Time is running out. A letter “2005 Assessment Notices” from Turner Drake. Reprinted by kind permission of Mike Turner.
Turner drake
& partners
Real Estate Counsellors, Brokers & Valuers

21 January 2005

Dear Tim,

Re: 2005 Assessment Notices – Nova Scotia

We refer to our letter of the 10^th January 2005 (PDF DOWNLOAD) wherein we gave you some decision rules to help in deciding whether you should appeal your assessment. You now have less than 10 days left in which to appeal. The basis for your real estate assessment is the market value of your property on the 1^st January 2003 (the base date). However even if your assessment is less than its market value on the base date, you may still have grounds on which to mount a successful appeal. Your property may be unfairly assessed because of errors in the tax assessor’s methodology or computations, or because the physical state of your property has changed. Most of the Province of Nova Scotia assessors are open to reasoned argument. They are willing to amend assessments, provided that we can demonstrate that the assessments are incorrect. Assessment is a mass appraisal process and frankly the assessors have an impossible job given their time and manpower constraints. We have identified 17 key fields in the assessment process that assessors everywhere routinely miscalculate, misinterpret or miss altogether.

If you have concerns about your assessment you should file a protective appeal utilising the following wording:

“The assessment is excessive, unfair, not uniform with other assessments, and any other grounds that may appear”.

If you wish to appoint us as your agent, please so state on your Notice of Appeal, then fax us (1-902-429-1891) a copy of your Notice of Appeal. (If you prefer, we will be glad to file the appeal for you). Before doing so, please do not hesitate to call Tom Mills , Giselle Kakamousias or Mike Turner , at 1-800-567-3033 for an estimate of the cost of proceeding with Stage 1 (the Assessment Audit).

We will need the approximate gross floor area of the buildings on your property in order to prepare the estimate. Irrespective of whether you call us, we will not undertake any work until you know what it will cost and have given us your authorisation to proceed. Once we have your authority to do so we will set in motion Stage 1 of the following process:

Stage 1 – Assessment Audit

We review the assessment and compare it with other assessments and the costing systems employed by the Assessor. We report to you by letter detailing our estimate of the correct assessment, the potential tax savings, recommended course of action, probability of success and associated cost.

The recommended course of action will usually be (1) negotiation with the Assessor, or (2) abandonment of the appeal. We will not undertake frivolous appeals. We achieve tax savings with virtually every appeal we undertake because the assessors recognise that we do not get involved unless there are genuine grounds for questioning the assessment.

Stage 2 – Negotiation

If you wish us to proceed with the appeal we will open negotiations with the Assessor. It is our experience that over 75% of all appeals in Nova Scotia can be settled by negotiation. However, if we are unable to reach a satisfactory settlement we report back to you by letter detailing our recommended course of action, the probability of its success and the associated cost.

The recommended course of action will usually be either, (1) proceed to the Appeal Board or, (2) abandonment of the appeal.

Stage 3 – Appeal Court

We will appear on your behalf to present your case before the Appeal Board.

The decision whether to proceed to each stage rests entirely with you: the potential tax savings and the probability of achieving them have to be weighed against the cost involved.

There is some danger in appealing a property which is underassessed since it leaves the opportunity open for an unscrupulous assessor to increase the assessment. In order to minimise this risk, you should notify us as soon as you file the Notice of Appeal so that we can commence our assessment audit without delay.

Please do not attempt to negotiate a reduction in assessment yourself before approaching us to do it for you. It makes it doubly difficult, raises the cost and reduces your chance of getting the tax savings you deserve. We are most successful with those cases where we are involved at the outset. We also find that clients who have successfully appealed their assessments in the past … have invariably left money on the table.

If you have any questions regarding this letter, or your assessment, Tom , Giselle or I will be glad to help you. Please give one of us a call at 1-800-567-3033 (Halifax/Dartmouth 429-1811).

Yours very truly,

TURNER DRAKE & PARTNERS LTD.

MICHAEL S. TURNER
President

EMAIL Tim Harris with a comment

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Catherine D.A. Watson a top Real Estate lawyer for Boyne Clarke in Halifax has kindly contributed an article on the new Land Registration Act that is coming to Lunenburg County on March 1, 2005.

What does it mean to you?

