Land & Properties for sale in South Australia (Residential, Commercial, Industrial & Rural)

Letter of Invitation: I have land for sale in South Austalia starting from just 10 cents/ square meters to some properties for as less as equivalent to price of 2 mangoes/ square meters. I would be available to answer any queries regarding best suburbs to integrate socially, just to let you know 21 suburbs of South Australia which are red-flagged by Australian banks. I am happy to provide detail answers to any questions with reference to Property Investment, Subdivision, Development, Buying/ Selling Residential, Commercial, Rural Properties and Businesses. I am available in person (Tue/Thu at 1289 South Rd, St. Marys, SA 5042 12 to 5 p.m) or on cell to answer any questions, and concerns you have to decide about your Real Estate. (Cell: 0431 138 537, Email: Saqlain@Dukesrealestate.com) Click here to invest in South Australian Residential Commercial, Rural Properties, Schools & Businesses. If you have something for sale, I can sell it for you at nominal fee. I sell land on this Earth for as cheap as 10 cents/ Sq.M to a price equivalent to price of 2 Aussie Mangoes/ Sq.M. I hope tomorrow I will be selling and leasing Moon's Surface. (Earth is rising over the Moon's Surface), Source: https://www.facebook.com/RealEstateSA5000/photos/a.899877783394135.1073741829.899009183480995/920077631374150/?l=734b9eef72 Council Names Diagram Book Name Hundred Name 290 Councils Show Show entries entries entries Search: Search: Search: Option Option Option Adelaide Corp Adams Adams Albert District Rd. Bd Addison Addison Aldinga DC Adelaide Adelaide Alexandrina DC Adelaide And Parklands Alexandrina Alma Plains DC Alexandrina Allen Angas DC Allen Allenby Angaston DC Allenby Alma Apoinga DC Alma Andrews Balaklava DC Andrews Angas Barmera DC Angas Anna Barossa DC Anna Anne Barossa East DC Anne Apoinga Barossa West DC Apoinga Appila Beachport DC Appila Archibald Belalie DC Archibald Arkaba Belvidere DC Arkaba Ash Benara DC Ash Auld Berri DC Auld Ayers Black Springs DC Ayers Bagot Blanchetown DC Bagot Bagster Blyth DC Bagster Bakara Booborrowie DC Bakara Baker Booyoolie DC Baker Balaklava Bremer DC Balaklava Baldina Brighton Corp Baldina Bandon Brighton DC Bandon Barna Brinkley DC Barna Barndioota Broughton DC Barndioota Baroota Brown's Well DC Baroota Barossa Burnside Corp Barossa Bartlett Burnside DC Bartlett Barunga Burra Burra DC Barunga Barwell Burra Corp Barwell Batchelor Burra DC Batchelor Beatty Bute DC Beatty Beeamma Caltowie DC Beeamma Belalie Campbelltown Corp Belalie Belvidere Campbelltown DC Belvidere Benara Carrieton DC Benara Bendleby Caurnamont DC Bendleby Berri I A Central Rd.Bd Berri I A Bews Central Yorke Peninsula DC Bews Bice Clare Corp Bice Billiatt Clare DC Billiatt Binnum Clarendon DC Binnum Black Rock Plain Cleve DC Black Rock Plain Blacker Clinton DC Blacker Blanche Cobdogla DC Blanche Blesing Coglin DC Blesing Blyth Col. Light Gardens Corp Blyth Bockelberg Coonalpyn Downs DC Bockelberg Bonney Crafers DC Bonney Bonython Crystal Brook DC Bonython Bookpurnong Dalkey DC Book A Boolcunda Dalrymple DC Book B Booleroo Dublin DC Book C Boonerdo Dudley DC Book D Boothby East Murray DC Book E Booyoolie East Torrens DC Bookpurnong Borda Echunga DC Boolcunda Boucaut Edithburgh Corp Booleroo Bowaka Elizabeth Corp Boonerdo Bower Elliston DC Boothby Bowhill Encounter Bay DC Booyoolie Bray Enfield Corp Borda Bremer English DC Boucaut Bright Eudunda DC Bowaka Brinkley Flaxmans Valley DC Bower Brooker Flinders DC Bowhill Brownlow Flinders District Rd. Bd Bray Buckleboo Franklin Harbor DC Bremer Bundaleer Freeling DC Bright Bundey Gawler Corp Brinkley Bunyeroo Gawler South DC Brooker Burdett Georgetown DC Brownlow Burgoyne Gilbert DC Buckleboo Butler Gladstone Corp Bundaleer Cadell Gladstone DC Bundey Caldwell Glanville DC Bunyeroo Caltowie Glenelg Corp Burdett Cameron Grace DC Burgoyne Campbell Gumeracha DC Butler Campoona Hall DC Cadell Cannawigara Hallett DC Caldwell Caralue Hamilton DC Caltowie Carawa Hammond DC Cameron Carcuma Hanson DC Campbell Carina Happy Valley DC Campoona Caroline Hawker DC Cannawigara Carr Henley & Grange Corp Caralue Carribie Highercombe DC Carawa Cassini Hindmarsh Corp Carcuma Castine Hindmarsh DC Carina Catt Hutt & Hill Rivers DC Caroline Cavenagh Irrigation Commission Comm Carr Chaffey I A Jamestown Corp Carribie Chandada Jamestown DC Cassini Charleston Julia DC Castine Chesson Kadina Corp Catt Chillundie Kadina DC Cavenagh Clare Kanyaka - Quorn DC Chaffey I A Clinton Kanyaka DC Chandada Cobdogla I A Kapunda DC Charleston Cocata Karoonda DC Chesson Cockburn Karoonda East Murray DC Chillundie Coglin Kennion DC Clare Cohen Kensington & Norwood Corp Clinton Colebatch Keyneton & Swan Reach DC Cobdogla I A Coles Keyneton DC Cocata Colton Kimba DC Cockburn Comaum Kingscote DC Coglin Condada Kondoparinga DC Cohen Coneybeer Kuitpo District Rd. Bd Colebatch Conmurra Kulpara DC Coles Coolinong Lacepede & Robe DC Colton Coombe Lacepede DC Comaum Coomooroo Lameroo DC Condada Coonarie Laura Corp Coneybeer Coonatto Laura DC Conmurra Cootra Le Hunte DC Coolinong Copley Light DC Coombe Corrobinnie Lincoln DC Coomooroo Cortlinye Loxton DC Coonarie Cotabena Lucindale DC Coonatto Cotton Macclesfield DC Cootra Cowan Macclesfield District Rd. Bd Copley Crozier Maitland Corp Corrobinnie Crystal Brook Mallala DC Cortlinye Cudlamudla Mannum DC Cotabena Cultana Marion Corp Cotton Cummins Marion DC Cowan Cungena Marne DC Crozier Cunningham Meadows DC Crystal Brook Cunyarie Melville DC Cudlamudla Curramulka Meningie DC Cultana Dalkey Midlands District Rd. Bd Cummins Dalrymple Millicent DC Cungena Darke Minlaton DC Cunningham Darling Mitcham Corp Cunyarie Davenport Mitcham DC Curramulka Day Mobilong DC Dalkey Dixson Monarto DC Dalrymple Downer Monarto Development Comm Darke Dublin Moonta Corp Darling Dudley Morgan DC Davenport Duffield Morphett Vale DC Day Duncan Mount Barker DC Dixson Dutton Mount Bryan DC Downer Eba Mount Crawford DC Dublin Edeowie Mount Gambier Corp Dudley Encounter Bay Mount Gambier DC Duffield English Mount Gambier East DC Duncan Erskine Mount Gambier West DC Dutton Ettrick Mount Muirhead DC Eba Eurelia Mount Pleasant DC Edeowie Eurilpa Mount Remarkable DC Encounter Bay Everard Mudla Wirra DC Encounter Bay, Goolwa & Waitpinga Boundaries Field Mudla Wirra North DC English Finlayson Mudla Wirra South DC Erskine Finniss Munno Para DC Ettrick Fisher Munno Para East DC Eurelia Fisk Munno Para West DC Eurilpa Flinders Murat Bay DC Everard Forrest Murray Bridge Corp Field Forster Murray Bridge DC Finlayson Fox Myponga & Yankalilla DC Finniss Freeling Myponga DC Fisher French Nairne DC Fisk Gambier Naracoorte Corp Flinders Geegeela Naracoorte DC Forrest Gilbert Narridy DC Forster Giles Neales DC Fox Gillen Ninnes DC Freeling Glen Roy Noarlunga Corp French Glyde Noarlunga DC Gambier Glynn North District Rd. Bd Geegeela Gold Claims North Midland District Rd. Bd Gilbert Goode North Rhine DC Giles Goolwa Northern Yorke Peninsula DC Gillen Gordon Norwood DC Glen Roy Gosse Nuriootpa DC Glyde Goyder Onaunga DC Glynn Grace Onkaparinga DC Gold Claims Gregory Onkaparinga District Rd. Bd Goode Grey Orroroo DC Goolwa Gumbowie Out Of Districts Gordon Guthrie Owen DC Gosse Hague Para Wirra DC Govt Towns Haig Paringa DC Goyder Haines Payneham Corp Grace Hall Payneham DC Gregory Hallett Peake DC Grey Hambidge Peninsula DC Gumbowie Handyside Peninsula District Rd. Bd Guthrie Hanson Penola DC Hague Hardy Peterborough Corp Haig Hart Peterborough DC Haines Haslam Petersburgh Corp Hall Hawker Pinnaroo DC Hallett Hay Pirie