Andrew Choubeta
Sarah: So, I'm going to introduce Andrew Choubeta, who is a paralegal, primarily dealing with landlord and tenant law in Ontario. His firm primarily deals with tenant, evictions, and renovation applications with a landlord and tenant board. Andrew. Welcome.
Andrew: Hello.
Sarah: So, we did a bit of a live yesterday can you share some Halloween pre-horror stories and you give us some great ones, but before we get into that there's a few questions and we've got some questions as well that we've received when we said you're going to be coming on from our audience. So, I'm going to ask you and you can provide the best answer. And obviously we'll have your information afterwards where people can reach out, but what are the new changes in the LTB?
Andrew: So, we're seeing a lot of new changes predominantly dealing with real estate investing, right?
So, we're seeing a lot of changes to do something called the application, which is renovation, demolition and all that good stuff. So, predominantly these days now, I don't know if some of your listeners or your watchers are aware.
So, we're seeing a lot of changes and disclosure in regards to what you've been up to, either that being your investments trusts or REIT or a singular investor, that's done 10, 15, 20 or 30 flips in the past couple of months or years.
And of course, there's a lot of reasons as to why citizen national groups and tenant action groups have been very prominent at trying to enforce these rules and getting a better picture as to what real estate investors have been up to in the past couple of years. So, we've seen a lot of those.
In addition to that, the board is getting a lot more fastidious and the law has been getting a lot more sustained in regards to dotting your I's and T's on those applications you're permitting and what you need to get going closer to a hearing. So, as it stands, things are getting a little bit more difficult these days in regards to putting applications in for specifically demolition and renovation.
But there's still a lot of options that people are taking in this. A lot of things to do. If you are going to that.
Sarah: Okay. Awesome. Thanks for sharing and this is for Ontario. How long are people typically waiting for their files to be completed depending on the type of file it is that they're submitting?
Andrew: So, I get this question and I've gotten it this week probably about 11 times.
Maybe even more than that for some of my clients it's a million-dollar question. The reason why the truthful answer is even through my colleagues and other offices, we try to average out an idea or a rough idea. If you have a non-payment of rent situation where it's typically seeing it's called an end for, we're seeing those insights, we'll say Hamilton test.
Those are typically between three to five months of length of time that it takes. And then, if you're in somewhere like Georgian Bay. Then it's a lot less. It's been a month and a half.
I've seen an application that Beaverton that was registered filed and then I had a hearing date within two weeks. So, what I'm seeing is mostly the population density and then the amount of applications in that area. So, if you are doing it on people that were in a situation in Toronto, that could be difficult, right. And you're seeing 8, 9, 10 months typically. But Other things like not payment of rent and twelves for purchasers moving in or taking possession and all these other things typically would run anywhere between five to six months.
So, I would say on an average scale, you're looking anywhere between four months to eight months is typically what your matter's going to take in time. So, if you're considering doing something should give you that time.
Sarah: Do you think that now the virtual option is making things more difficult or quicker, or what's your take on that? Because obviously, it used to be in person and now a lot of the hearings are happening over zoom.
Andrew: This is my opinion of what I'm finding for a tenant. It's a lot harder for a landlord. It's a lot easier, significantly. Now we could do, let's say I'm doing multiple files for a single investor or large-scale renovation. I can do 10, 11 applications in a day, and I can be in multiple places in multiple different districts in multiple rooms, and all of them are going through quite quickly, contested, non-contested matters, et cetera. So, on a landlord's side of things, it's actually significantly easier.
It's just the problem is technology for everyone. It's a singular thing and it can be very difficult, right? If you have an older investor that may not know how to use zoom, all these other things, but for a practitioner, for me, if I'm representing someone it's significantly easier, I can have an investor in Costa Rica, Hong Kong previously would not be able to attend, now they can do it over the phone. I can tie them in through my phone line. And which sometimes I have to do. So, it's making things significantly better for them in my opinion.
Sarah: Do you think it's something that they're going to keep? If when things are told.
