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kitchen

Is my Brampton basement apartment legal?

January 5, 2010 · 2 comments

Brampton Basement Apartment

This is probably the most popular topic of conversation on my blog, as well as the most asked about topic in my emails.  Hopefully the information I provide below will be clear, concise, and answer all your questions as thoroughly as possible.  If you haven’t already done so, please read my previous article on basement apartments in Brampton.

I’m confused.  What is the definition of a basement apartment according to the city?

A basement apartment is a self-contained apartment consisting of a room or rooms in a single or semi-detached house. A basement apartment may be in any part of the house, not necessarily in the basement. Some people call these apartments granny flats, nanny suites, accessory apartments and second suites. The City’s bylaw refers to them as “residential units.”

A self-contained apartment must have a separate means of entry (which may be through another unit), a kitchen (or cooking area) and bathroom facilities. A self-contained apartment may be as small as a single room that contains all of these features.

–> However, if you rent a room in a house or a flat with a shared entrance, kitchen and bathroom facilities, this bylaw does not apply to you. <–

Who enforces these by-laws?  Is this Ontario-wide or does this only apply to Brampton?

In 1994, the Government of Ontario proclaimed Bill 120, which permitted second units in houses. The bill permitted the units, despite Brampton’s municipal zoning bylaws, if the units met health and fire safety standards.

On November 16, 1995, the Government of Ontario introduced Bill 20, restoring to municipalities the right to outlaw basement apartments. Bill 20 became effective on May 22, 1996.

Bill 20 prohibits new apartments in houses after May 22, 1996. The bill allowed homeowners to keep apartments in houses that tenants or other residents occupied on or before November 16, 1995 – if they conform to the requirements of the original Bill 20. It also allowed apartments that homeowners built between November 16, 1995 and May 22, 1996 if the City issued a building permit.

So if my house has a basement apartment, how do I know if it’s legal or not?

If you purchase a home in Brampton and the basement apartment was built after November 16, 1995, it is illegal. The only legal basement apartments in Brampton had to have been built prior to that date, and have had to been registered with the city before January 31, 2006 and/or have legal non-conforming status.

A single or semi-detached registered home can only have one basement apartment. Homes that have been subdivided into more than two units are strictly prohibited unless the property has been specifically zoned to permit multiple units. It is extremely rare to find a house that has been zoned as a triplex!

Can I legally convert vacant space in my home into a basement apartment?

NO! The City Of Brampton states:

More than one dwelling unit is not permitted and is not safe.  The property must be returned to a One Dwelling Unit house regardless of who is occupying the additional dwelling unit.

Definition of dwelling unit as per 1994 Ontario Building Code “Dwelling Unit means a suite operated as a housekeeping unit, used or intended to be used as a domicile by one or more persons and usually containing cooking, eating, living, sleeping, and sanitary facilities”.

The property shall be converted back to a one dwelling unit house by completing ALL of the following:

  1. All tenants/occupants must be removed from one of the dwelling units, and
  2. The locks separating the units shall be removed and replaced with passage sets, and
  3. Owners must sign the “One Unit Dwelling Declaration” located at the back of this package and provide to the Fire Prevention Officer, and
  4. Ontario Fire Code Division B, 2.13.2.1. requires operating smoke alarms on every storey located outside of the sleeping area, and
  5. City of Brampton By-Law 275-98 as amended requires that a Carbon Monoxide alarm (CO alarm) is installed outside of the sleeping area in a house that contains a fuel-fired appliance (eg. gas / oil furnace, fireplace).

A Fire Prevention Officer will attend your residence after 90 days to inspect the entire property and the expectation is that the building is fully compliant with all codes and by-laws. The expectation is that the building will be converted back to a One Dwelling Unit house and if not, charges will be filed.

Failure to comply with all applicable codes and by-laws will result in prosecution.

Can I still register an older home that had a basement apartment before November 16, 1995?