DC Hambidge Heggaton Port Adelaide Corp Handyside Hill Port Augusta Corp Hanson Hincks Port Broughton DC Hardy Hindmarsh Port Elliot & Goolwa DC Hart Holder Port Elliot Corp Haslam Hooper Port Elliot DC Hawker Horn Port Gawler DC Hay Howe Port Germein DC Hd Boundaries Hudd Port Lincoln Corp Heggaton Hutchison Port Macdonnell DC Hill Hynam Port Pirie Corp Hincks Inkerman Port Wakefield Corp Hindmarsh Inkster Port Wakefield DC Holder James Prospect Corp Hooper Jamieson Prospect DC Horn Jeffries Queenstown & Alberton DC Howe Jellicoe Rapid Bay DC Hudd Jenkins Redhill DC Hutchison Jessie Renmark Corp Hynam Joanna Renmark Irrigation Trust Inkerman Joyce Rhynie DC Inkster Julia Creek Ridley DC Islands Jutland Riverton DC James Kadina Robe DC Jamieson Kaldoonera Robertstown DC Jeffries Kanmantoo Rocky River DC Jellicoe Kanyaka Rosewater DC Jenkins Kappakoola Saddleworth & Auburn DC Jessie Kappawanta Saddleworth & Waterloo DC Joanna Kapunda Saddleworth DC Joyce Karcultaby Salisbury & Elizabeth DC Julia Creek Karlowan Div Salisbury Corp Jutland Katarapko Salisbury DC Kadina Keith Sedan DC Kaldoonera Kekwick Semaphore Corp Kanmantoo Kelly Snowtown DC Kanyaka Kennion South Rhine DC Kappakoola Ketchowla Spalding DC Kappawanta Kevin Springton DC Kapunda Kiana St. Peters Corp Karcultaby Kilkerran Stanley DC Karlowan Div Killanoola Stirling DC Katarapko King Stockport DC Keith Kingsford Strahtalbyn DC Kekwick Kingston Strathalbyn Corp Kelly Kirkpatrick Strathalbyn DC Kennion Kondoparinga Streaky Bay DC Ketchowla Kongorong Swan Reach DC Kevin Koolgera Talunga DC Kiana Koolunga Talunga District Rd. Bd Kilkerran Koolywurtie Tantanoola DC Killanoola Koongawa Tanunda DC King Kooringa Tatiara DC Kingsford Koppio Tea Tree Gully Corp Kingston Kuitpo Tea Tree Gully DC Kirkpatrick Kulpara Terowie DC Kondoparinga Lacepede Thebarton Corp Kongorong Laffer Truro DC Koolgera Lake George Tumby Bay DC Koolunga Lake Wangary Tungkillo DC Koolywurtie Landseer Unley Corp Koongawa Lewis Upper Wakefield DC Kooringa Light Victor Harbor Corp Koppio Lincoln Victor Harbor DC Kuitpo Lindley Victoria DC Kulpara Livingston Victoria District Rd. Bd Lacepede Lochaber Waikerie DC Laffer Louth Wakefield Plains DC Lake George Loveday Walkerville Corp Lake Wangary Lucy Walkerville DC Landseer Macclesfield Wallaroo Corp Lewis Macdonnell Warooka DC Light Macgillivray Waterloo DC Lincoln Magarey West Torrens Corp Lindley Maitland West Torrens DC Livingston Makin Whyalla Comm Lochaber Malcolm Whyalla Corp Louth Mamblin Willunga DC Loveday Mangalo Willunga District Rd. Bd Lucy Mann Wilmington DC Macclesfield Mannanarie Woodville Corp Macdonnell Mantung Woodville DC Macgillivray Marcollat Woolundunga DC Magarey Markaranka Yankalilla DC Maitland Marmon Jabuk Yatala District Rd. Bd Makin Maude Yatala North DC Malcolm May Yatala South DC Mamblin Mayurra Yongala DC Mangalo Mccallum Yorke Peninsula DC Mann Mcculloch Yorketown DC Mannanarie Mcdonald Mantung Mcgorrery Marcollat Mcgregor Markaranka Mcintosh Marmon Jabuk Mclachlan Maude Mcnamara May Mcpherson Mayurra Melville Mccallum Menzies Mcculloch Messent Mcdonald Miller Mcgorrery Milne Mcgregor Miltalie Mcintosh Minbrie Mclachlan Minburra Mcnamara Mindarie Mcpherson Minecrow Melville Mingbool Menzies Minlacowie Messent Minnipa Miller Mitchell Milne Mobilong Miltalie Molineux Minbrie Monarto Minburra Monbulla Mindarie Mongolata Minecrow Moockra Mineral Claims Moody Mingbool Moonabie Minlacowie Moorkitabie Minnipa Moorook Miscellaneous Book Moorooroo Mitchell Moorowie Mobilong Moralana Molineux Morgan Monarto Mortlock Monbulla Moseley Mongolata Moule Moockra Mount Benson Moody Mount Muirhead Moonabie Mudla Wirra Moorkitabie Muloowurtie Moorook Mundoora Moorooroo Munno Para Moorowie Murbko Moralana Murlong Morgan Murrabinna Mortlock Murray Moseley Murtho Moule Myponga Mount Benson Nackara Mount Muirhead Nangkita Mudla Wirra Nangwarry Muloowurtie Napperby Mundoora Naracoorte Munno Para Narridy Murbko Nash Murlong Neales Murrabinna Neville Murray Newland Murtho Nicholls Myponga Nildottie Nackara Nilginee Nangkita Nilpena Nangwarry Ninnes Napperby Noarlunga Naracoorte Nunnyah Narridy Nuriootpa Nash O'Connor Neales O'Loughlin Neville Oladdie Newland Onkaparinga Nicholls Oratunga Nildottie Out Of Hundreds Nth Nilginee Out Of Hundreds Sth Nilpena Paisley Ninnes Palabie Noarlunga Palkagee Nunnyah Palmer Nuriootpa Panitya O'Connor Para Wirra O'Loughlin Para Wurlie Occupation Surveys Parachilna Oladdie Paratoo Onkaparinga Parcoola Oratunga Parilla Out Of Hundreds G&C Paringa Out Of Hundreds Nth Parnaroo Out Of Hundreds Sth Parsons Paisley Pascoe Palabie Peachna Palkagee Peacock Palmer Peake Panitya Pearce Para Wirra Peebinga Para Wurlie Peella Parachilna Pekina Paratoo Pendleton Parcoola Penola Parilla Perlubie Paringa Petherick Parnaroo Pethick Parsons Petina Pascoe Pichi Richi Peachna Pildappa Peacock Pinbong Peake Pinda Pearce Pinkawillinie Peebinga Pinnaroo Peella Pirie Pekina Playford Pendleton Pooginook Penola Pordia Perlubie Port Adelaide Petherick Port Gawler Pethick Poynton Petina Price Pichi Richi Pureba Pildappa Pyap Pinbong Pygery Pinda Quirke Pinkawillinie Ramsay Pinnaroo Randell Pirie Redhill Playford Rees Pooginook Renmark I D Pordia Reynolds Port Adelaide Richards Port Gawler Riddoch Poynton Ridley Price Ripon Pureba Ritchie Pyap Rivoli Bay Pygery Roberts Quirke Robertson Ramsay Roby Randell Ross Redhill Rounsevell Rees Rudall Renmark I D Russell Reynolds Saddleworth Richards Santo Riddoch Scott Ridley Seddon Ripon Senior Ritchie Seymour Rivoli Bay Shannon Roads Book Shaugh Roberts Sherlock Robertson Short Roby Skurray Ross Sleaford Rounsevell Smeaton Rudall Smith Russell Solomon Saddleworth Spence Santo Squire Scott Stanley Seddon Stirling Senior Stokes Seymour Stow Shannon Strathalbyn Shaugh Strawbridge Sherlock Stuart Short Sturdee Skurray Sub To Beltana Sleaford Sub To Farina Smeaton Sub To Marree Smith Sub To Waukaringa Solomon Symon Spence Talia Squire Talunga Stanley Tarcowie Stirling Tarlton Stokes Tatiara Stow Telowie Strathalbyn Terowie Strawbridge Thistle Island Stuart Tickera Sturdee Tinline Symon Tiparra Talia Tomkinson Talunga Tooligie Tarcowie Townsend Tarlton Travers Tatiara Trunch Telowie Tungkillo Terowie Uley Tickera Ulipa Tinline Ulyerra Tiparra Upper Wakefield Tomkinson Uroonda Tooligie Verran Townsend Vincent Travers Waikerie Trunch Waitpinga Tungkillo Wallala Uley Wallanippie Ulipa Wallaroo Ulyerra Wallis University Lands Walloway Upper Wakefield Walpuppie Uroonda Wandana Verran Wandearah Vincent Wanilla Waikerie Wannamana Waitpinga Warcowie Wallala Ward Wallanippie Waroonee Wallaroo Warrakimbo Wallis Warramboo Walloway Warren Walpuppie Warrenben Wandana Warrow Wandearah Waterhouse Wanilla Waterloo Wannamana Wauraltee Warcowie Way Ward Wedge Island Waroonee Wells Warrakimbo Whyte Warramboo Wilcherry Warren Willalooka Warrenben Willochra Warrow Willowie Waterhouse Willunga Waterloo Wilson Wauraltee Wilton Way Wiltunga Wells Winninowie Whyte Wirreanda Wilcherry Wirrega Willalooka Witera Willochra Wokurna Willowie Wongyarra Willunga Wonna Wilson Wonoka Wilton Wookata Wiltunga Woolumbool Winninowie Woolundunga Wirreanda Woolyana Wirrega Wrenfordsley Witera Wright Wokurna Wudinna Wongyarra Wyacca Wonna Yackamoorundie Wonoka Yadnarie Wookata Yalanda Woolumbool Yalpara Woolundunga Yangya Woolyana Yaninee Wrenfordsley Yankalilla Wright Yantanabie Wudinna Yanyarrie Wyacca Yaranyacka Yackamoorundie Yarrah Yadnarie Yatala Yalanda Yednalue Yalpara Yongala Yangya Young Yaninee Younghusband Yankalilla Yantanabie Yanyarrie Yaranyacka Yarrah Yatala Yednalue Yongala Young Younghusband

