Market Beware: Condition-Free Offers

When it comes to purchasing a home, most offers include “conditions” (or “subjects” if you are in the provinces of British Columbia or Manitoba), which are requirements or criteria to be met before the sale can be finalized and the property is transferred.

Some of the most common conditions include:

* Financing approval
* Home inspection
* Fire/home insurance protection
* Strata document review if applicable

The purpose of these conditions is to protect the buyer from making a poor investment and ensure that there are no hidden surprises when it comes to financing, insurance, or the state of the property.

These conditions are written up in the purchase offer with a date of removal. This is agreed to by the seller before the sale is finalized. Assuming the conditions are lifted by the date of removal, the sale can go through. If the conditions are not lifted (perhaps financing falls through or something is revealed during the home inspection), the buyer can waive the offer and the purchase becomes void. 

In some cases, homebuyers choose to approach an offer without conditions. Below we have outlined the impact of what this means for buyers and sellers to help you better understand the risks and outcomes:

Pros of Condition-Free Offers

* Buyers: The main benefit of a condition-free offer for a buyer is the ability to “beat the competition” in a heated market. However, it is not without risks.
* Sellers: Typically, a condition-free offer will include a competitive price, willingness to work with the dates the seller prefers, and evidence that the buyer has already done as much research as possible. If time is sensitive for the seller because they are trying to purchase another home or want to move as soon as possible, they may also choose your offer over conditions offers to expedite the process.

Cons of Condition-free Offers

* Buyers: As a buyer submitting a condition-free offer, you are assuming a great deal of risk in several areas including financing, inspection, and insurance:

** Financing: While buyers may feel that they have a pre-approval and so they don’t require a condition to financing, it is important to recognize that a pre-approval is not a guarantee of financing. If you are submitting a condition-free purchase based on a pre-approval, buyer beware. The financing is subject to the lender approving the property and the sale; from the price and location to type of property or other variables the lender deems important. By submitting a condition-free offer without a financing guarantee (or an inspection, title check, etc.), there is a risk that the deal can fall through. Even when you do not include conditions on the offer, you still are required to finance your purchase. In addition, as deals are submitted typically with a deposit, there is a risk that if the condition-free offer falls through the buyer will lose their deposit. This amount can range vary in the thousands and is typically a percentage of the purchase price or down payment.
** Inspection & Insurance: If a buyer is also opting to skip the home inspection and home insurance protection conditions to have the offer accepted, then they assume huge risk as they do not know what they are getting and whether or not the property is up to code for insurance.
** Due Diligence: With condition-free offers, there is no opportunity for due diligence after the offer has been made. This requires the buyer to do all their research before their initial bid. Because it is firm and binding, a buyer who decides to back out will likely be met with serious legal ramifications. Submitting an offer without conditions is not due diligence and it is at the buyer’s behest.

* For Sellers: When it comes to the individual selling the property, there is less risk with condition-free offers but not zero. While the benefit is essentially there is no wait to accept the offer on the seller’s side, they do not know for sure if financing will come through.

Financing Around Condition-free Offers

When submitting a condition-free offer, it is essentially up to the buyer to do as much due diligence as possible before submitting. They will need to identify what the lender is looking for to make sure they walk away with a mortgage. Though approval is never certain, prospective buyers placing a condition-free offer should do their very best to secure financing beforehand.

Contractual Obligations

Be mindful when it comes to purchasing offers versus purchase agreements. While your purchase offer is a written proposal to purchase, the purchase agreement is a full contract between the buyer and seller. The purchase offer acts as a letter of intent, setting the terms you propose to buy the home. If financing falls through, for example, then the contract is breached and this is where the buyer may lose the deposit.

It is also important to be aware of a breach of contract in the event that a seller chooses to take action. For example, if you submit a condition-free offer of $500,000 and cannot secure financing for that offer and the seller turns around and is only able to get a $400,000 deal with another buyer, they could potentially sue the initial buyer for the difference due to breach of contract.