A home with a basement apartment that a previous owner had not registered with the City of Brampton may still have legal non-conforming status. Contact Enforcement and By-Law Services to determine whether the home has this status.

If City staff investigate the situation and discover enough evidence to prove that the home had a basement apartment before November 16, 1995, the staff can add your unit to the City’s Registration List — if you have complied with the requirements under the Building Code and Fire Code and you have clearance from the Electrical Safety Authority. Converting and upgrading the apartment to meet standards may cost you more than $15,000. However, you may also qualify for a grants for converting your property through the Canada Mortgage and Housing Corporation (CMHC).

If staff do not find enough evidence that the home had a basement apartment before November 16, 1995, the City will require the homeowner to dismantle the unit or face prosecution.

What should I be watching out for when I am looking to buy a home with a basement apartment?

Lawyers or real estate agents such as myself can confirm the status of a basement apartment with the city in order to provide you with the right information.

Real Estate Agents are bound by code of conduct guidelines and must fully and fairly disclose all information about a property for sale. Homes with doubtful legal status are typically listed with the caution “Vendor does not warrant retrofit status”, and you may have to seek further legal advice before proceeding with the purchase of a home.

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This post has 2 comments
  • lang
    Neil Thank you so much for the kind words - glad my article was useful! :) Lang

  • Neil Uttamsingh
    Lang, What an incredible article! Very well written indeed. I know a few friends who would benefit from reading this. One of them who in fact is a real estate investor, investing in Brampton. Often times there is so much confusion with respect to this topic. The flow of your article was so descriptive and informative. Kudos for creating such quality content to educate your readers! Best Regards, Neil Uttamsingh.

How much will it cost to renovate my kitchen?

February 24, 2008 · 4 comments

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If you are looking for the best bang for your renovation dollar, kitchens and bathrooms are still considered to be the projects with the highest potential to add or maintain value in a home.

If you are considering selling your home in the near future, talk to a REALTOR® for tips on how to make your home more appealing and “saleable.” You may find that a new kitchen is not in your best interests and a fresh coat of paint and some minor repairs are all that’s needed. Because renovating a kitchen can be one of the more expensive projects a homeowner will undertake, you’ll want to consider the length of time you expect to stay in your house.

According to the Appraisal Institute of Canada, if you are remodelling your kitchen as a face-lift prior to selling it, it’s recommended that you spend no more than 10-15% of the cost of your house. If you are going to remain in your house for more than five years, you can spend 25% or more – and in most cases you will recoup the cost of the renovation when you sell.

How much will it cost?
Kitchen renovations can cost you anywhere from $2,000 to $3,000 for a cosmetic facelift with no new cabinets, plumbing or electrical changes. Look to spend at least $10,000 if you choose new low-end cabinetry, counters, appliances, flooring, paint, and some minor structural changes. However, the sky’s the limit when it comes to a new kitchen and you can expect to pay $20,000 and up for high quality cabinets, custom work and many upgrades.

Keeping costs down
There are ways to cut costs when updating your kitchen without sacrificing quality.  Regardless of what you do budget, don’t skimp on design, appliances, or labor. These are the basis for a functional kitchen and you should get the best you can afford. To keep costs to a minimum, use stock cabinets instead of custom work, laminates instead of solids, and hang on to your current appliances, if you can. Also try to keep your existing plumbing and electrical and don’t make structural changes to the room.  Planning ahead in detail will also save you money. Any changes or corrections halfway through the process will be expensive.

Tips for low cost kitchen makeovers
If your budget is tight and smaller projects are what you’re aiming for, here are a few ideas:

Resurface or repaint old cupboards
Paint is inexpensive and can transform wooden cupboards in a matter of hours. Try a new painting technique, or a textured look, or a zesty combination of colours. You can also resurface old cupboards with wood laminate, or one of the new, non-traditional plastic-based materials that resist chipping, denting and staining. Formica counter tops, for example, provide the look and feel of expensive solid surfacing at about half the cost.