Bids on four plots: CDA fetches Rs2.3b By Our Correspondent Published: May 23, 2013 Share this article Print this page Email . On the second day of the auction, the civic agency offered four commercial plots, all of them situated in the Blue Area. PHOTO: FILE. ISLAMABAD: The Capital Development Authority (CDA) auctioned 14 commercial plots during its two day auction which concluded on Wednesday, fetching a total of Rs4.9 billion in successful bids, according to a press release. On the second day of the auction, the civic agency offered four commercial plots, all of them situated in the Blue Area. Plot A-2 parallel to sectors F-9 and G-9 in Blue Area fetched the highest per square yard (sq yd) bid. The 1,333.33 square yard plot went for Rs453,000 per sq yd — or a total of around Rs604 million. The lowest bid received was Rs319,000 per sq yd for the 1,333.33 sq yd Plot A4, in the same area, while Plot A-1, measuring 1,333.33 sq yd, also in the same patch, received a bid of Rs330,000 per sq yd. Plot 59, located in Blue Area between sectors F-6 and G-6 fetched the overall highest bid total bid. The plot, which measures 2,488.88 sq yd, received a bid of Rs343,000 per sq yd or Rs853 million in all. On Tuesday, The CDA had auctioned 10 plots for a total of Rs2.6 billion. The CDA auction committee headed by Finance Member Azhar Ali Chaudhary and includes Planning Member Mustafain Kazmi and Estate Member Shaista Sohail, will now submit its recommendations to the CDA board, which is the final authority for approving the bids. Published in The Express Tribune, May 23rd, 2013.

