Go With Those Who KnowJon was owner and President of CasCom Communications for 17 years and is a land owner and developer in Yellowknife. The projects undertaken by CasCom included: Design, engineering, construction and implementation of dozens of remote sites across Canada. We designed and implemented the City of Yellowknife municipal wireless backbone. Jon designed and project managed the development on his own home, one of the first SIPS designed houses in Yellowknife. Jon, as President of 6288 NWT has developed and is in the final stages of a strata development for 625 Williams Avenue in Yellowknife. In 2008 Jon was the President of the Yellowknife Chamber of Commerce and during his term was involved in a number of economic and political initiatives throughout the north. Wayne completed his Degree in Architecture from Dalhousie University in 1988 where he was awarded the Rossetti Scholarship for his thesis in Arctic Housing during which time he toured all the circumpolar countries to review the best practice for housing at high altitudes.

Wayne founded Guy Architects Ltd. in 1990. The firm, located in Yellowknife has completed over 600 projects inclusive of schools, aquatic and community buildings. Guy Architects was the only architectural firm North of Sixty to be recently short listed for the Canadian High Arctic Research Station (CHARS), a $90M state-of-the-art polar research laboratory to be located in Cambridge Bay NU.Better Homes And Gardens Rope Bowls Rod is a Civil Engineer who started his northern career with Dillon Consulting Ltd. in 1993, designing and construction managing municipal infrastructure on contract for the City of Yellowknife followed by 7 years of the GNWT Department of Transportation as a project engineer and Manager of Design and Construction where Rod directly supervised construction projects up to $13M. Zillow Homes For Sale Ashland Oregon

In 2007 Rod joined NWT Construction Ltd. as the operations manager and for the last 3 years as President, and General Manager of NWT Construction Ltd., a premier municipal services and paving company in the NWT.Welcome to Yellowknife, Northwest Territories, CanadaMoving Truck Rental Oswego Il area contact is Jim Williams (RE/MAXIf you are a RE/MAX Professional and would like to represent this page, contact Jim Williams directly. Ask about the REMAX MLS homes for sale including residential houses,townhouses, apartments, condos, duplexes, acreages and farms. Yellowknife Northwest Territories summary The Northwest Territories is a territory of Canada. Located in northern Canada, it borders Canada's two other territories, Yukon to the west and Nunavut to the east, and three provinces: British Columbia to the southwest, Alberta to the south, and Saskatchewan to REMAX Yellowknife Real Estate Selling Services

Selling and moving to another home for sale, you need to know the house value of your home. To buy and sell in the real estate market today is a costly and challenging experience. Knowing the expenditure cost of your Professional fee, land title registration fee, lawyer or notary legal fee, mortgage registration cost, HST, property purchase tax is of extreme importance. To obtain this CMA report click on the link Real Estate House Value (CMA) Report. Relocating to Another City This is a free, Forsalesold relocation information service. Moving is stressful and can leave you feeling off-balance - we're here to help. recommend a RE/MAX Professional from the area you are moving to and have them send you a information package including maps, schools, hospitals and much more. Forsalesold Relocation Service will have a RE/MAX Professional contact you within 72 hours by telephone with information you require. click on the link Relocation Service. Real Estate Fit To Sell Program

Putting your Real Estate Home up for sale is a huge responsiblity for the seller. The seller needs to make sure that their homes shows the best it can. You want the real estate buyer/investor to feel that this is the home for them.You get one opportunity to make a good real estate impression. REMAX has created a free video showing you how to stage your home for sale. Click on the link Is Your Real Estate Home Fit To Sell Real Estate Buyer Guides! To educate yourself on buying a mls home for sale, is to read Canada Mortgage and Housing(cmhc) buyers guide to purchasing a home for sale. Click on the link Real Estate Buyers Guide. Buying a real estate condo or townhouse, read Canada Mortgage and Housing condo buyer guide. Real Estate Condo/Townhouse Buyers guide. mls acreage for sale, read Canada Mortgage and Housing guide for acreages buyers. Real Estate Acreage Buyers Guide. real estate home from a builder, read Canada Mortgage and Housing how to pick a new home builder.