Preparing a Condition-Free Offer

If you have decided to go ahead with a condition-free offer, regardless of the risks, there are some things you can do to mitigate potential issues, including:

* Get Pre-Approved: Again, this is not a guarantee of financing when you do make an offer, but it can help you determine whether you would be approved or not.
* Financing Review: Identify what the lender is looking for to make sure they walk away with a mortgage. Though approval is never certain, prospective buyers placing a condition-free offer should do their very best to secure financing beforehand.
* Do Your Due Diligence: Look into the property and determine if there have been major renovations or a history of damage. This could come in the form of a Property Disclosure Statement. While this statement cannot substitute a proper inspection, it can help identify potential issues or areas of concern. If possible, conduct an inspection before submitting your bid/offer.
* Get Legal Advice: This can help you determine your potential risk and ramifications of the offer should it be accepted, or otherwise.
* Title Review: Be sure to review the title of the property.
* Insurance: Confirm that you are able to purchase insurance for the home. Keep in mind, an inspection may be required for this but in some cases, you can substitute for a depreciation report if it is recent.
* Strata Documents (if applicable): Thoroughly review strata meeting minutes and any related documents to determine areas of concern.

While there are things that can be done to help with condition-free offers, it is still risky. Ultimately submitting an offer with conditions gives you the time and ability to gather information on the above, as well as access to the property or home for inspections.

If you are intent on submitting a condition-free offer, be sure to discuss it with your real estate agent as they can determine if a condition-free offer is necessary, or if perhaps a short closing window would suffice to seal the deal. A good realtor will keep you informed of potential interest and other bids during the process as well. Their goal should be to maximize your opportunity and minimize your risk. In addition, before making any offers, be sure to contact me to discuss your mortgage and financing so you can make the best decision.

 

Tim Ward Mortgage Broker   705-351-2284 tim@wardmortgage.ca www.wardmortgage.ca     The Mortgage Centre - Hometown Financial #13028 Each Mortgage Centre is Independently Owned & Operated

With the current interest rates and economic scenarios, many Canadians may be looking for ways to bring in some extra cash. One option for this is to put your home equity to work and consider renovating your basement into a legal income suite! You can do this by using a secured credit line (home equity line of credit or HELOC) to help fund the upfront cash to make changes to your home.

A few things to consider before you invest in renovating to create an income suite include:

Zoning
Before looking into doing anything with an income suite, always double-check if you are zoned accordingly for a smooth renovation. If your zoning does not allow for secondary suites, see if you can rezone.

Local Regulations
Depending on your location, there may be particular regulations that you need to follow or be aware of regarding your suite.

A few examples of how the regulations can differ between provinces or cities include:

* In Coquitlam, you cannot have a suite that is more than 40% of the main house floor plan. You are also required to offer a parking spot for tenants.
* In Kelowna, you can only have one secondary suite and the home must have an "S" designation.
* In Calgary, updated zoning legislation has now made it easier to add income suites.
* Toronto has also proposed reforms that will make it easier to add suites.
* In Montréal, anyone carrying out a project involving the addition of at least 1 dwelling and a residential area of more than 450 m² (equivalent to approximately 5 dwellings) must enter into an agreement with the City of Montréal in order to contribute to the supply of social, affordable and family housing. It can be a new building, an extension, or the conversion of a building.

Visit the official municipal websites or consult local building departments to obtain accurate and up-to-date information on the rules and requirements in your area BEFORE getting started.

Insurance & Legal Considerations
Before adding your secondary suite, ensure that you have proper insurance coverage or the ability to add additional coverage to protect both the primary residence and suite. In addition, you will want to consult a lawyer and draw up a tenant or rental agreement for any potential tenants. Ontario has a mandatory standard lease agreement that all landlords must use.

Unit Layout and Design
If the zoning and regulations in your area allow you to build an income suite, the next steps are to look at the suite layout and dimensions. Confirm any size restrictions or minimum ceiling height requirements as you are laying out the design for the unit.

The unit should have, at minimum the following:

* A separate parking space for the renter.
* A separate entrance, kitchen, bathroom, and living/sleeping areas.
* Ventilation and soundproofing measures to enhance livability.
* Consideration of natural light.
* Interlink smoke detectors for primary and secondary residences.
* Separate, independently-controlled ventilation and heating system.
* Proper drainage, sewage connections, and utility separations.
* Outlets, circuits, and lighting that meet electrical code requirements.