Use more glass
Replace a few cabinets with glass ones. Glass and mirrors in a room add the illusion of more space, as well as glamour — especially if you add interior lights to your new cupboards.

Change your hardware
Simply adding new cabinet and drawer handles can change the look of a kitchen! With the many choices in colour, size and style of drawer knobs and handles, there’s no limit to what you can achieve.

Floor and wall facelifts
Paint, wallpaper and flooring in a variety of textures, styles, colours and patterns can easily spice up a bland kitchen. Stencil a border around a window, below a ceiling, or between the cupboards and the counter tops and you can change the mood overnight.

Be innovative
A good kitchen should not only look great, but stand up to daily wear and tear. It should function well and enable people to move freely between it and related areas of the house.

If you plan to completely remodel the kitchen, be honest about your ability. You may want to leave this important job in the hands of an expert who can do the work quickly and professionally. A kitchen designer/contractor can suggest unique ideas and come up with creative solutions to particular problems. Finally, be sure to get at least two bids on the work you plan to do and compare these carefully.

This article was provided by the Ontario Real Estate Association. Many thanks to OREA!

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This post has 4 comments
  • mandan@09
    too much money it takes

  • Kitchen Designs
    Great Post....Renovating a kitchen is a big undertaking and one that requires careful planning. If you’re thinking about redoing your kitchen, these ideas offer some important things to consider before you go ahead with your renovating plans.

What are the popular kitchen counters these days and how much will it cost me?

February 14, 2008 · 2 comments

granite.jpg

In my last article, I touched upon the good sense of upgrading your kitchen to maximize the value of your home. The kitchen serves as the centre of the house, so investing money into the kitchen is a great way to make those dollars work for you. If you’ve ever had the chance to go through different homes in Brampton, you’ll find out that the Brampton real estate market offers a wide range of homes. If you’re a seller looking to stand out from the rest of the listings in your neighbourhood, your upgrades to the kitchen and other parts of the room will make a dramatic difference.

One of the more simpler tasks is choosing a kitchen counter, but with all the choices out there, it sometimes proves to be the most time-consuming one. You’ve probably seen the shows where they explore the various type of counters and what they look like. Now let’s see the pros and cons and what they will cost you.

Ceramic Tiles
The great thing about using ceramic tiles is the sheer variety of colours, styles, and sizes. This type of kitchen counter is highly resistant to heat and wear, and you can choose tiles that will literally match any style of decor you may have. The only drawbacks to ceramic tiles is that they can sometimes crack, as well as get dirty in-between tiles. As there are so many different types of ceramic tiles available, it will cost you anywhere from $15 – $50+ per square foot.

Laminate
Laminate also features an array of colours and styles, and is a cheap alternative to using the pricier materials. Laminates can be made to look like marble or granite and are quite easy to install. However, laminate counters can easily succumb to staining, scratches, and chipping. Expect to pay anywhere from $15 – $25 per square foot.

Stainless Steel
Stainless steel appliances are still hot items in the kitchen, so why not accentuate the room with stainless steel counter tops as well? These counters give your kitchen that modern, trendy look, as well as provide a super durable, heat-resistant and more hygienic counter. You will have to be careful not to scratch the surface, but if you do, it can easily be buffed. Stainless steel counters will run you close to $120+ per square foot.

Butcher Block
This is the same type of hardwood that is used to make chopping blocks. And like a chopping block, it’s highly useful for the kitchen. Over time though, wear and heat will take it’s toll on this surface. It’s also advisable to keep this counter away from sources of water, and have it treated regularly. This type of counter top will cost you around $75 – $100 per square foot.

Marble
Marble has always looked classy and elegant, and coupled with the fact that it’s highly resistant, it’s a great choice for kitchen counters. The only thing to be concerned about is that it can scratch or stain. Be prepared to pay at least $90 per square foot.