• A better system of land registration.
• More costs to the property owner in the transition period to convert their titles to the new system.
• More time required for each transaction during the transition period.
When will these changes start to impact on you?

• The Land Registration Act is rolling out by county; coming to Lunenburg County on March 1, 2005.
• To see when your county will be impacted go to http://www.gov.ns.ca/snsmr/property/default.asp?mn=282.46.71.84.

To find out more about the benefits, costs, and to read the full article on this subject, just click “EXPAND THIS POST”

What Is The LRA?

• The Land Registration Act (hereinafter called “LRA”) is a piece of provincial legislation that will convert all parcels of land in the province to a system that features;

• A guarantee of the basic ownership of registered parcels; and
• Electronic access to parcel information & other electronic functions

What will be different? (The following are some of the benefits of the new system)

• No need to search behind registered owner. This means that there will no longer be any need to do a full forty-year search of title to a property. The state of ownership and encumbrances will be fully disclosed by a simple on-line search. Consequently, each property owner will save the cost of a full search, which pre-LRA had to be performed whenever a property changed hands at a cost of several hundred dollars each time.
• All information stored by a Property Identification Number and not by owner’s name.
• All information in regard to property stored online except for new judgments and overriding interests such as municipal restrictions and taxes.
• Ownership of a parcel of land is guaranteed. In other words, if the information shown in the on-line search is incorrect, the Province and the Nova Scotia Barristers’ Society share the liability for this; the property owner, purchaser, or lender will not bear any of the costs of any such error.
•. All searching will be done quickly and efficiently online

When do we have to convert? (Triggers & Exemptions)

Triggers ( (when you have to convert your property)

• Transfer for value. All purchases/sales fall into this category.
•. Mortgages – including amendments & assumptions. For example, if you are simply renewing your existing mortgage with no changes to the terms you will not have to convert. But if you are renewing and borrowing a greater amount of money, or refinancing altogether, you will have to convert.
• Non-family subdivisions of 3+ lots. You can subdivide a property into up to 3 lots (including the parent parcel) without having to convert.
• Court orders. This would include a situation where a court ordered that title was vested in a certain person, or any other court order the effectively changed title.
• New condo corporations.

Exemptions (when you don’t have to convert your property)

• Gifts & Bequests. You will not have to convert if you are transferring property purely as a gift to another person. Nor will conversion be necessary if a property is left to a specific beneficiary in a Will.
• Family subdivisions. If you are subdividing for the sole purpose of transferring property to family members without any consideration (money) changing hands, you will not have to convert.
• Inter-spousal transfers. Transfers between persons married to each other are always exempt.
• NSFLB transfers.
• Deeds that correct a gap in title.

What exactly is a “conversion”, and why do I care if I have to do it?

• A conversion is the process of moving a parcel from the old system to the new Land Registry System
• A conversion is performed by your lawyer, and costs money. Our firm charges $750.00 plus HST, which is inclusive of all fees, disbursements, and taxes.
• This cost is borne by the property owner in addition to the cost of the fees for the sale or refinance, as the case may be.
• The cost of the conversion is an amount paid to your lawyer for the fees and disbursements involved in undertaking the last full forty-year search, and for guaranteeing to the government the state of title of your parcel. In many cases certain issues will have to be cleaned up or corrected prior to such a guarantee being made.
• A straightforward conversion can take up to ten days; a complicated conversion can take longer. These time frames have to be worked into the time frame of your transaction. It is no longer possible to guarantee a very quick closing.
• The practice has evolved that is it the vendor, or the owner of the property, who will bear this cost.

What are the benefits

• Once all properties are converted, we will all benefit from a better, more efficient, land registry system.
• These advances will bring our system in line with those in most of the rest of Canada.
• The new system will be less costly for all, and transactions will be able to close very swiftly.
Want to know more?

Go to www.gov.ns.ca/snsmr/property/registry.
Or call your real estate lawyer.