A visit to Chaudry's heartland in Punjab

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Its high time to invest in Canadian Properties, while Tahirul Qadri blocked way to Parliament. ============== CDA misappropriations: Rapid construction on a controversial plot worries commission By Obaid Abbasi / Photo: Obaid Abbasi Published: January 19, 2013 The under-construction plaza in Karachi Company in G-9 is built on a plot that was allegedly auctioned for much lower than its value. PHOTO: OBAID ABBASI/EXPRESS ISLAMABAD: A judicial commission on Friday raised serious concerns over the rapid construction on a controversial commercial plot in Karachi Company, G-9. The plot, valued at Rs700 million, was allotted for a mere Rs200 million, according to official sources. The plot was originally allotted to renowned comedian and film star Rangeela for a cinema house. The allotment was cancelled after the celebrity failed to pay up. Following the cancellation, the CDA Board changed the status of the plot to commercial and re-auctioned it for a plaza. The plaza is currently being rapidly constructed, which may, in future, allow the owner to find a legal loophole to pay less for the project even if misappropriations are proved and the plot re-auctioned. A CDA official said that a VIP personality from the ruling party is secretly behind the project. He said that in June last year, the Federal Investigation Agency (FIA) had taken into custody the complete records pertaining to the plot. On Friday, the three-member judicial commission headed by former Supreme Court judge Sardar Raza Khan heard the case in-camera (no access to media) and recorded statements. The judicial commission was formed in November 2012 to prepare a report on about 600 cases pertaining to CDA pending in the Islamabad High Court. Two retired sessions’ judges, Sakhi Muhammad Kahut and Baqir Ali Rana, are the other two judges in the commission. The commission was to be compensated Rs5 million for three months of work. But sources say that it is unlikely the commission will be able to complete its report in the stipulated time. The commission has advertised in various newspapers asking people to come forward and record their statements. So far, an official familiar with the sessions said, four people have recorded their statements. Commission Secretary Pervez Qadir Memon confirmed that the commission on Friday was concerned over the rapid construction on the commercial plot. So far, he added, more than 70 employees and officials from CDA have recorded their statements. The commission has completed hearings for Monal Restaurant at Pir Sohawa, IJP Road from Faizabad to Pirwadhai, Park Tower land allotment, LED streetlight project and Kuri Model Village. Published in The Express Tribune, January 19th, 2013. ===========