Ensure that however your income suite is designed, you are hiring the appropriate building, plumbing, and electrical experts to ensure your suite is up to code and avoid any potential disasters.

Building & Trade Permits
Once you have confirmed that you are properly zoned and able to add an income suite and understand all the regulations for your area, you will want to draft your blueprints and submit a permit application, along with the fee, before you get started. For instance, in B.C. you are required to have a Building Permit for any suite to be considered legal.

IMPORTANT: Even if you are not required to have a building permit, it is important to get these permits for other aspects including insurance coverage should anything happen. Having a building permit will help protect your investment.

In addition to your building permits, you will need to get permits for any plumbing, electrical, and gas renovations prior to beginning your work.

Inspections & License
Once you have your permits and have begun construction, make sure you understand what inspections are required throughout the process and you schedule them accordingly with local authorities to ensure compliance with building codes, fire safety standards, and health regulations.

If the work meets all requirements, your suite will be approved. The last step is determining if you need a business license. This is not required if your family (parents, children, etc.) will be living in the suite. In Vancouver, for example, if you intend to rent out your suite long-term, you DO need a license. Be sure to check any rules on this in your area.

Incentives
Beyond the ability to earn extra income per month, there are a few additional government incentive programs when it comes to suites including:

* First Nations: If you live on a First Nations reserve, you may be eligible for federal funding that will provide up to $60,000 to help you build an inexpensive secondary suite rental linked to your principal home. If you live in a northern or remote area, this amount is increased by 25%. This is a 100% forgivable loan that is not required to be paid back assuming all guidelines are followed.

* Residential Rehabilitation Assistance Program (RRAP) – Secondary and Garden Suites: This program is open to all First Nations or individual First Nation members, particularly those who own a family home that can be converted to include a self-contained suite for a senior or adult with a disability.

* Multigenerational Home Renovation Tax Credit: A credit for a renovation that creates a secondary unit within the dwelling to be occupied by the qualifying individual or a qualifying relation. The value of the credit is 15% of the lesser of qualifying expenditures and $50,000.

* British Columbia: Beginning in early 2024, BC homeowners will be able to access a forgivable loan of 50% of the cost of renovations, up to a maximum of $40,000 over five years, for income suites.

* Ontario: There are multiple secondary suite programs throughout Ontario, depending on your region. These loans provide $25,000 to $50,000 in funding and are forgivable assuming continuous ownership for 15 years.

While it is important to look online and do your research. Your best resource will be visiting local authorities at the “City of” to confirm that you completely understand the considerations before moving forward with implementing an income suite.

The First Home Savings Account (FHSA) is specifically designed to help first-time homebuyers save for their down payment without having to pay taxes on the interest earned on their savings.

This means that the interest earned on the savings in the account is not taxed, nor are withdrawals from the account. Plus, since your contributions to this account are not taxed, your money will have the opportunity to grow faster in an FHSA than a traditional savings account.

If you are interested in creating a FHSA, there are a few things to note:
- This savings account is eligible to Canadian residents who are at least 18 years of age.
- You are a first-time homebuyer - you and/or your spouse or common-law partner have not owned a home where you lived in the year in which you open the account or at any time in the previous four years.
- Allows you to contribute tax-free for up to 15 years.
- The maximum contribution is $8,000 annually, plus up to $8,000 of your unused contribution room*.
- Maximum lifetime contribution limit is $40,000.
- Setting up automatic contributions can help you stay on track.
 

*You can carry forward any unused FHSA contribution room from the prior years up to a maximum of $8,000 (subject to your lifetime contribution limit of $40,000). Therefore, if you contribute less than $8,000 in a given year, you can contribute the unused amount in a subsequent year in addition to the $8,000 annual contribution limit for that year.
 

Another thing to consider is combining the First Home Savings Account (FHSA) with the Home Buyers’ Plan (HBP) to help you purchase a qualifying home. The Home Buyers’ Plan (HBP) allows you to withdraw up to $35,000 from your RRSP to buy a home. Keep in mind, you will need to repay the amount you draw for the Home Buyers’ Plan within 15 years back to your RRSP, PRPP or SPP.
 