Catherine D.A. Watson
Boyne Clarke, Barristers & Solicitors
(902) 469-9500

cwatson@boyneclarke.ns.ca
boyneclarke.ns.ca

For the FULL SCHEDULE CLICK HERE
http://www.gov.ns.ca/snsmr/property/default.asp?mn=282.46.71.84

EMAIL Tim Harris with a comment

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In Nova Scotia, we have our own home stagers in Metro Halifax. Amie Walton recently obtained her ASP (Accredited Staging Professionals ) designation.
There seems to be the right time for everything and it nows seems to be the right time for Home Staging. A brief description. Unlike decorating, Staging is a series of researched, proven techniques that increase the sales potential of a property by making it appeal not to the current owner-but to the potential buyer. Staging works by minimizing items that can distract a buyer and creating an environment where buyers can easily imagine themselves living in the home.

No longer do you have to rely on your Realtor to help you get your home ready for the market. Realtors have expertise, but it is usually in the marketing of your home, not expert interior reorganization. Sure a Realtor can show you the obvious, like get rid of the clutter, replace the worn-out kitchen vinyl floor, or get the kids toys picked up. But really, there is more to preparing a home for sale than that.

In my experience as a Realtor, I had many people ask me my opinion on what they should do to “spruce up” their home for a sale. I would give them my take on things and in many circumstances my suggestions were ignored or just not doable within their budget or abilities. Home Stagers have been trained to access the whole package your home presents to the buying public and tailors a makeover to suit you and your budget.

What I like about the presence of Home Stagers is the fact if my client is going to pay for the expertise of a Home Stager, they are showing motivation in selling their home and most certainly take the advise of a professional Home Stager, rather than my rag tag ideas.

Home Staging seems to have originated out of California in the 70′s and has gathered a lot of momentum, with Accredited Staging® Professional™ designations affiliated with what seems to be a very organized North American association called StagedHomes® with web sites in the US and Canada.

The StagedHomes® web site offers pages of tips and Lori Matzke of Centerstagehome.com offers up some printable tips page .

Also there are a number of articles written lately on Home Staging. A US article “Home Staging Equals Quick Sale” by Jerry Fowler, gives a good review of the US market and Sharon Dunn has written a very recent article (Jan 15, 2004) “‘Stage’ home for quick sale “. In the article Sharon states “Christine Rae ,[Ontario] Canada’s regional director for stagedhomes.com , and owner of decoratingsolutions.ca , puts it this way: “Decorating is personalizing a home, usually you have a budget to work with, and you add things to the home. Staging is just the opposite — you’re taking things away, depersonalizing, so a buyer can see the space. It’s about selling the space, not decorating it.” As for costs Christine, who is located in St. Catherines, Ontario, says “Staging a 2,400-square-foot home would take, on average, five hours, and at a rate of about $75 an hour, would cost the homeowner some $375. But prices vary in areas and services requested. Best to check with your local home stager, they are happy to quote there rates, by the hour or flat fee, depending on the work required.

An American web site offer advise also on Home Staging, RealEstateABC.com ” “Home staging” is not a new term, but for many homeowners and real estate agents the concept of “professional home staging” is shedding new light on how to promote a home in the real estate marketplace. In past years, homeowners were left to their own discretion as far as preparing for home showings. Though they could occasionally rely on an agent for instructions, more often than not real estate agents were just as perplexed at working out the details as the homeowner. While agents are experts in the field of selling and closing, many are not design savvy. Agents usually know exactly what factors can help sell a home. It’s just not always easy to get a home into selling condition in a timely manner without some sort of experienced assistance.
Professional home stagers are practiced in the art of preparing a home for resale. They work with the “flow” of a home, eliminate clutter, edit and arrange furniture, and even assist in enhancing curb-appeal. With the aid of a professional home stager, your house can make a notable first impression on potential homebuyers.“

In Nova Scotia, we have our own home stager in Metro Halifax. Amie Walton recently obtained her ASP (Accredited Staging Professionals ) designation. I have met Amie professionally several times and I am always very impressed with her energy and ideas. Amie already has a web site called Xstreamstaging and burgeoning career as a home stager. Amie offers up her own staging TIPS page “Top ten reasons why staging is important to selling your property! ” and the balance of her web site explains in detail all her services. Amie’s consultation price is based on square footage of the home plus the surrounding property, starting at a minimum of $200. Well worth the investment in selling your home.

ANd for you “do-it-yourselfers” there is a downloadable book out there “The Art of Home Staging (e-book)”

If you are not convinced that Home Staging is right for your home, have a look at these before and after pictures I lifted off Stagedhomes.com.