OREA renews call for grow-op registry

OREA renews call for grow-op registry Front PageJan 7, 2013 Ninety-six per cent of Ottawa residents agree they want to know if the home they’re planning on purchasing was formerly used as a marijuana grow-op (MGO) or clandestine drug lab, according to a study by Ipsos Reid for the Ontario Real Estate Association (OREA). The poll found that almost one in four (24 per cent) of Ottawans report seeing or knowing of homes in their neighbourhood that have been used as MGOs or drug labs. “The prevalence of these homes in Ottawa is quite frankly, alarming,” says Pat Verge, an Ottawa area Realtor and member of OREA’s Board of Directors. “Homes used as grow ops and/or clandestine labs pose significant health and safety risks to individuals, families, and communities all over the province.” Locally, the City of Ottawa approved a recent bylaw regarding the prohibition, inspection and remediation of former marijuana grow-ops. The bylaw mandates the registration of work orders on the title of a property used as a former grow op. The bylaw would allow home buyers to find out if the property was a former MGO by doing a title search before they complete the purchase. Verge says: “Eighty eight per cent of Ontarians support the creation of a province-wide registry of former MGOs and clandestine labs. As consumers they have the right to know anything and everything about the home that they are planning on purchasing – especially when not knowing could put themselves and their family at serious risk.” Exposure to mould and toxins associated with MGOs and clandestine drug labs can cause serious health problems, including allergic (immunological) reactions, toxic effects and infection. Toronto Public Health says that MGOs are distinct from typical types of premises contaminated with mould in that they have been used for criminal activities that may have resulted in the creation of environmental hazards, as well as electrical and structural hazards. The potential presence of known hazardous, toxic and flammable substances associated with clandestine labs presents an immediate and continuing risk to anyone exposed to these substances, says Toronto Public Health. 11 Responses for “OREA renews call for grow-op registry” Roger Arsenault says: January 9, 2013 at 11:08 am There is a lesson for all jurisdictions to learn from the proactive approach that is being taken in Ontario and, in particular the Ottawa area. This MUST become the standard practice for all areas of Canada. Why is it that we get asked time and time again – “If I buy this grow-op do I have to disclose when I sell it?” If the safety of the public at large was being taken into account then the answer every time should be ABSOLUTELY. The buyer knew very well what they were purchasing and why should the safety of others be jeopardized just because they think they can make money by remediating the property. Lenders and insurers are becoming more diligent for a reason so why not post the information on a public registry that everyone can see. I would like to take this one step further and have a national registry (no worse than the failed gun registry – oops was that my outside voice slamming politicians?) I support having municipalities deal with these MGO and labs by whatever means they need to ensure the protection of the general population even to the point of ordering them destroyed!! Put that in the pipe and smole it – LOL. These properties are being used for illegal purposes and should be treated as such. If you want to talk about somewhat medical uses that is a different story and these drugs have to be controlled the best they can, whether it be with other legislation or not. Come on politicians let’s think of who elected you and deal with these properties and protect the safety and integrity of all of us. Reply Dave DeShane says: January 9, 2013 at 9:49 am Remediated is remediated. WE shouldn’t be selling paranoia. In many/most cases a remediated house is better than neighbouring houses. Hypothetical 1. Dad passed away, mom moved in with us for her health problems, there were legal delays in getting the house sold, the tenant started a grow op, he was caught at the very beginning stages, the municipality examined the home and determined that zero remediation was required, zero health concern, The realtor that was helping mom and arranged for the tenant now has disclose to everyone forever more that moms house was a grow op and moms nest egg is destroyed. Hypothetical 2. I know this guy that loves tomatoes, he set his whole house up as a hydroponic operation for his tomatoes, he uses chemicals that you can buy at any store and mixes them and grows these massive tomatoes, really super tasty, you should see all the mildew in his house and hoses and wires everywhere, he got rich selling his formula to a tomatoe company and now with a little clean up he is selling his house, but it was just tomatoes so there is nothing to disclose. Remediated is remediated. Once the jusisdiction is satisfied so should we be. Dave Reply Joyce Ramer says: January 9, 2013 at 10:48 am Yes , Yes we should, it is imperative! Too risky for health reasons not to know before you make a sale! Reply Alex Morin says: January 9, 2013 at 12:50 pm Dave- Although you bring good points i couldn’t DISAGREE more with your comments. Permit me to do a parallel with the auto industry for a second- If you’re buying a used vehicle that was involved in an accident, flood, theft ….. and it’s been repaired why would you disclose it? it’s been fixed, right? Wrong, unlike the RE industry the auto industry regulates proper disclosure to insure customer protection. A former grow op, should never in it’s lifetime be taken off the registry, Who are you or who am I to choose for the next buyers that this is information they do not need to know? The question should be around the elements that are needed for this property to actually be part of the registry. Too many people judge a Grow op by the amount of plants that were seized when really these are the questions that should be asked to see if a house should make the list: 1: Was there modification to the electrical system to accommodate the operations? 2. Was there structural modification to the house ( Hole in the foundation, floor beams, attic…. )? 3. Was there modification of the HVAC or plumbing system? 4. Was there high moisture and Mold found on site? 5. Was there chemicals found in the house? If ANY of these questions are yes then the property should be added to the registry, whether re-mediated or not . Currently in Canada there is no standard approved remediation process, municipalities with very little knowledge are charged with the task of clearing these properties of health hazards when in fact no long term studies where ever made to prove that proper remediation solved all future health, structural or electrical hazards. I strongly believe that the consumer should be made aware so he can purchase fully knowing all facts that will affect future value and any health hazards that might show up down the road. Customers have a right to know and decide for themselves, Dave I believe the extent of your work is not to sell paranoia, but present the facts and advise your customers accordingly. Alex Reply Alex Morin says: January 9, 2013 at 8:42 am I must chime in on this one, as this topic has surfaced again. iVerify.com built and maintains the first and only known multi agency level national MGO registry. We make our registry available to ALL real estate professional and home buyers. Equally important to MGO our services also cover Ontario municipal building permits as well as national insurance aggregated information on previous claims of a specific property. Following this survey back in November we contacted Pat Verge to inform her of our services and our registry and to this date OREA has not shown interest in using it or supporting it. Although we support and applaud the initiative shown by the city of Ottawa, police jurisdictions in Canada override each other, leaving an Ottawa MGO dismantled by the RCMP or the OPP uncovered by this initiative. We can tell you that at this time many previous MGO homes are currently advertised on both MLS and FSBO websites WITHOUT the proper disclosures. Many specific investigations revealed that the sales professional or/and home owner did not disclose properly. Our organisation is dedicated to bring solutions to help RE Professionals better represent their customers with unbiased information and transparency. Feel free to contact me directly for further information. amorin@iverify.com Alex Reply Henry says: January 9, 2013 at 8:14 am Is this not a federal issue for CREA to look into. Not OREA. Surely OREA needs to look at more provincial poressing problems that are prevalent and will only escalate as the population ages and increases – for example better transit and seniors housing and tightening mortgage requirements and others…. Also what constitues a grow op property. Will the Registry be solely for residential properties or include farms, rural, industrial properties? Does the manufacture of legal drugs and/or toxins created require that the property must go onto a grow op registry. If a property that was used as a farm and had “drugs” such as insecticides, etc…housed in properties be classified as a property to be included. What if there were three marijuana plants legally grown for medical use in the home, does it have to go on the registry. Also what is the property is remediated – how does it comes off the Registry? Bet you it will never come off the registry. How long does the property stay on this list after it is “cleared” from all municipal work orders? States in the USA are approving minimal use. Cities and towns in Mexico and South and Central America are starting to talk to the US changing its Drug War parameters to because of these states changing their policies. What if small three plant growing is approved in Toronto – does that home go on the list? Who decides? Do you as a Realtor find out is a sex offender or pedophile lives in the town and do you disclose this? What if there is a “half way” house in the neighbourhood – do you disclose this? How about a Shelter? What about the gun registry? Surely your buyer would like to know if the neighbour owns a weapon? I recall CREA has this on their radar some while back. They do not now. Why is that? Reply Eyes on the Net says: January 8, 2013 at 9:43 am For more than 6 months there has been a simple process for any Canadian to access this information. If they simply choose to be represented by a Buyer Representative who has been Professionally Verified or if they choose a home that has been Professionally Verified, they are legally protected to be informed if a home was a former Grow Op. Where OREA and the Police are hindered by Privacy Law and the risk of false identifying a home, (which is why OREA probably wants legislation), Professionally Verified has taken the Agency approach to this issue. Currenly NO mere posting or FSBO has the ability to be Professionally Verified by the way. Just Google Professionally Verified. BTW. This is another great tool that the ddf allows if you have access to a platform that supports it. Reply Brian Martindale says: January 7, 2013 at 1:31 pm Here is an interesting, and disturbing fact, as passed on to me during a seminar on residential grow ops in Ontario hosted by the Fire Chief of the City of Niagara Falls, Ontario. This was a seminar that I attended a few years ago in Peterborough, Ontario whilst working as a residential real estate Appraiser. I found the following information to be almost unbelievable, and it is this: “There are more illegal residential grow ops in Ontario than in all of the United States of America.” Why? In Canada we are soft on so-called illegal soft drugs, pure and simple. Hand slaps are the rule of the day for offenders. Maybe many of our esteemed liberal politicians/judges smoked up, or still do. In the States, punishment is swift and harsh, as it should be, ergo, criminals target Canada, especially Ontario, for its relative ease of production of cannibus, as well as for its worth-the-chance-to-break-the-law mentality that is spawned by lax legal repurcussions in Ontario. Brian Reply Merv Burgard says: January 7, 2013 at 8:58 am Some locations are noted on the RCMP website here: http://www.rcmp-grc.gc.ca/drugs-drogues/mgi-ircm/index-eng.htm. My local police department also posts a list of addresses. Merv. Reply PED says: January 8, 2013 at 12:58 pm Useful link thank you. I note though there is nothing for Ontario I wonder why? Reply Dale says: January 9, 2013 at 9:23 am Click on the red square on the map for Ontario and there are 7 Police Departments that currently report. My region is not there and they don’t post anywhere else I wonder why it would make our job that much easier.

