Lions Head Cliff Top Home/Cottage–$379,000 (#665)

Click on Photo for Full Listing Details

Here`s a rare offering on exclusive Moore Street with a Million dollar view.

Larger than it looks and newly renovated with lots of up-dates making it a beautiful place inside and out. Extra large kitchen with lots of cupboards and lots of counter space. Huge dining room which could be a family or rec room. Large living room with gorgeous stone wood fireplace and incredible views.

3 bedrooms. The master is large with ensuite. Another 4 piece bathroom, laundry facilities and large utility room. Hardwood and ceramic flooring with heated floors in both bathrooms. Steps to the Bruce Trail, close to sand beach, marina and Lions Head.

Important Warning: Kitec Plumbing

 

KitecWith the cold weather this winter, there’s nothing more comfortable than radiant heating, especially when it’s installed in your flooring or used for high-end treats like heated towel racks. However, if you’ve used a product known as Kitec in the installation of the radiant heat, some insurance companies won’t insure your home. This issue turned up in a house inspection recently and caught everyone by surprise.

Is this the new UFFI? It seems that the plumbers who originally installed Kitec have come to believe that if you have Kitec in your home, it will eventually cause a problem, not maybe but definitely.

If you have radiant heating in your house that is water heated and was installed between 1995 and 2007, call your plumber and have him or her certify that no Kitec was used. If you do find Kitec, the best thing you can do is replace it right away and join in the class action lawsuit at http://www.kitecsettlement.com to get some money to help the remediation.

What Is Kitec?

Sold between 1995 and 2007, Kitec is a piping system that was used both for carrying water throughout a home and supplying water to radiant heating systems. The Kitec system used brass fittings as well as blue and orange flexible piping, which was made from a mixture of polyurethane and aluminum. This system was initially thought to be a superior product to copper piping because the Kitec pipes are more flexible, easier to install, and less expensive than copper. In fact, many plumbers pushed for the use of Kitec over copper piping before it became apparent that the product was faulty.

Kitec was manufactured by the IPEX company, and has also been sold under a variety of other brand names including IPEX, PEX, AQUA, XPA, WARMRITE, Kitec XPA, AmbioComfort, Kerr Controls, and Plomberie Améliorée.

This is not the first time the IPEX company has come under fire for faulty products; in 1995, they recalled their brass compression fittings in both Canada and the US after it was discovered that the fittings reacted negatively with pipes, causing them to corrode and fail.

What You Can Get from the Class Action Settlement

If you’ve bought a home and discovered that it has Kitec in it, you may have trouble getting your home insured – it all depends on your insurance company. According to a 2013 article from the Nova Scotia Association of Realtors about the dangers of Kitec:

“Insurance companies assess risks based on their own claims experience, and some larger companies have not had enough bad experiences with Kitec to deny insurance. Some companies are denying insurance, however, most likely because they are not relying solely on their own claims experience, but avoiding all possible risks.”

Even if you haven’t been denied home insurance because of the product, you should still be able to receive compensation from IPEX in order to help you replace the Kitec.

In 2011, three class action lawsuits – one in the US, one in Québec, and one covering the rest of Canada – were brought against IPEX on behalf on anyone who owns or had previously owned a home with Kitec in it.

In 2012, all parties reached a settlement in which IPEX was forced to create a settlement account of US$125 million in order to compensate the claimants.

The settlement became effective as of January 9, 2012, and the deadline for filing a claim against IPEX is January 9, 2020, so if you believe you deserve compensation, be sure to visit http://www.kitecsettlement.com to see if you are eligible and to find out how to make a claim.

Sanela Kurtek.  This entry was posted in Toronto Real Estate News, March 5, 2015

KathySignature

 

 

 

Kathy Dimaline is a Real Estate Broker for RE/MAX Grey Bruce Realty Inc.  The comments on this Blog are the opinions, only, of Kathy Dimaline and do not constitute any legal advice or legal opinion and does not represent the interests or opinions of RE/MAX Grey Bruce Realty Inc., brokerage.