Granite
This seems to be the most popular choice these days. With a wide range of colours and high durability, no wonder it’s the most used choice. Just remember to reseal it once a year and it’ll last a lifetime. These granite counter tops will run you between $75 – $110+ per square foot.

If you’re planning to sell your home and your kitchen is outdated, you may want to consider upgrading your kitchen. Take some time to visit a local hardware depot and browse the kitchen displays they have. It may set you back a few dollars renovating your kitchen, but you’ll get maximum returns on your investment. Best of luck!

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  • Susan Gruenling
    Granite counter tops are extremely popular here in Arizona. Some people would say that they are too popular. We see them in a large majority of homes it is getting redundant. Recently we have seen homeowners install honed granite which has a nice matte finish. It is still a safe choice but with a fresh twist. Also more contemporary homeowners have been choosing CaesarStone which is a quartz product available in various colors and finishes.

  • Blue Ridge Georgia Cabin Rentals
    I recently was looking at countertops and was planning on getting granite but ended up with a zodiac product. This product requires no maintenance unlike granite and I found even though it cost a bit more was a great investment. A new countertop can make a kitchen seen like it was just remodeled.

I want to renovate my home! How much return will I get on my investment?

February 13, 2008 · 9 comments

kitchen.jpg

It seems that nowadays everyone wants to upgrade their home. With the recent advent of home flipping shows and renovating TV specials, homeowners are looking to add some value to their homes by investing a little money and a little labour. It also helps that Brampton has two brand new Lowes stores in addition to the existing Home Depot and Rona warehouses. It almost seems too easy to venture a few steps and bring home some building supplies!

The Brampton real estate market is an accurate image of the Canadian real estate market. According to surveys, nearly two thirds of homeowners intend to undertake renovation projects this year alone! If you’re looking to make some additions or changes to your home, you’re probably wondering what you can do to get the most back when you sell your home. Well, below is a general guide to how much you can expect to get back on your renovation investments. Refurbished kitchens and bathrooms are still the best intermediate investments, while a fresh coat of paint is still the most inexpensive way to boost the value of your home.

This list is only a guide! Consult experts if you intend on making renovations and do your homework.

  • Installation of hardwood floors – 50% to 80% return
  • Interior painting – 50% to 100% return
  • Roof replacement – 50% to 80% return
  • Additional room (ie. family room) – 50% to 75% return
  • Skylights – 0% to 25% return
  • Kitchen upgrade – 75% to 100% return
  • Doors and windows – 50% to 75% return
  • Wood fence – 25% to 50% return
  • Pool – 10% to 40% return
  • Deck – 50% to 75% return
  • Fireplace (wood or gas) – 50% to 75% return
  • Central air conditioning – 50% to 75% return
  • Landscaping – 25% to 50 % return
  • Replace furnace or heating system – 50% to 80% return
  • Finished basement – 50% to 75% return
  • Bathroom upgrade – 75% to 100% return
  • Asphalt driveway – 20% to 50% return
  • Interlocking stone driveway – 25% to 50% return

There you have it. Keep in mind that any renovations you do undertake should be relative to the value of the home. It wouldn’t make any sense to add a $30,000 kitchen to a $100,000 home. Also, avoid projects that will set your house apart from other properties in your neighbourhood. The Appraisal Institute of Canada warns that: “If the value of your house exceeds the average market value in your neighbourhood, your renovations will not yield much return. But if your house value is below the average, you can recover a larger part of the renovation costs.”

Happy renovating!

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This post has 9 comments
  • Tania
    We bought our house almost 2 years ago for $385,000 and are considering a kitchen renovation. We've been quoted at $45,000 for the reno that we want and are curious what percentage of the overall home value we should invest in a kitchen renovation?

  • lang
    Hi Misty Washrooms are actually quite important in terms of the presentation of the home. If you don't mind, email me about the neighbourhood your house is in, and I can try to tell you more. It's difficult for me to answer your questions without knowing a little bit more about the neighbourhood. Cheers, Lang