Pakistani politician buys Tony Blair’s family home

By Salman Siddiqui October 07, 2012 - Updated 723 PKT 12 7 4 0 Print this story By Murtaza Ali Shah LONDON: A Pakistani politician has bought a house from former Prime Minister Tony Blair after outbidding dozens of millionaires who were vying to buy the house due to the political significance attached to the Edwardian property. Dr Ashraf Chohan, a Pakistani professional with interests in nursing homes and real estate, paid £1.3 million to Tony Blair and his wife Cherie Blair, a human rights lawyer, for their house near his clinic in Marylebone, an exclusive London area, only a stone’s throw from Nawaz Sharif, Shahbaz Sharif and Rehman Malik’s properties in nearby Park Lane and Marble Arch areas. Incidentally, Dr Chohan belongs to PML-N and was a Punjab assembly lawmaker from Gujranwala until the dual national Pakistanis were barred from holding a public office. The Blairs had put the property on market for over 6 months and although there was a huge interest in the sale from the property hunters who make business out of places linked to celebrities, Dr Chohan stunned everyone when he gave an offer that the Blairs found hard to refuse. The market price of the house is stated to be £1.3 million in papers but it’s understood that in every such sale, tens of thousands of Pounds are paid under the table to win the deal. When reached for comment, the estate agent, who negotiated the sale of the house, refused to answer whether any amount in cash had been paid to the Blairs but it is believed that the deal was finalised after Tony Blair told the estate agent that he was interested in the offer put up by the Pakistani doctor. Speaking to ‘The News’ Dr Chohan commented that when he heard about the Blairs’ were selling their home through press reports, he didn’t even think about bidding for it because of the huge interest the property was receiving. “Then I was told that property hunters were trying to play hard and negotiate the price and taking their time to see the interest trend in the house. I made an offer to the Blairs they found difficult to turn down and the deal was done. “Doing business with notables is a joy in itself and it has been interesting to see how this deal has attracted so much attention. When Pakistanis do good in public life, this helps to lift the image of the country of their origin. I always tell my clients and business people that I am a proud Pakistani and my motherland sets my direction,” he said. Dr Chohan has been a neighbour to the Blairs for several years. “It has been shocking to see children of Tony Blair doing their own shopping, cycling around like ordinary children, having no protocol to them. We would hardly see children of ministers in Pakistan mixing with anyone other than their own class. The Blairs have been very good neighbours, always courteous.” Since the deal was finalised two weeks ago, Dr Chohan’s new home has received huge attention from media. He has been interviewed about the purchase of the house and the questions to him have focused on whether he will sell the house at an even an inflated price, his connections with Blairs and his decision to buy the house from a leader who remains deeply controversial. Tony Blair and his wife have recently been in news for their interest in real estate investment and it is believed that that they own properties worth £14 million. Dr Chohan, who came to Britain 22 years ago from Pakistan, owns 6 properties around and in central London and his worth stands at around £17 Million. Tony Blair currently lives a few streets away from the property he has sold to the Pakistani doctor in a £3.7 million mansion on Connaught Square. Scotland Yard’s armed officers provide round-the-clock protection to the Blair family due to his role in the Iraq war. ====================== More Pakistanis prefer building a home rather than buying one By Farooq Tirmizi Published: October 7, 2012 Data from zameen.com suggests that the difference in the average price of a house and an empty plot of land is substantial. DESIGN: FAIZAN DAWOOD. KARACHI: When it comes to home ownership, most Pakistanis appear to prefer buying land and building the home themselves rather than buying a readymade house, according to data compiled by real estate website zameen.com. Real estate is an asset class that the vast majority of people feel they are experts in, which is somewhat remarkable considering the fact that there is very little data available on the subject. For the first time in Pakistan’s history, however, one company has tried to compile data on the real estate market in Pakistan. Zameen.com is probably the largest real estate website in the country and has been tracking listings on its website since 2006. It has decided to release some of its data through a report, and has offered an exclusive sneak peak to The Express Tribune, which we present today to our readers. The data is taken from listings and searches on zameen.com for the first six months of the calendar year 2012, and covers some of the largest cities in Pakistan. The insights offered are somewhat surprising. The data suggests that almost 61% of the searches on the zameen.com website are for empty plots of residential land, as opposed to houses. Residential real estate inquiries themselves amount to about half of the total inquiries on the website, with the remainder focusing largely on commercial and industrial real estate. While the 61% number may be skewed slightly, owing to a larger volume of inquiries from real estate developers, it nonetheless does suggest a clear pattern: despite the advent of large residential developments made by real estate companies, a significant proportion of Pakistanis still prefer buying the land themselves and having their homes custom-built. Part of the reason for this may be traditional: people like living in a house that they themselves designed, or at least had significant input in designing. But at least part of the reason may also be economic. Data from zameen.com suggests that the difference in the average price of a house and an empty plot of land is substantial. A one-kanal (605 square yard) house in Karachi, for instance, will cost the buyer an average of Rs33.8 million, according to zameen.com’s database. A plot of land of the same area will cost approximately Rs14.5 million, leaving the buyer with Rs19.3 million to build a home according to their own needs and still come up equal to the average price of a house. It might even be possible to build a house for less and pocket the difference as savings. The data from zameen.com has some limitations. Since it is an online database, it skews towards wealthier, higher-priced neighbourhoods. Fewer people in lower-priced neighbourhoods buy and sell real estate over the internet. Nevertheless, the trends it highlights offer useful insights to people seeking to buy a home as well as people looking to invest in real estate. For instance, there are some significant regional variations between cities as well as significant differences within each city itself. The existence of these differences is intuitive, but they have never been quantified before. The first report offers a limited snapshot of prices at one time and only covers a few cities. Over time, more data is expected to become available, including a comparison of prices over time, which would help buyers of real estate answer the age-old question: by exactly how much do real estate prices appreciate over time, and does that make real estate a good investment? The current report also highlights one more interesting trend: prices per square yard in most cities are, broadly speaking, higher for smaller plots than they are for larger ones. There is, however, one exception: prices of a 300 square yard house or plot tend to be the lowest on a per square yard basis, in virtually all cities across Pakistan. Published in The Express Tribune, October 8th, 2012. ==================

OREA lawyer ‘emphatically’ supports disclosure forms

Front Page, Stan Albert Aug 15, 2011
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Lou Radomsky

By Stan Albert

As many of REM’s readers know, I’ve thundered on about using Seller Property Information Statements (SPISs, as they are known in Ontario) from time to time. Toronto lawyer and columnist Bob Aaron has dubbed me the “unofficial ombudsman” for Ontario Realtors. Be that as it may, I asked Lou Radomsky, Ontario Real Estate Association Standard Forms Committee legal counsel, to answer some of the slanted views of Mr. Aaron. It’s my fervent hope that some of you will weigh in on this article.