 

Secret Weapon–Bruce County Mapping

 

Looking for property on the Bruce Peninsula or other parts of Bruce County? Here’s a great tool to help you find out a lot of information on the property or properties you are interested in.

Bruce County Mapping is available to the general public. This program will provide you with the following major information: Lot size, legal description, property boundaries (not to be considered to be accurate), location, assessment information, tax information, satellite view, zoning, UTM co-ordinates…and much more. I’ll share what I know with you here…play with it and you will find it has many other uses.

Basics:

Go to: www.brucecounty.on.ca   (you can see the larger version of the images below by clicking on them)

Click Photo to go to Website

Click Photo to go to Website

 

 

Click on: Interactive Maps Tab, Click on “Go to the Page…”

 

 

 

Click on Photo to go to Website

Click on Photo to go to Website

 

 

Click on: The Pink Map (you may want to bookmark this page)

 

 

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Click on:  Query, in drop down box chose “Properties by”, then chose whether you want to use the address or the roll number (MLS #)

 

 

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Click on:  The Red Civic Address or Roll Number, on the right hand side of your screen

 

 

BruceCounty6From this, you will be taken to the actual property which will be outlined in red on the map.

 

 

 

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You will also receive a box with the property data…which includes Civic address (if there is one), roll number, legal description, assessment, property taxes, and property size.

 

 

At the bottom of the screen are a number of useful icons.  Always make sure you have made your icon choice first (so that it is hightlighted in red), then click on the location on the map.  The most useful are the zoom in and zoom out (+ -).  Use the “hand” icon to move around on the map.  The “i” icon will give you the data on any property that you click on.  The eraser will delete the outline around the property or any lines that you add…such as those you may create using the very useful measuring tool icon (ruler with two arrows and question mark).


BruceCounty7

BruceCounty9

 

The above gives you the basics.  For more details on a property you will have to do some experimenting.  Here are the common searches that I do on a property.

Zoning.  At the top of the map, click on the “View” tab, then click “Layer List”.  On the right hand side, click on “Municipality-Specific” and then click on “Northern Bruce Peninsula” (or any other Municipality listed), then click on “Zoning” (even though it looks like it’s already checked).

 

 

 

BruceCounty10You will then get a new map with different colours on it.  These are the different zoning codes.  For instance, yellow is R2 (Resort Residential), the Grey is RU1 (Rural Residential) and the dark Blue is “EH” (you can get more information about EH zoning on my Blog at:  https://kathydimaline.wordpress.com/2015/03/08/what-is-eh-zoning/

To obtain a legend of all zoning, Click on the “View” tab, then click on “Legend”–you will get a colour coded list on the right hand side.

For all Northern Bruce Peninsula zoning by-laws, click here:  http://www.brucecounty.on.ca/assets/departments/planning/files/NBP%20Documents/NBP%20CBL%202002%2054%20w%20Office%20Consol%20Dec%202014.pdf#page=1&zoom=auto,-15,397

BruceCounty8

Aerial Photographs.   Click on the “View” tab.  Click on “Layer List”.  On the right hand side, click on “Aerial Photography”.  Click on “Uncheck to simplify photo”…don’t forget to do this, even if it looks as though it is already checked.  Then click on the box next to “Spring 2010”.  You may have to wait awhile for it to come up.  You will have the property still outlined in red and be able to have a topographical view of that property with all it’s features.

 

 

 

 

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The Best Way to Get UTM Coordinates.  First, click on the “i” icon at the bottom of the screen.  Then, place your cursor on one of the corners of the property and click.  You will get a data box to the right, at the very bottom you will find the UTM codes (it’s not going to be 100% accurate, but will give you a very good idea).  You can then do each of the other corners.

 

 

 

This is a very useful tool.  I hope these instructions help.  Play around with it, you may find other uses.

Kathy

 

Kathy Dimaline is a Real Estate Broker for RE/MAX Grey Bruce Realty Inc.  The comments on this Blog are the opinions, only, of Kathy Dimaline and do not constitute any legal advice or legal opinion and does not represent the interests or opinions of RE/MAX Grey Bruce Realty Inc., brokerage.

