flock together and go into these places and create relationships. And also at the same time you will learn, “Hey, I need an electrician. Do you have anybody?” “Oh, I’m running into a snag here with a plumber. And he’s telling me to do this. What do you think?” And those are the areas. That’s where I would start. I would never go to my local home improvement center and stand out there and try to write down cell phone numbers or find people that way.

That’s just the wrong way to go. The only way for you to be able to do that is if you’re a seasoned veteran, if you’re an expert, you know exactly what you’re doing. Like, surely, I could pick out people like that. And then, immediately, I could put them on a job site and determine whether they know what they’re doing or not know what they’re doing. But if you’re not at that stage yet, you cannot go down that road. You really should focus your efforts on finding bonafide individuals that will handle the work. And you’ll have less problems going in that direction.

Jay Conner:

Absolutely. Back to the scope of work for a second there, Van. When you get a bid from a contractor, do you require the general contractor to line item their bid? Or are you satisfied with a bottom line?

Van Sturgeon:

Well, if I have a detailed scope of work, I’m fine with them just giving me a line item. Ultimately, what I tell people is that I would love to have a general contractor, tradespeople, include all of their material, and the price, just give me the bottom line. I don’t want to get into running out to buy a pail of paint for people or a box of tile that they’re running short on. It’s amazing when they look after the material, when they bring it onsite, how you’re able to see how efficient they are, and you don’t see things all over a place loosey goosey when they’re paying for it. So when starting out, that’s what I recommend. Once you become experienced and seasoned, then you can turn things around and maybe you might supply material for your contractor, tradespeople. But in the early stages, when you’re starting off, I strongly suggest you just get the bottom line. You have a detailed scope of work, which is included as part of the quote and contract that exists with your contractor, tradesperson, and then you get a bottom line number. And that’s all, move on

Jay Conner:

When you’re brand new as a real estate investor, what percentage deposit upfront should they expect to hear from qualified general contractors, say for their first deal or two?

Van Sturgeon:

I get this question asked often. And what I suggest to people is try to minimize that dollar amount, as least amount as possible. And as far as if that money is going towards purchase of materials, I would even go to the extent of purchasing the materials and having that under my name, somehow structured in that way. Legally, you want to do that because then you retain ownership of the materials instead of in the ownership of that general contractor, tradesperson. But I try to minimize the amount of money put down, and I understand that there’s been an ongoing trend especially now because of this real estate market, how heated it is and everybody’s running, running, running, that more and more people are looking for deposits, especially these tradespeople and contractors.

But I try to minimize that dollar amount. In fact, not give any. Like when you walk into McDonald’s, you’re going to give your $10 over to purchase that hamburger. And you step aside and wait for it to be made. But none of these guys are McDonald’s. So this whole notion that me paying upfront for these contractors, tradespeople to reserve them, or for them to go to my job is something that I try to avoid as much as I can. I encourage people to avoid it as best they can. They don’t need to get 50%. I’ve heard some outrageous sums of money, 50, 80% upfront. And that’s not the way to do business because guess what? You’ve lost control, Jay, you’ve lost control when you’ve overpaid your contractor, tradesperson, you’ve lost control because then they can jerk you around.

They can go now. They started your job and they got another job that they got to run off to. They’re going to go run off to that one. And they’ll tell you, they’ll be there. They’ll be back at your place in a couple of days. It turns into being a couple of weeks and who’s paying for that? But you’ve already paid them. So they got you in a headlock and you got no wiggle room. If I got them coming to me every week or 2 weeks with an invoice to pay them, trust me, I got control. They’re going to show up on my job site. They’re going to finish their work. And then they’re going to go take advantage of somebody else’s good graces, but they’re not gonna do that with me. So that’s part of the seasoning and the experience that you and I have, fortunately. You can’t buy that in a book. You can’t download a YouTube video and watch it. These are the types of things that I can tell you, thousands of stories that I’ve come across these situations where it’s just experience.

Jay Conner:

Absolutely. When you talk about maintaining control, one way that I learned the hard way years ago is I never write that final check to the general contractor, that final draw, until my realtor, who’s going to be selling that house, does a walk through and does their punch lists. Then we get the final punch list, and then we pay that final check. So speaking of these contractors, Van, what should real estate investors do to make sure that the contractors they’re working with are qualified and what are the qualities that you want to look for in a contractor?