BEFORE

AFTER

STAGING TIPS from the Staged Homes web site

Try looking at your house “THROUGH THE BUYER’S EYES” as though you’ve never seen it or been there before. Any time or money invested on the following will bring back more money in return, and hopefully a faster sale.

INSIDE:
1. Clear all unnecessary objects from furniture throughout the house. Keep decorative objects on the furniture restricted to groups of 1, 3, or 5 items.
2. Clear all unnecessary objects from the kitchen countertops. If it hasn’t been used for three months… put it away! Clear refrigerator fronts of messages, pictures, etc. (A sparse kitchen helps the buyer mentally move their own things into your kitchen.)
3. In the bathroom, remove any unnecessary items from countertops, tubs, shower stalls and commode tops. Keep only your most needed cosmetics, brushes, perfumes etc., in one small group on the counter. Coordinate towels to one or two colors only.
4. Rearrange or remove some of the furniture if necessary. As owners, many times we have too much furniture in a room. This is wonderful for our own personal enjoyment, but when it comes to selling we need to thin out as much as possible to make rooms appear larger.
5. Take down or rearrange certain pictures or objects on walls. Patch and paint if necessary.
6. Review the inside of the house room by room, and
1. Paint any room needing paint.
2. Clean carpets or drapes that need it.
3. Clean windows.
7. If you need room to store extra possessions use the garage or rent a storage unit.
8. Leave on certain lights during the day. During “showings” turn on all lights and lamps.
9. Have stereo FM on during the day for all viewings.

OUTSIDE:

1. Go around the perimeter of the house and move all garbage cans, discarded wood scraps, extra building materials, etc., into the garage.
2. Check gutters for roof moss and dry rot. Make sure they are swept and cleaned.
3. Look at all plants… prune bushes and trees. Keep plants from blocking windows. “YOU CAN’T SELL A HOUSE IF YOU CAN’T SEE IT.” Plants are like children — they grow so fast!!
4. Weed and then mulch all planting areas. Keep lawn freshly cut and fertilized. Remove and dead plants or shrubs.
5. Clear patios or decks of all small items. such as small planters, flower pots, charcoal, barbecues, toys. etc. (Put them in the garage or a storage unit.)
6. Check paint condition of the house — especially the front door and trim. “CURB APPEAL REALLY WORKS!”

That’s it

T.H.

EMAIL Tim Harris with a comment

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A reader comments, corrects and adds the Golden Rules of Asbestos.
A reader (name withheld by request) comments on my asbestos posting “Asbestos and Your House ” of Jan 10.

——————————-
A Reader Comments
——————————-

Tim, 
Having some authority with your customer group and amongst your realtor colleagues  it is very important that you emphasis that there are a number of golden rules about asbestos.

1) DON’T DISTURB IT.

2) DON’T REMOVE IT YOURSELF.

3) Have a licensed professional TEST the substance.

4) Have a licensed professional remove the asbestos under controlled conditions.

5) Asbestos cannot be analysed just by looking at it. If a contractor/realtor or anyone else says they can tell you if a substance is asbestos by sight alone, fire them immediately. Find a professional who knows what they are talking about.

6) If asbestos is even a slight possibility  - GET A PROFESSIONAL TEST.

As far as recommendations go this is a difficult area. There is widespread misunderstanding regarding the nature of asbestos risks and how  the presence of asbestos should be handled even amonst those who say they are qualified to give advise in this area.  One company who I would recommended is Pinchin LeBlanc in Halifax. They do an excellent job in analysis and advice in my experience. I have examples of incidents locally where serious mistakes have been made concerning asbestos. This is a very difficult area for the average homeowner to find knowledgable and responsible professionals. The advise always has to be if asbestos is even suspected, get the substance tested by professionals.
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end of comment
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Post Script

I have done some further research and found a few web sites that may expand this topic even further. The first site is called “Asbestos Trouble ” it has a number of pages, some on how to identify asbestos, where to find a DIY tester. Another site is “Ineed2Know.org ” and lastly “Bambooweb “. All of these sites seem to be quite informative on the topic of asbestos.