Lou was called to the Bar in 1977. He is an OREA Real Property Law instructor and he also instructs the Real Estate Council of Ontario Update Course. Lou has written and presented a variety of other courses.

Stan Albert: What gave rise to the SPIS?

Lou Radomsky: The SPIS was originally developed in Ontario by one of the boards. It was created to perform a number of tasks. It was and is meant to afford the real estate salesperson an opportunity to gather information about and become familiar with the property. It also gave and continues to give the seller the chance to be forthright about issues on the property that would be of interest to a buyer. OREA saw the benefits and value of the information provided by the form and created its own.

Albert: How many jurisdictions use a form similar to the SPIS?

Radomsky: Virtually every provincial and territorial association has some version of this form available.

Albert: Why does the form have a number of questions that may not apply to a property?

Radomsky: The form is a written format of questions a Realtor is supposed to ask when taking a listing. The Realtor would go through a series of questions to become knowledgeable and informed about the property. In any conversation of that nature there will be questions that the Realtor asks that have no application to a property. However, by having these questions addressed in the form, in the event that the question is appropriate, then it has been asked.

Albert: Do you believe that the completion of the form should be mandatory?

Radomsky: There are instances where the form would not be appropriate; as in a power of sale, an estate sale, a tenanted property to be sold or where the seller does not exhibit a working knowledge of the property. However, the benefit to having a written format is that the answers have been documented. The effect is to ensure that a buyer would become aware of issues that might affect their decision to buy.

Further, the use of the form is meant to provide the disclosure necessary to avoid litigation. A buyer who has been told of a deficiency in advance of making an offer on a property will have great difficulty pursuing successful litigation on that issue. The benefit of the written format is to avoid any dispute that might arise with a verbal disclosure vs. written disclosure.

Albert: What do you think about the court cases that are out regarding the SPIS?

Radomsky: There are many cases where the use of the form was a deciding factor in protecting the seller and the sales representative or broker.

Albert: How is the form meant to be completed?

Radomsky: It is not appropriate for the Realtor to leave the form behind and ask the seller to complete it in the Realtor’s absence. The Realtor’s job is to meet with the seller while the SPIS is completed. The Realtor is to explain what the question is asking and not to provide an answer.

Albert: What cautions would you suggest to anyone completing the form?

Radomsky: Primarily, be honest. Most of the litigation where the sellers were found liable came from circumstances where the court did not believe that the sellers were telling the truth.

It needs to be emphasized that the use of the form is like any other tool; it must be used and completed correctly. The difficulties arise when that does not happen. Some of the cases have illustrated this. It is expected that the seller diligently reviews the questions before answering them. A cavalier(Showing arrogant or offhand disregard) approach might result in a determination that the seller was negligent in completing the questions.

It should also be noted that there are questions that the seller may not be able to answer. If this inability results from lack of knowledge, then the form provides a place for responding that way – “Unknown”. If the inability is because the question does not apply, then it is appropriate to answer “n/a”. If the seller does not understand the question then it is important that an explanation be provided so that the seller can correctly respond.

Err on the side of caution. Better to disclose a repair that was completed a while before the sale of the property, than to have the buyer discover the issue after closing when it has become a bigger issue.

What used to be afforded the protection of the principle of caveat emptor has eroded over time. The courts expect sellers to be forthright about what it is they are selling.

This is, in most cases, the most expensive undertaking that buyer and seller will undertake in the lifetime. We should hold sellers accountable for trying to “slide one by”.

Today, we instruct Realtors that disclosure is imperative. This is also prescribed by Section 21 of the Code of Ethics.

Sellers are under an obligation to disclose defects on the property, in particular, defects that a court might consider a latent defect. A latent defect is typically in regards to a structural matter of which the seller has knowledge and the defect is not readily apparent. The ones that most often find their way to a court are leaks.

Latent defects can be pursued in a court in the absence of a SPIS. The SPIS affords the seller the opportunity to tell the buyer. Upon disclosure a successful court action would be extremely problematic.

In a current circumstance consider the Krawchuk v. Scherback case where ultimately both the sellers and the salesperson were held liable. The trial judge came to the conclusion that the sellers were not forthright but rather were dishonest in not disclosing defects on the property and held the sellers liable. On appeal the court found the sellers liable and the sales representative liable as well. The sales representative in a multiple representation situation had advised the buyers to remove a home inspection condition.

The Appeal Court said: “To avoid liability in negligence, a real estate agent must exercise the standard of care that would be expected of a reasonable and prudent agent in the same circumstances.”

The Court of Appeal determined that the salesperson was obligated to engage in further investigations where a visual inspection revealed issues. These included a “sloping floor” and the statement by the sellers that there had been a repair done 17 years previously and there had been no further issues.

On the other hand, take the Cotton v. Monahan case in 2006 where the buyers purchased a home and discovered a large number of latent defects. The buyers pursued the sellers and the real estate salesperson, claiming damages. After a review the court determined that the buyers had been advised that there had been construction done to the premises without a permit and that the buyers should consider a home inspection. The buyers chose not to have one done. Upon discovery of the defects, they sued the sellers because they felt that the sellers had concealed these defects. There was a SPIS completed and provided to the buyers.

The court determined that the sellers and the salesperson were forthright in all their dealings with the buyers and had not concealed anything. The action was dismissed.

Albert: So do you think it is a good idea to complete the SPIS?

Radomsky: Emphatically yes! If completed appropriately, it gives the buyers valuable information. It affords the sellers the chance to be forthright(Direct and without evasion; straightforward) in their knowledge of the property. Problems arise with or without the form, when the sellers attempt to mislead or conceals issues. These can lead to litigation whether there is a SPIS or not.

Consequently, by offering the SPIS to a seller to complete it allows the seller to tell the buyer of anything that might be of value to the buyer in deciding whether to purchase a property.

Stan Albert, broker/manager, ABR, ASA at Re/Max Premier in Vaughan, Ont. can be reached for consultation at stanalb@rogers.com. Stan is now celebrating 41 years as an active real estate professional.


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TREB fires back at Competition Bureau
Front Page Aug 19, 2011


The Toronto Real Estate Board (TREB) filed its official response to the Competition Bureau’s complaint on Friday, requesting that the Competition Tribunal dismiss the application with costs payable to TREB.

“We have patiently and tolerantly waited for the opportunity to respond to the Competition Bureau, and today we filed a response rejecting the commissioner’s position and outlining why we believe the application has no merit,” says TREB president Richard Silver in a news release.

“TREB has followed through on its commitment to provide Realtor members with greater flexibility to serve their clients by developing a Virtual Office Website (VOW) policy. The VOW policy will allow for secure password-protected websites designed to allow consumers to search and display MLS listing data, with the benefit of a Realtor member’s oversight, supervision and accountability,” says the release.