Andrew: They're never going back, they are never going back.
They just can't have one document matter that has 94 applications. One previously an L2 doc, it would be, 10 to 15. Now it's even more than that. Now it's 30, 40, 50 special hearings, 10 to 15 per matter, but they're growing, the system is not decreasing and expanding quite rapidly.
You're getting more issues and more density, propagation issues. I don't see this as ever ending before I would see two or three of my colleagues inside a zoom room. Now I see 15, 20, 30 and you're having five to six judicators inside per hearing. So, yeah, it's moving a lot faster and this is good. This is very good.
Sarah: So, I'm on a lot of Facebook groups, the landlord tenant groups. And once in a while I see some links to watch some of the hearings. How does somebody go ahead and do that? If they want to know what the hearings are because I'll tell you, I think it's quite interesting to see what people are debating and going to court over. Just from a learning standpoint, sometimes it's entertaining, but also just to get a good grasp on what's happening out there and potentially creating a little list of tenants that you don't want to run to.
Andrew: Yeah. If you are a real estate investor or a landlord, and you haven't been into the landlord tenant board, you haven't seen it, you haven't viewed it, you're not really an investor in my opinion. It's just that the RTA is your bread and butter. It's governance, everything you do, it'd be like stock trading not knowing about securities law. It just doesn't make any sense. And this will be no different.
You could certainly go into and, I don't think there'll be in-person hearings anymore for a significant period. If at all, ever again you can get the links. Typically, you can get them from a notice of hearing from a lot of people, and share them online. The links are actually people just don't really know that it's a Bitly link and its room 118 and then room 119 and then 200, you can actually just change the URL code and you can get into those rooms. And hearings are Tuesdays, Wednesdays, Fridays, typically from nine to three.
So, the hearing blocks run from 9:00 AM to noon and 1:00 to 4:00 PM. And the links aren't readily available, but you can call the Landlord Tenant Board and actually get them. I don't believe they're actually listed or posted anywhere online, but you can call a lot of people, share them. So, it's not going to be hard to find you can just Google it and it should come up somewhere in the Facebook group, but I would highly recommend you see it because it's not what you think.
People like to think that it's like They see law and order. That's not what it is. It really isn't, you should definitely take a look at exactly what it is. It's a lot more different from the people's court.
Sarah: Yeah. Most of the cases are not as entertaining. Unfortunately.
However, I will say it is a really good opportunity just to understand how it is. And if you haven't been to the landlord courts, tenant and tenant courts this is a really easy way you can hop on, you can hop off and they accept you and they know you're in the room.
You can go under an observer and you just observe.
Andrew: Yeah, quite fun.
Sarah: It is quite fun. To me it's better than watching TV.
Andrew: Yeah, I think it was about two or three weeks ago. I think it was telling you this about the recent last time we were on yesterday on that quick show and tell.
So, it was a matter that I was aware of, and then we actually made it into the newspaper. I was dealing with it for a portion, and then it went to another one of my colleagues. It was a newspaper inside Toronto. It's a tendency that has started. And the lady in the tenancy in the unit had actually purchased a Cougar.
Sarah: This is a real-life Cougar? like a cat?
Andrew: Oh yeah, about 190, 200 pounds, very large animal. She was a dancer. She would use inside her show she used to tour all over Canada and the animal had its own cage. It was very professional.
The condo itself was not a cheap place. It was on Lakeshore and rent was about $5,000 a month. So, it was quite an expensive high-end area. But you can imagine people in the condominium were not to have someone with a live animal or exotic animal in the place. And but what's funny is well and very technical about it is that it was completely legal.
Now, you can imagine the owner wants that animal out of the property as quickly as possible, but in the end it was actually registered as a personal support animal. And even these days, a rattlesnake can make it as such or a boa constrictor, as long as it's not really a significant danger to another individual, you're fine with it.