If you are interested in setting up an FHSA or learning more, please don’t hesitate to contact me today!

 

 

 

 

 

Southern Georgian Bay is your go-to area for a thrilling mountain biking experience for enthusiasts and adventure-seekers. With a variety of trails suitable for riders of all levels, this region has become a magnet for mountain biking fans from around the world. In this blog post, we'll explore some of the most exciting trails in the area and share where you can find top-notch biking equipment to enhance your riding adventures.

 

Trails

 

3 Stage 
Located approximately 10 minutes west of Collingwood up the escarpment, the 3 Stage trail system is renowned for its high-octane adventure and breathtaking views. This network of singletrack trails offers a variety of terrains, from technical descents to challenging climbs that will put your skills to the test. 
For more information and trail maps, visit: 3 Stage Trails

 

Kolapore 
Kolapore, located in Grey Highlands offers a more rugged experience for intermediate and advanced riders, with tight twists and turns that will keep you on your toes. Traverse the undulating trails as you immerse yourself in nature's embrace, and be sure to take in the spectacular views from the ridgelines.

For more information and trail maps, visit: Kolapore Trails

 

Blue Mountain
Blue Mountain needs no introduction for mountain biking enthusiasts. As a world-class resort destination, it offers an array of thrilling downhill trails that will satisfy even the most seasoned riders. The bike park here features an extensive network of trails, ranging from flowy berms to technical rock gardens. Whether you're a beginner or an expert, Blue Mountain has something for everyone.

For trail maps and additional details, visit: Blue Mountain Bike Park

 

Loree Forest
Loree Forest offers a mix of beginner-friendly and intermediate trails that wind through serene woodlands and open fields. Whether you're looking for a leisurely ride or a family-friendly outing, Loree Forest caters to all skill levels.

Learn more about Loree Forest trails at: Loree Trails

 

Wasaga Beach
When you think of mountain biking, beaches may not be the first thing that comes to mind, but Wasaga Beach has a variety of trails perfect for any level such as the Blueberry Plains Trail, the Seven Beaches Route, and the Veterans Loop. 

For trail details, visit: Wasaga Beach Biking

Duntroon Highlands
Duntroon Highlands offers an extensive network of cross-country mountain biking trails that cater to riders of all levels. This area is known for its rolling terrain and well-groomed paths that meander through meadows and woodlands. Beginners can enjoy leisurely rides, while advanced riders can tackle the more technical sections and jumps.
For trail maps, check out: Duntroon Highlands

 

Equipment Stores

 

Kamikaze
Kamikaze is a premier mountain biking store located in Collingwood. With a wide range of bikes, gear, and accessories, Kamikaze caters to both beginners and seasoned riders. The knowledgeable staff are passionate about biking and can help you find the perfect equipment tailored to your needs.

Find out more at: Kamikaze Bikes

•  

Little Ed's
Little Ed's in Collingwood is a beloved local bike shop known for its personalized service and extensive selection of bikes and gear. Whether you're looking to purchase a new bike or need maintenance for your current one, the friendly team at Little Ed's will ensure you're well-equipped for your mountain biking adventures.

Visit: Little Ed's Collingwood

•  

Skis and Bikes
Located in Collingwood, Skis and Bikes is a year-round haven for biking enthusiasts. With a wide range of mountain bikes, protective gear, and expert advice, this store has everything you need to hit the trails confidently. Whether you're a mountain biking rookie or a seasoned pro, Skis and Bikes has you covered.

Explore more at: Skis and Bikes

 

Smittys 
Smittys in Thornbury is a well-established bike shop known for its friendly service and quality products. Whether you need a new bike, bike accessories, or bike repairs, Smittys offers a wide range of options to cater to your mountain biking needs.

Check out Smittys at: Smittys

 

Pedal Pushers
Pedal Pushers offers personalized coaching services, road, gravel and mountain bike clinics and tours to all levels of cyclists who are looking not only to improve their bike handling skills, but explore new and exciting terrain on and off road. Pedal Pushers coaches are NCCP trained and have years of racing experience at the elite and masters level. 