As for asbestos removers in Nova Scotia: here is a web site of contractor in Yarmouth Co. -WoodCock Construction and to save space and time here is a Yellow Pages directory of asbestos removers in the province.

T.H.

EMAIL Tim Harris with a comment

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It is 2:30 in the afternoon and the Tancook Island ferry is making it’s 3rd run of the day into Chester.

Great (Big) and Little Tancook Islands sit 5 miles away from Chester and is serviced by the ferry on route between the two islands and Chester everyday.

I am just learning how to capture streaming video from one of our Tradewinds web cams. This camera one is mounted outdoors 30 feet above our office roof in Chester!

The date is January 19, 2005 and the outside temperature is -10°c. We have a foot of snow on the ground and another storm tomorrow.

EMAIL Tim Harris with a comment

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Toronto looks to be well served by a Fraser Beach, the Broker for Select Plan Real Estate Inc. through his web log.
Like it or not, web logs are catching on. In a recent survey I conducted (actually, still running till Jan 23) one of the first comments was “the weblog is worthless”. I’m not sure why they left that comment. I have received several nice comments and encouragement from others. In any event we will soldier on.
(more…)

The real news the setting up of U.S. customs preclearance in Halifax. Then we will see the US carriers coming our way. That will be good news for Tourism and our real estate market! Cross your fingers an airtpot spokeperson says it should be available by the summer of 2006.
In another article in the Halifax Herald published on Tuesday January 11, Roger Taylor (full article not available) reports news from the Halifax International Airport Authority that they are making a big push “to encourage European carries to offer non-stop flights to Halifax from various centres”.

Some of the players may be Canadian Affair, a travel agency in England utilizing Thomas Cook Airlines . Some of the peak summer carriers already coming into Halifax are Zoom and out of Frankfurt, Condor also flies the summer peak season. Rumor has it that Air Transat will open a couple of routes to two German destinations this season.

The think the above news on more European flights is nice, but I figure the bloom is off the rose for Atlantic Canada and the Europeans, However I believe the emerging market is the U.K. I expect to see a lot of action from that part of the world soon.

The real news is the setting up of U.S. customs pre-clearance in Halifax. Then we will see the US carriers coming our way. That will be good news for Tourism and our real estate market! Cross your fingers, an airport spokesperson says it should be available by the summer of 2006.

We already have a few carries making US destinations from Halifax. American Eagle does Halifax to New York’s JFK, Delta offers up flights to Boston, Continental flies from Halifax into Newark, N.J, and a Canadian carrier Jazz does Boston too.

Hopefully with customs pre-clearance Delta will reopen its Washington-Halifax flight cancelled after 911. I believe that flight is sorely missed by a number of people, many of my clients included.

Hey here is something I didn’t know existed. Halifax International Airport flight arrivals and departures online . Pretty slick!

And something I knew but forgot all about is the actual live virtual flight maps of arriving aircraft into Halifax. Super slick!!

T.H.

EMAIL Tim Harris with a comment

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“As property tax is the product of assessment and tax rate, the higher assessments mean higher tax bills unless municipalities drop tax rates.”
I’m sure everyone in Nova Scotia is anxiously awaiting the new tax assessments for 2005. Apparently the South West Region slips are in the mail and if you care to go on-line you can check your new assessment at the Nova Scotia Government web site “Assessments Online ” NOTE: Disregard the the SIGN-IN, click on the PROPERTY SEARCH button.

Just have your AAN (Assessment Account Number) number ready, which you can find at the top right of your last assessment or tax bill.

The Chester assessments are going to be interesting. Many people thought their assessments jumped last year, well I have news for you, expect some surprises this year too. The Assessment Office says the assessments are up overall by 6.6% and the South SHore is up 8.7%. But the worst hit is Halifax with a 10% increase in assessments.

I have did some quick searches and found a few waterfront homes in the village up by 20%.

In an article written by David Jackson in todays Chronicle Herald, a Halifax Publication. “Rising Property Assessments May Hike Tax Bill” [It is a subscription only web site, so I will quote some of the article here.

"Total assessment in the province is up 6.6 per cent to $53 billion this year. On Monday, the Municipal Relations Department mailed more than 560,000 assessment notices to Nova Scotia property owners. The 32,000 people who applied for the new assessment cap on residential property will get their notices next month. That's only half the number of people who were eligible for the cap. The increased provincial assessment is a combination of growth and the market, said assessment services spokeswoman Debi Karrel, the acting director of operations. "It is provincewide and it's no surprise," she said. "It's not just metro and it's not just the South Shore."