Van Sturgeon:

Well, obviously, when you come across a contractor or a tradesperson, hopefully you’ve got them from references that you’ve received from people that you trust. But even in those situations, you still need to go out there and you need to do your due diligence. You need to go visit the job sites, if they have a current job site that they’re working on, go and find out what their condition is. And also, hopefully you can get a hold of that principal, or the person who they’re doing work for to find out how this tradesperson, contractor are. Are they showing up all the time? Are they happy with the service that they’re being provided? And that’s where you really need to start to figure out whether this is an individual that you want to do business with, or you don’t. It is a process where once you’ve been able to find those contractors and tradesperson that you want to do business with, then ultimately the process of trying to manage them is easy. Because if you have a scope of work in place and you know the details associated with what everybody’s supposed to do, then you can then create a flow chart and create when it is that they’re supposed to arrive and not arrive. And it flows beautifully. I don’t know if I’ve answered your question.

Jay Conner:

Sure. So do you recommend that real estate investors manage their own renovation? And if so, how do they go about doing that if they’ve got a general contractor hired?

Van Sturgeon:

Well, I’m going to suggest that people don’t hire a general contractor. And in fact, I suggest that they plan and manage their own renovation without a general contractor and think of saving between 30 to 50% on the whole total renovation rehab budget. Like, if you follow the step-by-step process that I’ve just sort of touched on right now with you, you don’t need a general contractor, you can handle this all on your own. It’s just a matter of knowing how to plan and manage it. And there’s tens of thousand dollars that you can save. And with you starting off as a new real estate investor, I think you need to go down that road and do it yourself because, not physically do the work, Jay, I’m not suggesting that at all, but hiring the right plumber, the electrician, the painter directly, you eliminate the general contractor acting as a middleman, and you’re dealing directly with these folks and you get the best bang for your buck. And listen, at the end of the day, Jay, you gotta have that skill set just as, as important it is to find a great deal.

It’s also really great to be able to plan and manage your own renovation and minimize the rental budget as least amount as possible because that’s more money in your pocket. And if you don’t have that skill set, it’s a problem. Because guess what? Tomorrow you’re going to get a phone call and it says, “Hey, there’s a great deal on this property.” You get over there and you know these properties we’re looking at are ugly ducklings. And if you don’t have a semblance or an understanding of what it is, what kind of work you need to do in that property, how are you going to be in a position to be able to snap that deal up? You got to call up your contractor friend, you’re going to call up your property inspector to come over there? By the time they show up, that property is long gone. So you need to have the skillset. If you’re going to be a successful real estate investor, be able to walk in, determine exactly what it is you need to do, what the value is, how long it’s going to take and bang that, and then make a decision whether you want to buy that property or not.

Jay Conner:

Yeah. When I started out back in 2003, that year we only rehabbed 3 houses our first year into it. From 2003 up until just a few years ago, I’ve just been working with 2 different crew leaders managing my own renovations through my project managers. But then a few years ago here in North Carolina, and I’m sure this varies from state to state, here in North Carolina, if a rehab is going to cost $30,000 or more, and it’s not your primary residence, they will lock you up if you don’t have a general contractor. Ask me how I know. But, anyway, so I do both. Adhering to the law here in North Carolina. And again, I know it varies from state to state, 30,000 or more, you got to have a general contractor involved, overseeing all that work. Under 30,000, you can use your own crews. But what I love about your advice, Van, is whether you’re using general contractors or not, you need to know what those line item costs are by the tradesman. If you’re getting plumbing done, what’s that? If you’re getting your paint done, what’s that? Exterior paint, what’s that? LVP flooring, what’s that? Otherwise, you’re going to be taken to the cleaners. Van, wow! It’s been exciting to have you here on the show, parting comments to the audience.

Van Sturgeon:

Well, I really appreciate the time that you’ve given me. And hopefully if there’s folks that will learn something about what I’ve been preaching, if they want to learn more about myself and the process of planning and managing a successful renovation rehab, I encourage them to go over to my website at VanSturgeon.com. I’ve got a bunch of information there from articles I’ve written, podcasts I’ve been on, and also got a free training video. That’s on my website where people can watch to be able to give them a good idea and understand what it is that they need to do to plan and manage a successful renovation rehab, whether they use a general contractor or not. It really is a good process to really understand and to be able to really navigate the trouble, the difficult waters that everybody goes through when they purchase their first or second property. And they got to do a substantial renovation rehab to it.

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