Find out more at: Pedal Pushers

 

 

Before banks or lending institutions can consider loaning money for a property, they need to know the current market value of that property. The job of an appraiser is to check the general condition of your home and determine a comparable market value based on other homes in your area. This is required for any buy or sell situation.

To help make the appraisal as smooth as possible and ensure you are getting top market value, check out the tips below:

1. Clean Up: The appraiser is basing the value of your property on how good it looks. A good rule of thumb is to treat the appraisal like an open house! Stage it as you would a home for sale, clean and declutter every room, vacuum, and scrub – even consider adding a fresh coat of paint - to ensure your home is as presentable and appealing as possible. Where applicable remove personal stigma items such as alcohol or drug paraphernalia, any controversial pictures or flags, etc.

2. Curb Appeal: First impressions can have a huge impact when it comes to an appraisal. Spending some time ensuring the outside of your property from your driveway entrance to front step is clean and welcoming can make a world of difference. Cut grass, water plants, maybe add flowers or hanging baskets to make things feel inviting and stage the yard with some lawn furniture to make it look like its own space.

3. Visibility: The appraiser must be able to see every room of the home, no exceptions. YES, ever singly room including outbuildings, garage, closets, basement… Refusal to allow an appraiser to see any room can cause issues and potentially kill your deal. If there are any issues with any spaces of your home, be sure to take care of them in advance to allow the appraiser full access. NOTE: If there are tenants in your home, ensure you give them appropriate amount of notice for access. YES, every single room, outbuilding, closet, garage needs access. Otherwise, the appraiser will have to return at added expense to you.

4. Upgrades and Features: Ensuring the appraiser is aware of any upgrades and features can go a long way. Make a list and include everything from plumbing and electrical to new floors, new appliances, etc. This way they have a reference as to what has been updated and how recent or professional that work was done. Knowing the age of the roof and HVAC items like water tank is important. Also, ensure the breaker box is MIN 100amps as most lenders cannot finance a home with amps under 100; older homes from the 1930 area are generally only 60amps. The same goes for knob and tube versus breaker set-ups. Upgrading is important and will add value.

5. Be Prudent About Upgrades: While the bathroom and kitchen are popular areas, they are not necessarily the be-all-end-all for getting a higher home value. These renovations can be quite costly so it is a good idea to be prudent about how you spend your money and instead, focus on easy changes such as new paint, new light fixtures or plumbing and updated flooring to avoid breaking the bank while still having your home look fresh. Removing clutter, adding a new coat of paint and doing a deep clean will help make these spaces shine.

6. Know Your Neighbourhood: You already know where you live better than the appraiser. Taking a look at similar homes in your neighbourhood and noting what they sold for will give you a ballpark. If your appraisal comes in low, you will be prepared to discuss with the appraiser the examples from your area and why you believe you property is worth more. In addition, keep in mind that appraisal values are based on recent sales data; if there have been zero sales in the area recently and time allows it, hold off on getting an appraisal done until some sales have been evident to ensure you’re getting the most value.

7. Be Polite: The appraiser is there to get in and get out so let them have the run of the house while they are there. Do not follow them around and avoid asking them too many questions or making too many comments and simply be prepared should they have questions. Once they have completed the review of your home, that is a good time to bring up any comments you might have. Remember, the actual onsite inspection usually is only 15 minutes through the house but typically, the bulk of work for appraisals is at the desk, reviewing sales and other forms of research to create the appraisal report.

8. Know The Costs: Every appraiser charges differently. If the lender allows for ordering appraisals direct, then I can shop around and fetch you the best price.

Don’t forget to contact me if you have any questions about your existing home or mortgage, or if you are looking to sell and relocate in the future!

 

 

 

 

 

Brunch has become a beloved weekend tradition for many food enthusiasts. Whether you're a local resident or a visitor exploring the area, one activity that should not be missed is enjoying a delightful brunch. From cozy cafes to elegant bistros, the Georgian Bay area boasts a variety of brunch spots to suit every taste. In this blog post, we will explore some of the top brunch places in Collingwood, Blue Mountain, Thornbury, Meaford, Wasaga Beach, Nottawa, and Stayner. So grab your appetite and let's dive in!