"Halifax Regional Municipality experienced a 10 per cent increase in residential assessment, to $18.6 billion. The commercial side increased 4.8 per cent to $6.9 billion."

"The southern region - Lunenburg, Queens, Shelburne and Yarmouth counties and the District of Clare - underwent an 8.7 per cent jump in residential assessment to $5.3 billion. Commercial assessment increased 5.9 per cent to $1.5 billion."

"As property tax is the product of assessment and tax rate, the higher assessments mean higher tax bills unless municipalities drop tax rates."

"In the area from West Hants to Digby, residential was up 4.2 per cent to $4.4 billion, and commercial increased 2.6 per cent to $1.47 billion."

"The northern region - East Hants to Amherst and Pictou County - got a 3.9 per cent bump in residential assessment to $5.3 billion, and commercial rose 2.9 per cent to $2 billion."

"The eastern region - Antigonish and Guysborough counties, and all of Cape Breton - saw a 4.2 per cent increase in residential assessment to $5.1 billion and a 3.3 per cent increase in commercial to $2.5 billion."

"In Cape Breton Regional Municipality, there was about a two per cent increase in both residential and commercial assessments, up slightly from recent years, Ms. Karrel said."

A PDF of the Chronicle article is available here.

Rising property assessments may hike tax bills.pdf

EMAIL Tim Harris with a comment

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AmeriSpec home inspection service has a nice report prepared on their web page adddressing the asbestos situation found in our homes.
While not a common insulator anymore, Asbestos does have its legacy. Particularly in our older homes found throughout Nova Scotia.

Luckily it is not the problem you may perceive it to be. AmeriSpec home inspection service has a nice report prepared on their web page addressing the asbestos situation found in our homes.
(more…)

All our salespeople have an iMac and utilize only three software products, (1) a web browser:IE, Netscape or Safari, (2) email: either browser based, Eudora or Outlook and (3) usually some sort of camera/image software to manage their digital camera.
I was taking stock of the technology I use or Tradewinds uses in the run of a week. Considering 5 years ago the internet was still a bit of a curiosity, the fax machine was the most important piece of equipment in our office and we still sent letters in the mail. Now technology has turned office procedures on it’s head.

We are now a “TTI company”. ( total technology integration). One Thurdsays at noon we publish a weekly update of all our new listings we have been process in the past 7 days. With a keystroke we send our electronic newsletter to over 2,000 clients that receive it almost instantly. For the whole process we utilize only 3 peices of software, our proprietary database, an image processor (Photoshop) and a bulk mail list server. Behind that all our images come from our agents as digital pictures emailed into our data processing department with many of the property data sheets submitted in PDF format. We are now virtually paperless. All sales and listing files are scanned into PDF documents and placed on our corporate intranet site iTradewindsrealty.com.

All our salespeople have an iMac and utilize only three software products, (1) a web browser:IE, Netscape or Safari, (2) email: either browser based, Eudora or Outlook and (3) usually some sort of camera/image software to manage their digital camera. Its quite simple. Oh, maybe Microsoft WORD processing, but usually email suffices for written communication.

On a Broker level I utilize the 3 applications above but I am a power user and usually have 2 – 3 web browsers open. I use Safari for my Gmail (GoogleMail), Firefox for news display and Opera for searching. For blogging I use iBlog . Along with iBlog I use iTunes , iPhoto and iMovie. I read a lot of PDF documents, so Acrobat Pro is usually open. For special eye-catching presentations I use InDesign . WORD is always open as I use it a lot. I have used Entourage for the past 3 years but since I have switched to Gmail I only use Entourage for a client base and scheduling, I am switching to Now Up To Date/Contact to be able to open a shared calendar and client base with my partner. That will cut down a lot of time we spend syncing our busy schedules, between, basketball games, skiing, my MBA program schedule (Class of 2005) and of all silly things, our actual work and appointment schedule.

That is about all the technology I can handle at the moment and still make a living!!

T.H.

EMAIL Tim Harris with a comment

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