Yeah, that was difficult to deal with. And you can imagine all the neighbors and all the complaints, the condominium trying to move forward on it. But at the same time, the board's rules are rules and the same thing with other issues that I've dealt with. And there was another individual who had some extra curriculars inside of property that I was aware of. So, I don't know if some of your watchers know about Patreon, an online sort of tip service that you can pay for creators and that type of thing. And this person ran a religious entity out of a lot of properties and they would have sexual services at that unit.
And that's what they were doing perfectly fine. If that's what you're into doing. And This person was making 7, 10, $11,000 per month of these units. And had EMS, always on site. It was very professional. It was run like a business, but since it was funneled through another entity it's legal.
Perfectly fine than actually breaking any laws, but you can imagine for the landlord and especially with another practitioner on the other side, it's very difficult to remove people on that basis, but if you look at the situation easily, of course the person has to leave. We can have someone like this at our property; it's not cut and dry.
So, there's a lot of issues. I've had people build whaling weapons and fire them off inside their homes. I've seen people try to drive bulldozers through properties. I've seen people create large effigies inside their backyards and scarecrows. It's a smorgasbord of a lot of bizarre things that you'll see every single day.
Sarah: Can I ask? So, what's the main thing right now throughout the pandemic? I would say in the last year and a half what are you seeing most often as an issue?
Andrew: As an issue? Okay. The largest of course is just non-payment of rent. That's a lot. It's COVID, that's what's going to happen, but in the sense of problems that are unique. It's actually illegal body rub parlors. I'm getting a lot of those. I have about 50 to 60 of those quite significant body rub parlors, massage parlors.
So, a lot of the units inside Lower Hamilton and that, they were being rented out like that. So, we're seeing a lot of those. And then from there, a lot of significant maintenance issues, not on the side of the landlord, but for tenants, a lot of that has been popping up predominantly around maintenance of rooms and lawn care and that type of thing.
There have been a lot of changes with those provisions inside the past couple of months. So, you're seeing a lot of those as well, typically.
Sarah: Okay. Cool. I hope you don't mind. I'm going to ask you a question. That's not on this list. But I think it's actually important and I hope you don't mind sharing, but there's a debate about short-term, mid-term, being part of the RTA and what happens if the tenant doesn't leave? And I think you sent me something from a resolution back in, in December. Are you able to just share? because I know a lot of people think there's like this 28-day thing. So, as soon as you've got a short-term tenant or midterm goes past the 28 days, then they become the long-term tenant and they become part of the RTA.
Are you able to decipher a little bit of that?
Andrew: Oh, okay. Yes. So, for example, I'll share it with you and you can give it to your listeners. It's a decision. I think what you're assessing is the Airbnb and short-term rental issue. Every landlord needs to have this decision.
Sarah: You guys, need to have this because if you're midterm and your tenant will not leave and I'm a tenant, like you don't want to be able to have some proof. So, go ahead.
Andrew: Yeah. So, there's a provision with most law enforcement. These days, Hamilton, Toronto, they just won't remove a person. If they're living and there's a whole debate about that as well, because seemingly enough what classifies as a person living in a unit, if they're homeless, they'll be kicked out. It's very weird. But the people, it's more of a political thing. I'm not gonna really go into that too much, but there's a lot of people that are being removed from properties. Do you know, and not being forced on the squatter rights or going to trespass to dwelling or breaking and entering all these other things.
People have been breaking into units instead of apartment buildings that are completely vacant and just living there. And the police will not remove them. They will not. They will force you to go to the board to do something like an A1 application or other types of applications. And then they'll put it out.
They'll put them out. If the sheriff is involved. What's the decision I provide you with is that, and specifically there is a provision. If you're doing a con like an Airbnb or VRBO, or one of those in a short-term rental that is not covered on the residential tenancies act. I'll explain it again. So, people, I know I'm going to hear it from a lot of the other practitioners, lawyers.
They all see it and may hear it is not covered under the RTA. It is a commercial unit. That is what the board is designated. It's a recent decision. If you have that and you show it to a police officer, they will remove that tenant.