 

Brunch in Collingwood

 

Poppy's French Bistro
80 Simcoe St, Collingwood
Website: Poppy's French Bistro

 

Poppy's French Bistro is a charming eatery that brings the flavors of France to Collingwood. Indulge in their delectable croissants, savory crepes, and classic French dishes. The cozy ambiance and attentive service make this bistro a must-visit for brunch lovers.

•  

Lakeside Seafood & Grill
9 Harbour St E, Collingwood

Website: Lakeside Seafood & Grill

 

For those craving a waterfront dining experience, Lakeside Seafood & Grill offers a stunning view of Collingwood's harbor. Their brunch menu features fresh seafood options, hearty breakfast classics, and a selection of tasty cocktails. Don't miss their famous lobster benedict!

•  

Duncan's Cafe 

60 Hurontario St, Collingwood

Website: Duncan’s Cafe

 

Duncan's Cafe is a local favorite that serves up comfort food with a modern twist. Their brunch menu includes mouthwatering dishes like stuffed French toast, gourmet omelets, and stacked pancakes. Be sure to try their specialty coffee creations too!

 

Eggsmart
115 First Street, Collingwood

Website: Eggsmart

 

Eggsmart is a casual brunch spot perfect for families and friends. With an extensive menu offering a wide range of breakfast and brunch options, everyone can find something they love. Their friendly service and cozy atmosphere make it a go-to destination.

•  

The Iron Skillet 

49 Huron Street, Collingwood

Website: The Iron Skillet

 

The Iron Skillet is renowned for its homestyle cooking and generous portions. Their brunch menu features classic breakfast staples, such as eggs benedict, pancakes, and hearty skillets. With locations in Collingwood and Wasaga Beach, you can enjoy their delicious offerings in two scenic settings.

 

Georgian Family Restaurant
401 Hume Street, Collingwood

Website: Georgian Family Restaurant

 

Georgian Family Restaurant is a local institution known for its hearty and affordable brunch options. From fluffy pancakes to traditional eggs and bacon, they serve up all the breakfast favorites in a welcoming environment.

 

Heavenly Cafe 

10 Keith Ave, Collingwood

Website: Heavenly Cafe

 

True to its name, Heavenly Cafe provides a heavenly brunch experience in Collingwood. Their menu features creative twists on brunch classics, including stuffed brioche French toast and savory breakfast bowls. With a cozy atmosphere and friendly staff, this cafe is perfect for a relaxed brunch outing.

 

Press Market
10 Keith Ave, Collingwood

Website: Press Market

 

Press Market combines a trendy cafe with a gourmet market, making it a brunch destination with a unique twist. Enjoy their artisanal sandwiches, freshly baked pastries, and specialty coffee. Don't forget to explore the market afterward for local goodies to take home! 

•  

Journey's Cafe 

30 Mountain Road, Collingwood

Website: Journey’s Cafe

 

Journey's Cafe is a cozy and rustic cafe that focuses on serving locally sourced and organic ingredients. Their brunch menu offers wholesome dishes like avocado toast, grain bowls, and vegan options. Enjoy the warm atmosphere and friendly vibes while savoring their delicious creations.

 

BRUNCH IN The Blue Mountains

 

Oliver and Bonacini
220 Gord Canning Dr, The Blue Mountains

Website: Oliver and Bonacini

 

Located in the heart of Blue Mountain Village, Oliver and Bonacini is a sophisticated brunch destination. Their menu showcases upscale dishes crafted with locally sourced ingredients. The elegant ambiance and mountain views create a memorable dining experience.

 

Gustav Chophouse
10 Vacation Inn Dr, Collingwood

Website: Gustav Chophouse

 

Gustav Chophouse is a steakhouse that takes brunch to a whole new level. Indulge in their decadent brunch offerings, including steak and eggs, lobster benedict, and gourmet burgers. With its elegant ambiance and top-notch service, Gustav Chophouse is a brunch destination worth visiting.