New Home Builder Guide. REMAX Real Estate Realtor! Selling your home you need a professional trained REMAX Professional handling your sale, trained real estate professional in print marketing, especially trained in internet marketing and contract negotiating that will produce the most money possible for your real estate home. Most Money For Your Home. Buying a real estate home for sale, you require a REMAX real estate Professional trained in contract writing, protecting the buyer with subject real estate clauses, Buyers Dare To Dream of Owning Own Real Estate Home.Rockridge Apartments - 2 Bedrooms Apartment for Rent This 32 suite building is located walking distance to high schools, children's park and outdoor gym. © Copyright - Department of Municipal and Community Affairs | Government of the Northwest TerritoriesOn May 20, I was a guest on The Trailbreaker (CBC North) with host Loren McGinnis discussing a controversial decision by Northern Property, the NWT’s largest for-profit residential landlord. 

The 8-minute podcast is available here.   Northern Property has been in the news lately for announcing that it will “tighten” its policies on renting units to recipients of income assistance.  According to a company spokesperson:  “two-thirds of its tenants currently on income assistance are behind in rent payments.”   Here are 10 things to know about this conundrum:1.  Rental housing in Yellowknife is expensive.  Average rent for a two-bedroom unit in Yellowknife is $1,600.  (For more on Yellowknife’s housing market, see this report.)  If $1,600 sounds high to most readers, it ought to:  average rent for a two-bedroom apartment in Toronto is approximately $1,200; in Vancouver, it’s less than $1,300.  (To see rent levels in other Canadian municipalities, have a look at this spreadsheet.)  2. There is unemployment in the NWT.  Like most Canadian jurisdictions, there are not enough jobs in the NWT to keep all working-age people employed, and the NWT has an official unemployment rate of almost 9%.

With that in mind, it should not come as a surprise to most readers that a substantial percentage of the NWT’s population receives “income assistance” (which in other jurisdictions is known generically as social assistance).  In 2012, a “single employable” person on income assistance in the NWT received just over $17,000 a year to live on; a single person with a disability received just under $22,000; and a single parent received just under $27,000.  (For more on these rates, see this 2013 publication.)  While these figures may sound high, readers should remember that average monthly rent for a Yellowknife two-bedroom apartment is $300 higher than in Vancouver and $400 higher than in Toronto.  3. Northern Property is big.  Northern Property owns almost three-quarters of rental properties in Yellowknife.  In a recent interview, the company’s vice-president of residential operations said “we have a business to run…” (which, I would argue, is another way of saying “we have profit to make”). 

And businesses, as we all know, often seek to maximize their profits.  Key question:  To what extent should the territorial government rely on a for-profit firm to own and operate units for low-income tenants?  4. Northern Property may be in a monopoly situation.  Why is average rent in Yellowknife considerably higher than in Vancouver or Toronto?  Admittedly, harsh climate, the high cost of construction and high utility costs explain part of this differential; but I’m not entirely convinced that these factors explain everything (especially considering that median monthly rent for a two-bedroom apartment in Whitehorse is just $900).  If one or two other for-profit entities were to enter Yellowknife’s rental housing market (with some encouragement from the Government of the NWT) would Northern Property keep charging rent at the current levels?  5. The for-profit vs. non-profit debate is old.  The role of the private sector in the provision of housing for low-income households has been debated for decades. 