Sarah: And this is recent as of December of 2020. And I think that's important. That is an important change for probably the better for us that we have this ruling that was done from a similar situation where you had a tenant that was supposed to be short-term. But all of a sudden, they were in the unit and they were trying to be that long-term tenant.
Andrew: Yeah. There's a lot of people that have been doing this, especially in Toronto where they'll stay for 9, 10, 11 months non-payment of rent 20, 30, $40,000.
Sarah: Like you've removed a few of them as well, right?
Andrew: Oh yeah. Many 30, 40 around there.
Sarah: So, I think this is really important because this is why a lot of people like mid-term rentals. I'm worried about it because again, I don't want them to be on a long-term type of thing, but you are telling me. So, keep it on Airbnb as much as possible, or have an occupancy agreement that says, this clause 5A. I think it is in the RTA.
So, it's not part of clause 5A. So, as long as you have that and you can prove that it was commercially rented, furnished and all that stuff. And you have that paper that you're talking about with the ruling. If you need to call the cops and say, if somebody is trespassing, you have that piece of paper.
To show the police. And at that point, you're saying, because you've done it 30 or 40 times that they will remove them based on your experience.
Andrew: So, they will. A hundred percent of the time when I have that decision. Simple as that. Yeah. But if you don't have it, you're going to have a big problem. Those units can be very difficult to deal with previously.
It would take me multiple months to get them out. It would take a long time and I've seen entire properties completely destroyed and it is difficult to deal with.
Sarah: Awesome. Thanks for sharing. And I would say so, if you want to email that over to our team, we can find a way to forward its offer or to put it in our website at some point, or even to reach out to you.
So, there's a lot of questions about market rents, right? And so, rents being so low, what are you seeing people are able to do out there? Can they do something? What seems to be working in order to potentially get $500 units paying market rent? If market rent is 1500 bucks?
Andrew: Yeah. I actually looked at my own sort of my own practice and that type of thing. We typically have about an 80 to 94% rate of increase or successfulness in the first six or seven months. I'll be specific about it because people just don't know how to do it. So, they just assume that it's not possible. If people think that it's not able, if people are not able to invest, not able to actually purchase a property, renovate, refinance, the whole BRRRR strategy with tenants in the property.
They just don't know what they're doing. Simple as that. And there's not even that many practitioners that do this type of thing. For example, Sarah, you come towards me, you're like, okay, I'm looking at a triplex or a 12-unit building. And it doesn't really matter what is inside Hamilton.
Okay. And you're looking at market rents and they're all at low market wants to say four or five, 600, $700. What we typically do. What I typically do is I'll go over to the, I'll take a look at the property. You'd look at the MLS, right? Typically I have the rent roll and an idea of what's going on with it.
We'll price on it base of legal fees. We'll price on the basis of, three months’ worth of compensation provided to the tenant for 120 days. There are ways of tracking, averaging per city. What's the likelihood you'll start to have non-payment of rent situations. And then from there you can give an accurate timeline how long it will take to actually do a complete renovation of the property, and then how long your money is actually tied up into the property.
And then afterwards, the tenants being either evicted or moved from the property with their choice to leave, or them being paid out with cash for keys. Out of 60 Units, I'll do 200 unique buildings. I'll use the older 50 that everyone wants to ask about first rights back 99.99% of the time, the tenants do not come back 99.9%.
It just doesn't happen. It's very relative. I can count on my finger, how many times it has which they're certainly entitled to. The reason why they don't come back is because typically they are locked into one of the leases. The renovation costs four to five months, but they're locked in for a 12 to two-year lease.
So, they don't choose to come back. So, what we do is we look at a spread. We'll get the permits or, you'll get the permits. And then from there, the actual renovation goes through and the investor will have a piece of paper in their hand. When they're looking at the prospect of a property to look at it, they'll view it with their real estate agent.
And if it works for them. If it doesn't, they'll move along, they'll send us another prospect and we'll go to that one. So, it's a free service that we offer, but probably it helps people give an idea of what they're doing on the property.