•  

The Pottery
110 Jozo Weider Blvd, The Blue Mountains

Website: The Pottery

 

Located in Blue Mountain Village, The Pottery offers a cozy and welcoming atmosphere for brunch enthusiasts. Their menu includes hearty breakfast skillets, fresh salads, and mouthwatering sandwiches. Make sure to try their signature pottery bowl dishes for a unique dining experience.

•  

Sunset Grill

190 Jozo Weider Blvd, The Blue Mountains

Website: Sunset Grill

 

Sunset Grill is a beloved Canadian brunch chain with locations in Blue Mountain and Wasaga Beach. Known for their all-day breakfast options, their menu features classics like eggs benedict, waffles, and fluffy pancakes. Start your day off right with a hearty meal at Sunset Grill.

 

Alphorn
209881 ON-26, The Blue Mountains

Website: Alphorn

 

Alphorn is a hidden gem nestled in Craigleith, known for its Alpine-inspired cuisine. The brunch menu showcases Swiss specialties like rösti, bratwurst, and Swiss-style omelets. The cozy chalet atmosphere adds to the dining experience.

 

BRUNCH IN Thornbury

 

The Mill
12 Bridge St, Thornbury

Website: The Mill

 

The Mill is a picturesque restaurant located in Thornbury's historic mill. On Sundays, they offer a delightful brunch menu featuring fresh and locally sourced ingredients. Enjoy their farm-to-table dishes while taking in the rustic charm and scenic views.

•  

Thornbury Bakery

12 Bruce St S, Thornbury

Website: Thornbury Bakery

 

Thornbury Bakery is a beloved local establishment known for its freshly baked goods and cozy cafe. Their brunch offerings include flaky pastries, gourmet sandwiches, and quiches. Pair your meal with a cup of their artisanal coffee for the perfect brunch experience.

 

Orchid 

81 King St E, Thornbury

Website: Orchid

 

Orchid is a hidden gem in Thornbury, offering classic brunch favourites. Their all day breakfast menu features eggs benedict, savoury omelets, and indulgent French toast. Experience a delightful blend of cultures at this charming eatery.

 

•  

BRUNCH IN Meaford

 

Eggcitement Bistro 

16 Nelson Street W, Meaford

 

Eggcitement Bistro in Meaford lives up to its name, serving up exciting brunch options. From their signature eggs Benedict variations to unique omelets and breakfast burritos, this bistro offers an array of flavorful dishes to satisfy any brunch craving.

 

McGinty's Cafe 

45 Sykes St N, Meaford

 

McGinty's Cafe is a cozy spot in Meaford where you can enjoy a leisurely brunch. Their menu features classic breakfast staples, homemade baked goods, and specialty coffees. Relax in their welcoming atmosphere and indulge in their delicious offerings.

 

The Dam Pub 

72 Sykes St N, Meaford

Website: The Dam Pub

 

The Dam Pub is a charming English-style pub in Meaford that offers a delightful Sunday brunch experience. Feast on traditional English breakfast fare, including bangers and mash, black pudding, and eggs with soldiers. Combine your brunch with their impressive selection of whiskies for a truly unique experience. 

•  

BRUNCH IN Wasaga Beach

 

Stacked Pancake & Breakfast House 

1890 Mosley St, Wasaga Beach

Website: Stacked Pancake & Breakfast House

 

Stacked Pancake & Breakfast House is a haven for pancake lovers in Wasaga Beach. Their menu boasts a wide variety of pancake flavors and toppings, along with other breakfast favorites like omelets and Belgian waffles. Enjoy a stack of fluffy goodness at this popular brunch spot.

•  

Georgian Circle Family Restaurant 

1441 Mosley St, Wasaga Beach

Website

 

Georgian Circle Family Restaurant is a family-friendly establishment in Wasaga Beach, serving up generous portions of classic brunch dishes. From hearty breakfast platters to fluffy pancakes, their menu satisfies both cravings and appetites. Bring the whole family for a delightful brunch experience.