TREB says the commissioner “is pressuring TREB to release private data about individual consumers openly on the Internet. This could include personal contact and financial information including sale prices. TREB believes that would be reckless and a violation of the law and will harm consumers in the process of buying and selling real estate.”

“Not only does the Commissioner’s Amended Notice of Application continue to endanger the privacy rights of consumers, but we do not believe it can succeed under the Competition Act. The Commissioner’s Amendment is unnecessary posturing for publicity. Consumers simply deserve better,” says Silver.

TREB’s response says the commissioner’s application “ignores the copyright of TREB and its members,” stating that the exercise of its rights of copyright “is not an anti-competitive act” under the legislation.

TREB says the Competition Bureau must satisfy the tribunal that “TREB substantially or completely controls the markets identified by the commissioner for the purpose of this application, namely, the supply of residential real estate brokerage services to home buyers and sellers….”

But it says TREB does not supply residential real estate brokerage services either to buyers or sellers, and “has no legislative authority” to do so.

It also says that neither TREB’s Access Terms for the MLS, nor the board’s Proposed VOW policy “will or are likely to substantially prevent or lessen competition, whether in the manner alleged by the commissioner or at all.”

The response says, “Consumers of residential real estate brokerage services already have a number of search tools open to them for the purpose of identifying and then narrowing the search to those properties of interest to them. A number of providers offer services to home buyers and sellers that do not rely on those home sellers acquiring the traditional suite of residential real estate brokerage services offered by ‘bricks and mortar’ brokers…Further, there are no restrictions whatsoever placed by TREB on its members that preclude members from also making their listings available through the multitude of websites and listing services not affiliated with TREB.

“The commissioner’s application significantly undervalues both the services that many brokerages offer home buyers and the very real role brokers play in stimulating trade in the relevant markets. The work of a broker is not meaningfully lessened by reason of home buyers having undertaken their own searches…”

The response continues, “While identifying properties of interest is certainly an important aspect of the buying process, it is by no means either the most time intensive aspect of the service brokers provide, nor the aspect of service that is of greatest value to the home buyer. Any suggestion to the contrary is simply inaccurate.”

To view the full response, click here.



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Opinion: The pendulum is swinging back
Front Page Mar 7, 2012
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By Bill Hubbard

Selling real estate 40 years ago was a very different job than it is today. Brokerages were brokerages. They brought something to the table for their Realtors. Companies generally took 50 per cent of the gross commissions earned but they handled all the marketing and advertising in return for those fees. Brokerages were partners with the sales reps in the business of finding and servicing buyers and sellers. Then the pendulum swung.

Independent contractor status swung into the business and the birth of the 100-per-cent concept was born. Brokerages stopped being brokerages and started being landlords. They sold a brand and they sold space and called it a desk fee.

Some companies refused to adapt and tried desperately to hang onto those high fees and the old model of doing business. If those companies hung onto their old concepts of the business, they did not survive. Franchisees and franchisors and independents all had to eventually assume that the fees had to be reduced if they were going to compete and survive. The salesperson had spoken and we as brokerages had to listen.

The real estate business continued on like this for a couple of decades. Then something happened. The birth of the Internet has changed this business for ever. It took our product away.

Our product in the ’60s, ’70s and ’80s was information. We had The Book – our MLS book. Not long after we started showing houses to a buyer with our MLS catalogues, the buyer realized that they had to have that book. But we were forbidden to give it to them even though a lot of us did – but just as a tease. We would never just give away our product, the information. That would be like being a car salesperson and coming to work Monday morning and all the cars had been given away on the weekend because the owner had gone mad. The salespeople would wander around the lot wondering what to do.

But that is exactly what the Internet did to our business. It gave the information away – free, if you can believe it. All of a sudden we had an entire industry that had to find a new product. We had to find a new way to bring value to the table.

That value had to be service and expertise. It was the only way to distinguish ourselves from our only real competitors, the buyers and sellers themselves. Because Realtors were independent business people now and the Internet had changed their product, they now had to find a way distinguish themselves as a better, more profitable way to sell or buy a home compared to the buyers and sellers doing it by themselves. Not only that, throw in a new business model that is showing the sellers how to sell their home online for little or no money. Imagine that.

Realtors in the ’90s and right into the first decade of the 21st century were focused on one major advertising ploy, search engine optimization (SEO). This was challenging and hard work with lots of late nights. How do I get my listings to come up before anyone else’s listings? Then the last knife got thrown into the backs of the over-worked Realtors of the early 2000s: Web 2.0.

In this broker’s opinion, social media is the final weight that is going to swing the pendulum back. It all dawned on me when I was sitting in my office with one of my Realtors discussing her goals for the next year. She was crying. She said, “Bill, I am working twice as hard as I did last year and making half as much money. I am up until one or two in the morning doing YouTube videos, Facebook ads, Kijiji ads, Craigslist ads and Castanet ads and then trying to do all the communications with my clients as well.”

A light went on in my head. The pendulum was swinging back. Realtors needed brokerages again. Right around that time I was introduced to a very different brokerage model in Kelowna B.C. that was so far outside the box I could not believe it was actually working. Ken and Grant Wiebe, a father and son team, owned the Century 21 office in Kelowna and had created a compensation plan called Vision 25. In this plan the brokerage took back control of the marketing and advertising. They sent out a professional photographer to take the pictures, they supplied and installed the signs, they did all the social media marketing including YouTube. They also sent newsletters to all the Realtor’s client base and they did it all for the same split as I was charging.

I later found out that the name Vision 25 came from the notion that the program was predicted to increase the effectiveness of the Realtor so they did 25 per cent more production than the board averages. When they made more money the brokerage made more money and that would finance the new services. Gutsy call if you ask me.

To shorten up the story, it worked. The sales reps’ average production gradually increased to the point where it not only financed the program but made the office more profitable as well.

We now believe that the real estate industry is heading towards a shake up. To survive, brokerages are going to have to stop being landlords and go back to being brokerages. There will be no room for the middle of the road brokerages. There will be a market for people who want to do it themselves and there will be a market for people who want the absolute best in marketing, advertising, expertise and service.

We have since purchased the office in Kelowna and have converted our Vernon and Enderby B.C. offices to Vision 25 as well. The system has held true to its original form. Our customers are getting a level of service and marketing that far exceeds where most brokerages are at. We are supplying those services to our Realtors for no additional costs and our profits are up because our Realtor’s incomes are up in a market where times are tough. The pendulum swung and we are back to being partners with our Realtors, sharing the responsibilities of great service to our customers.

Bill Hubbard is owner/broker of Century 21 Executives Realty in Vernon and Enderby B.C. and Century 21 Assurance in Kelowna BC. He is a 23-year veteran Realtor, and an author and trainer. His book, the Encyclopedia of Selling Real Estate, is designed as an training manual for Realtors.
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