Sarah: Awesome. So, I'm going to ask you one more question and then we're going to stop.
One of the things I'm thinking of obviously with the landlord tenant board and just being in Ontario and everything being pro tenants.
I do a lot of like month to month leases rather than 12 months or a year at a time. Is there a pro or a con of just doing amongst a month’s tenancy instead of having a one-year tenancy?
Andrew: You shouldn't do a one-year tenancy. There's no reason why? The rate is so minimum. Why? What's the point? The one-year term is not there to protect. It's there technically to protect the landlord, but it doesn't really. It locks a tenant into paying you, but you don't need that. You really don't know the reason why is because the vacancy rate is very low. And there's no necessary reason as to why to lock them in for a one-year lease. Everyone should be under a month.
The only time I would ever even consider doing a year lease is something at a very high price point. And that's five, seven, $10,000 per month for a property. That's the only time, the reason why is because it ends 12 and 13. And any notice that you're providing that lease term is going to come up. And if it comes up, it's going to be a problem because if you're locked in for a lease, there's nothing I can do for you.
Sarah: Absolutely. I do it month to month. And it's a battle with the banks back in the day when I'm trying to refinance and they were like, let me see at least your leases expire this and that. And you got to push back, but you're right. Like you have more flexibility being month to month. And technically they can really stay for a much longer time if they want to regardless.
Andrew: Yeah.
Sarah: Andrew, thank you so much. There's a questionfrom somebody asking if while vetting a tenant, this for you, Andrew you decide to give them the units only with a co-signer. They get a co-signer then they move in and then the co-signer wants their name off the lease. What are your options? Do you have to keep the tenant because they're already occupying the unit?
Andrew: Ah, yeah, don't use co-signers. There's no reason to put them on the lease. Okay. Yeah, put them all in there. There's an argument because I know a lot of lawyers will probably watch this and there is an argument of a way of putting a co-signer to offer a lease agreement. If you argue it correctly, most people don't. So, what I would advise most people is that instead of using a co-signer agreement, which you can do, you can't just simply just put something up to the side just to place them in the lease agreement. Play some as one of the legal tenants and then that's it. That's the easiest way to do it.
Sarah: Okay. Amazing. And Andrew, you also have an addendum to the Ontario standard lease that you have some for some clients if somebody wants to work with you and get a copy because ultimately this Ontario standard lease is a very standard contract and is very bare.
And I think yours has a bunch of additional pages as well. How do we get that?
Andrew: Oh, they can simply contact us via email or they can give us a call at (289) 339-1311. And that's not something we really charge for. It's an addendum that I use in the basic strategy. My opinion, if you just use the Ontario standard lease, you're not a landlord you need on the terrace alleys.
And if you're a professional, you're running a business, you need the addendum attached to it. Ours is, I believe it's about 40 pages. It's quite significant and it's as much as we could possibly do to protect a landlord as possible. So, they give us an email and we'll send it out to you. Great.
Sarah: If you guys don't have an addendum to your standard lease agreement, Andrew, who's offering it to us for free. So, please reach out to Andrew. That is amazing. Thank you. Okay. We have a question about a guarantor instead of a co-signer. Is that different?
Andrew: Guarantor? Yes, it is different. No, my advice is not different.
It's still just a place on the actual lease agreement if they don't want to be on the lease agreement. I would question as to why you wanted that person on the lease as it is, but people had to have screening practices. Like I keep hearing that people even take bank statements, which is not even needed. It doesn't protect you.
What I do is simply tell everyone is if they're not on the actual lease as a tenant, do not have them on the lease end. Don't use that person to find somebody else. There's no one that good that you have to continuously try to find out the co-signers et cetera. The only difference is a parent. If you're doing a student rental that you have to have an actual co-signer and then you have to have a proper contract as well, or call center agreements, which I have as well, which I'll provide.
Sarah: Amazing Andrew. That is great. And if you can just put your number in the chat that you mentioned disappear. That's awesome. If you guys do have questions, feel free to raise your hand, put it in the chats for Jonathan, for Andrew and possibly for myself we are going to be taking some questions for the next 11 minutes.