 

The Iron Skillet 

1531 County Rd 92, Wasaga Beach

Website: The Iron Skillet

 

The Iron Skillet in Wasaga Beach, like its Collingwood counterpart, offers delicious homestyle cooking for brunch. Indulge in their breakfast skillets, loaded omelets, and freshly baked goods. With its warm and inviting atmosphere, The Iron Skillet is a great choice for a satisfying brunch.

 

Beacon Restaurant 

146 45th St N, Wasaga Beach

Website: Beacon Restaurant

 

Beacon Restaurant is a long-standing institution in Wasaga Beach, serving up classic diner fare. Their brunch menu includes traditional breakfast options, hearty sandwiches, and comfort food favorites. Enjoy a relaxed and casual brunch experience at this local favorite.

 

Match Eatery & Public House 

88 Lyons Ct, Wasaga Beach

Website: Match Eatery

 

Match Eatery & Public House combines a pub atmosphere with a brunch menu that caters to all tastes. From traditional breakfast platters to innovative brunch creations, their menu offers something for everyone. Pair your meal with one of their craft beers or signature cocktails.

 

BRUNCH IN Nottawa

 

The Nottawa General 

4206 Simcoe County Rd 124, Nottawa

Website: The Nottawa General

 

The Nottawa General is a charming country market and cafe located in Nottawa. Their brunch menu features fresh, seasonal ingredients in dishes like avocado toast, breakfast wraps, and quiches. Explore the market's unique offerings before or after your delicious brunch.

•  

BRUNCH IN Stayner

 

Charlie's Diner 

7423 ON-26, Stayner

Website: Charlie’s Diner

 

Charlie's Diner in Stayner is a classic roadside diner that serves up hearty brunch options. From traditional breakfast platters to homemade pies and milkshakes, they provide a nostalgic dining experience with a friendly and welcoming atmosphere.

 

Bluewater Fish & Grill 

7159 ON-26, Stayner

Website: Bluewater

 

Bluewater Fish & Grill is a hidden gem in Stayner, offering a seafood twist on brunch. Their menu includes seafood omelets, smoked salmon benedict, and fish tacos. If you're a seafood lover, this brunch spot is a must-visit. 

 

Grazeland Eatery & Market 

7268 Main Street, Stayner

 

Grazeland Eatery & Market is a unique establishment in Stayner that combines a farm-to-table eatery with a market. Their brunch menu showcases fresh and locally sourced ingredients in dishes like farm-fresh egg sandwiches, gourmet salads, and artisanal charcuterie boards.

 

 

The First Home Savings Account (FHSA) is specifically designed to help first-time homebuyers save for their down payment without having to pay taxes on the interest earned on their savings.

This means that the interest earned on the savings in the account is not taxed, nor are withdrawals from the account. Plus, since your contributions to this account are not taxed, your money will have the opportunity to grow faster in an FHSA than a traditional savings account.

If you are interested in creating a FHSA, there are a few things to note:
- This savings account is eligible to Canadian residents who are at least 18 years of age.
- You are a first-time homebuyer - you and/or your spouse or common-law partner have not owned a home where you lived in the year in which you open the account or at any time in the previous four years.
- Allows you to contribute tax-free for up to 15 years.
- The maximum contribution is $8,000 annually, plus up to $8,000 of your unused contribution room*.
- Maximum lifetime contribution limit is $40,000.
- Setting up automatic contributions can help you stay on track.
 

*You can carry forward any unused FHSA contribution room from the prior years up to a maximum of $8,000 (subject to your lifetime contribution limit of $40,000). Therefore, if you contribute less than $8,000 in a given year, you can contribute the unused amount in a subsequent year in addition to the $8,000 annual contribution limit for that year.
 

Another thing to consider is combining the First Home Savings Account (FHSA) with the Home Buyers’ Plan (HBP) to help you purchase a qualifying home. The Home Buyers’ Plan (HBP) allows you to withdraw up to $35,000 from your RRSP to buy a home. Keep in mind, you will need to repay the amount you draw for the Home Buyers’ Plan within 15 years back to your RRSP, PRPP or SPP.
 

If you are interested in setting up an FHSA or learning more, please don’t hesitate to contact me today!