I have argued before that a key advantage of non-profit entities (such as the YWCA Yellowknife) owning and operating rental units is that they have a clear interest in keeping rent levels low for their tenants over the long term.  For more on this debate, see this blog post.  6. The Government of the NWT can pay now or pay later.  It is more cost effective to provide a subsidy for a household to live in an apartment than it is to deal with the downstream effects of homelessness.  For example, a $6,000 annual subsidy from government could keep a person housed in a privately-owned rental unit in Yellowknife.  But keeping that same person in an emergency shelter might cost three times that amount.  And if a person loses their housing and ends up in jail, it might cost 10 times that amount. (For more on the “costs of homelessness,” see this 2005 report and this 2012 report.)  7. This problem may get worse.  I believe that the current tension between Northern Property and the recipients of income assistance will only intensify, for two reasons. 

First, the apartment vacancy rate in Yellowknife is approximately 4% right now, which is relatively high by historical standards.  In such a context, one would expect a landlord to be relatively eager to fill units.  Going forward, should vacancy rates dip down to 2% or 1%, one would expect a landlord to be less eager to fill units, meaning that it would not be unreasonable for Northern Property to become even more selective in terms of tenants.  Second, the federal government has recently tightened eligibility rules for Employment Insurance (EI) in Yellowknife.  Effective October 14, in order to quality for EI, workers in Yellowknife will have to have “worked 700 hours in the previous 52 weeks, up from 420 hours…[while b]enefits will only be able to be collected for a maximum of 36 weeks instead of 45…”  8. The Government of the NWT could expand the TRSP.  The Government of the Northwest Territories’ has something called the Transitional Rent Supplement Program (TRSP), which currently provides subsidies of up to $500 per month for low-income households who currently rent from for-profit landlords. 

The subsidy is paid directly to the landlord.  At present, eligible tenants can only receive assistance through the program for a maximum of two years.  Also, people who are currently in arrears with a public housing provider in the NWT are ineligible for the TRSP.  As a short-term remedy for the current Northern Property challenge, why not extend the maximum period of TRSP receipt to three years?  And why not use some discretion when assessing an applicant’s arrears situation with public housing, keeping in mind that some tenants fall into arrears through no fault of their own?  9. The Government of the NWT could fund more head leases.  Another possible way to respond to the current situation (at least in the short term) would be for the Northwest Territories Housing Corporation to provide additional funding for the Yellowknife Housing Authority (a non-profit entity that administers social housing in Yellowknife) to enter into additional ‘head lease’ arrangements with Northern Property. 

In such situations, the Yellowknife Housing Authority is the de facto tenant on units; it has a lease with the for-profit landlord (Northern Property) as well as a sub-lease with the household residing in the unit.  With a 4% vacancy rate, now would be a relatively good time for the Yellowknife Housing Authority to enter into negotiations.  A year from now, if the vacancy rate is lower, Northern Property might be less eager to engage.  10. Over the long term, the role of the federal government is crucial.  If there’s a constant theme in Canadian housing policy, it’s that vastly more housing gets built for low-income persons when the federal government plays a leadership role with respect to funding. (For more on the role of the federal government in housing throughout Canada, see this blog post.)  Going forward, this role must be borne in mind as residents of the NWT look for long-term solutions to the lack of affordable housing.  As I wrote last year: “much of Canada’s social housing stock exists because of funding agreements that have been in place for several decades. 

Typically, these agreements were to last anywhere from 35 to 50 years, and have involved commitments from senior levels of government to fund operating costs (including the ongoing cost of hydro and maintenance).    With much of Canada’s social housing having been built in the late 1960s, some of these agreements have already begun to expire; and many more agreements are set to expire over the next decade.  The Harper government has been quite silent on what (if anything) it plans to do about this emerging problem.” Though this declining federal funding applies directly to housing that is owned and operated by non-profit entities (such as the Northwest Territories Housing Corporation) this will have serious repercussions for Yellowknife’s broader housing market going forward.  Indeed, as I also wrote last year: “Expiring operating agreements will hit Canada’s northern territories especially hard, due largely to the fact that operating costs for housing in northern jurisdictions are higher than in other parts of Canada.”