Sarah: All right. Awesome. All right, we've got a quick question. What's the resolution on the Cougar, Andrew?
Andrew: Yeah, actually I have a great resolution to that because I got consent from all the parties to speak about it, but the resolution actually was, I approached the tenant to increase the rent at I think 200% and they agreed that was. So, she's now paying, I think 15,000 a month. That's what she wanted. She said, yes.
Yeah. That was very happy as you can imagine. Now, I'm sure his insurance policy is still dodgy, but at the very least, if there is an issue here, able to pay for it, which is ultimately the reason why he was going down this road. He was concerned that there would be legal action or his insurance would be liable if someone was multitasked. But can't, the property was worth $5,000 a month. So, that's a significant increase. So, he ended up taking it.
Sarah: Very cool. Recourse on international students. If they don't pay?
Andrew: Recourse for international students. Ooh. Nothing worth it.
Sarah: So, you're saying don't rent to international students?
Andrew: I didn't say that would be a problem, but no. If an international student is running on debts. It's very hard to garnish people from Commonwealth countries. Maybe there are some avenues, but if it was 50 to a hundred thousand dollars a year, okay. I would tell you to go down the road of garnishment or maybe enforcement or trying to find them, but if the Ooh, like 10 grand, 20 grand, no, it's not.
It would cost way more to go after you’re not. Absolutely. Especially if they're not residing in the country, they're not coming back ever again. It's not worth it.
Sarah: All right. Awesome. I think there's a ton of questions coming in. So, it'll be like quick fire. All right. What's your opinion about maintenance of the grass, the backyard ice removal from a responsibility standpoint, who should be responsible and how can you insure that?
Andrew: Okay. Contact our office. We do have an agreement that we attach to every standard lease that would have the tenants responsible for all the provisions. But as of right now, September 1st, all landlords are now responsible for all those things. So, if you're starting a new tendency after September 1st, give a shout and I can send you the contract.
Sarah: Amazing. It sounds like you've got all the paperwork you need. All right. From Mark, what if you have two people on the lease and one person leaves and wants to be removed, can you say that they'll remove you from the lease? If the tenant finds a new person that qualifies like they did with credit check and income?
So if, even if a couple splits up, what's the best way to proceed. So, do we take that person off or not?
Andrew: You have to let the other person off the lease agreement. If there is an issue. At the time of him, they were still physically living in. So, the unit either nonpayment of rent, lateness of rent, et cetera, do the notices immediately.
And then that's the profit because I think that's the question behind the question is that if we have a problem, what do I do if one's trying to run off on the actual lease agreement. But if there is a significant issue with one person leaving, for example, not that you're worried that they won't be able to pay the actual rent, that'll show itself very quickly.
Francois: So, from Karen, how do you get an order to remove tenants that are living in a non-conforming zoning situation?
Andrew: Wow. That's Ooh, okay. A nonconforming, non-zoning issue.
Okay. So, I'm guessing it's like a commercial unit or an illegal unit or something. In between you can do something called an A1 and requests. If the act applies, if the tenant was notified initially in the lease that the Tennessee was a commercial unit, you could potentially call bylaw and shoot yourself in the foot.
And hopefully they would actually help you and assist you of letting you know that unit is an illegal. And then you can do a diminishment order on an end 13 with an L two application. You can do an LPO application. If the tenant has already given you notice that they're going to leave, which will likely happen after you tell them that it is illegal. There are multiple things. It's kind of asking me how to cut a cake. I can do and say eight ways to.
Sarah: All right, we've got a question. Regarding the rental property sold the tenants received an end 12 notice to vacate the property in 60 days. What are the options? And then also what happens if you do buy something and you need vacant? And all of a sudden, the tenant is not moving? What are our options?