 

Old Womans River Cottage–$119,000 (#662)

Click on Photo for Full Listing Details

Great entry level cottage on Old Woman`s River on the Bruce Peninsula.

This is a great spot for canoe or kayak or small motor boat with access to Lake Huron.

Two bedroom cottage with full 4 piece bathroom. Large kitchen and dining area. Large cozy living room with woodstove. Sunroom or family room. Cottage is in good shape and comes with pretty much everything you need to start cottage life today.

One bedroom bunky for guests. Storage shed for your tools, etc. Dock at the shore. Close to sand beach, Lions Head and all amenities. Tranquil area.

Home on 10 Acre Hardwood Forest–$295,000 (#661)

Click on Photo for Full Listing Details

Bruce Peninsula retreat is on 10 acres near Gillies Lake and Dyers Bay. Custom built home offers a bright and cheery living space. Open concept living, dining and kitchen with vaulted wood ceiling, cozy wood stove and lots of windows. Custom kitchen cupboards, stainless steel appliances, skylight and walkout to large deck.

Master bedroom, currently set up as a rec room, is super large with lots of windows and a full 4 piece ensuite. Main floor laundry.

Upper level has a 4 piece bathroom and two additional bedrooms, one is extra large with 2 skylights and the other is loft style overlooking the main living area. There’s a full basement, ideal for storage and work room. Large detached garage with loft that can be finished for extra living space.

Lovely hardwood bush. For additional privacy and adventure this property backs on to Cabot Head Nature Reserve and is only 1/2 km to the entrance of the Bruce Trail. See virtual tour for more details.

What is “EH” Zoning?

 

Beautiful Swamp

Beautiful Swamp

“EH” stands for Environmental Hazard…it’s not as bad as it sounds. It’s just an area on a property that’s water. EH could simply be low lying water.  Because we are predominantly rock in this area it often takes longer for water to absorb into the earth, so it tends to stay around a bit longer than usual.

 

Swamp Beauty

Swamp Beauty

“EH” could be a swampy area, where the water on a property is a bit deeper than just lying water. Swamps can be beautiful and attract lots of birds and other wildlife. I personally own a gorgeous swamp…the photos here are from my swamp property.

 

 

Wave Action Causes Uprush

Wave Action Causes Uprush

“EH” could also be expected water uprush from the lake. If you own a waterfront property wave action caused by storms or changes in water levels can cause water uprush and is designated as such with this zoning.

Other EH properties could be government zoned areas for environmental protection.  If it’s an environmentally protected area, the government does not want that specific area disturbed.

One advantage of having EH zoning on your property is that you may be able to  apply to the Ontario Government’s Conservation Land Tax Incentive program and have that area of the property exempt from taxes…really! I have another Blog on this…but you can find more information at:  http://www.ontario.ca/CLTIP

How do you know that there is “EH” zoning on your property? This zoning is all mapped out on the Bruce County website at:  www.brucecounty.on.ca

EH is Dark Blue

EH is Dark Blue

Knowing if you have EH is important mostly to those who are buying or selling vacant land.  Simply because you want to know if it can be built on. When a property is being sold, all registered real estate professionals must inform you of this and any other zoning that may affect your future use of the property. Usually you will see it on a listing under zoning. In any case it is something you should always enquire about and be sure you know what it’s impact means to your specific needs.  The map to the side is an example of some properties with EH.  EH is designated as the dark blue section.

Here’s the link to the Municipal by-law regarding “EH” zoning: http://www.davismclay.com/EH.pdf

“EH” zoning on a property will affect it’s value.  Know it’s impact and how it affects you.

 

Kathy Dimaline is a Real Estate Broker for RE/MAX Grey Bruce Realty Inc.  The comments on this Blog are the opinions, only, of Kathy Dimaline and do not constitute any legal advice or legal opinion and does not represent the interests or opinions of RE/MAX Grey Bruce Realty Inc., brokerage.