Andrew: Okay. If you're a real estate investor okay. I also have a thing for that as well. It's something called a floating clause. There are two types. There's a floating clause that pushes the closing date of the property continuously nonstop up until the seller can provide a vacant possession and they're not in breach. If the property is not vacant at the time of closing. So, basically it gives my office and the time to remove the tenant, create an eviction, provide a clear property, and then you can close on the property third days afterwards. There's another type of a clause that you'd be placed into a goose, the purchase and sales as well.
And we have that. We can provide it to you. And it's just the same thing, except there's a hard date that the buyer won't be able to pull out of the dealer. Or the seller and the buyer are automatically mutually released. So, it protects the buyer and the seller, because it's not something we typically share with a lot of landlords, but we do nowadays because a lot of them are pretty savvy investors.
You're guilty of that, but making that happen. But a lot of these savvy agents and real estate investors will actually have those things inside their actual, primitive person in sale. We'll place them in there to protect the real estate agent, protect the investor, protect the buyer, protect the seller and then allow us to actually get the tenant out and then close on the property.
So, there's that option. And if you're doing an end 12 in, for purchasers of youth those laws changed recently. So, there are a lot more facilities to make sure you get your declarations done. Your one-month worth of compensation provided the same time you actually give the notice at the same time, don't abate it from the rent and use a certified check.
Not e-transfer, not personal check, not cash. I said, certified check. Take a photo of it and we drop it off. Take a photo of the check and keep the check number.
Sarah: I need to rewatch all of this because it's like a ton of information, right? It's good. It's good. But it sounds to me like you've got the paperwork, you probably have prior experience in something very similar and all of Ontario,
Francois: Excellent. And on the legal side, Andrew, do they need to give tenants some sort of notice or form?
Andrew: Yeah, so, standard letters should be fine. So, first thing you need to do is notify the other company property management service that they're not to take any more payments on the specific file, just in case someone tries to auto deposit or something like that, make sure that's done and that's restricted.
And then from there you contact the tenant, advise them moving forward. The rent is supposed to be paid through them. And that is it. And yeah get a professional software. Don't use Excel. I have nightmares in regards to that and it makes my heart, my job significantly harder if I'm trying to do something.
So, use a professional company, billing staff. Great. I actually have used it since I was sick. So do use those software because in a legal sense, if I have to explain what I'm actually doing to an adjudicator, and I can't do that because you're using Excel. That's going to be a very bad hearing for me and it's going to not actually get me what I want.
And you have issues with the orders have to be exactly correct. And if I'm not producing the correct thing with the numbers, that's going to be a problem.
Sarah: Last question from Sally. If you're planning to sell and you want your tenant to move out, what is the best course of action? Should you do cash for keys? Is there something better? What is the best process and what are you allowed to do versus not allowed to do?
Andrew: Okay. That's the easiest question to answer, because the answer is that you've chosen to sell the property. It's not reading up to, it's not the way that question is framed is that there's, you don't have the control to do what you want. That's why you do what you just do is make a decision. Once you've made a decision that it's going to happen, it will, regardless of whatever the avenue is going down.
So, typically speaking, you go forward with an actual showing schedule. You put on MLS, et cetera. If there's issues with impeding access, you can do an end five and six and seven and a half 10 comply. And since it's the sale process being obstructed, you can actually go in with some case law and request something called an urgent hearing, get your hearing very quickly.
And then I'll rectify the issue within that sales time period. You're not going into the fall January market, et cetera. And you actually get your property sold once it's sold you end 12 declarations, et cetera. And then from there you provide, I believe still one month with a rental and change recently, and then you'll have the purchaser sign the declaration. Goes into the hearing. There's no actual way of them stopping a sale. That's why we use those addendums. It doesn't stop. You can't stop until, in particular, what you can do is delay. That's the only thing you can do and you do under section 83 issues, et cetera, but there's no real way of stopping that.
So, when I hear questions like that, it's the hallmark that an investor doesn't really know what is going on and how to structure the deal. So, typically what we do. Give us a shout. We'll explain a little more in detail on your actual purchase. If you need us, we'll jump in. If you don't pass off to you, we'll explain it out.
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