Did You Know?

There are many representations of the RTO program now on the streets. Some
good, many bad, and most full of legal pitfalls and no recourse for Investor or
Occupant.
  
A strong contract should be fair to both sides with wording to cover remedial action,
terms and conditions, predictable end result, defined pricing being both monthly payment
and the future purchase price leading to a list does go on and on. A proper contract
that has been drafted by a legal team and not hand written and looks as it really is...
made up at the time of signing.
  
The first necessary step could be to have independent legal advice especially if it
smells than it probably is a bad contract. However at very least read the contracts,
make notes and ask questions. There should be no loop holes or easy escape in most
cases for the Investor to take advantage of the Occupant. I am hearing far too many
stories of Occupants (RTO Buyers) having put up $20,000 or $30,000 or even $50,000
only to lose the entire amount to a fast talking quick to escape Landlord scam. In
summary of the comment where an owner converts an existing rental property into
a rent to own by way of the lease without giving any specifics to price, credit for down
payment and no end date. Many of us can be too trusting as is the nature of a good
Canadian but unfortunately a few bad apples in this program are giving it a bad taste. As
the Occupant/Buyer you are responsible for what you sign and pleading ignorance is not
justification for a judge to rule in favour of the injured party (you).

  
As the Investor side of a bad contract it is often that the contract reverts to
Landlord and Tenant Act now complicating the possession of the property as well as
remedial action. A professional tenant can have a great time with the wrong contract
even more so than a lease gone bad. Again due diligence goes a long way to preventing
a nasty outcome.
  
It is recommended that Investor and Occupant meet so they can see they are
comfortable with the arrangement. As is my experience with the Occupants
entering a good program it is due to bad things happening to good people and there
is little material available to help people escape from the bad situation. In turn the
Investor becomes an angel in the lives of the Occupant. In reality any contract(s) is only
as good as the people in it because going to court seldom solves anything except
excessively expensive legal bills. One party wins but both parties lose in the long run.
This is why I would encourage the two parties to meet.

  
In the process it should be established that the challenged credit for the Occupant
will receive proper attention by joining an accredited firm that specializes in this
process such as DebtMasters. This will give the Investor confidence in that the
Occupant will be in a position to close at the date set for transfer and the Occupant the
confidence to know that they will achieve home ownership at the transfer date. A
strong contract should incorporate this requirement into the two agreements being
signed.
  
As well every home needs a qualified home inspection. Which is done by the
Occupant who will be the eventual home owner and shared with the Investor to give
a piece of mind as to the state and condition of the home being taken title by the Investor.
Keep in mind that the Investor does not pick the home but rather the Occupant does. The
Investor enters the program not to be a long term owner but is a facilitator of home
ownership by taking interim title to the property.
  


It is a joint venture of two interested parties wanting to achieve their desired
goals. One being to invest in real estate and the other to have home ownership. The
desired outcome detailed and assured if all parties follow the pathway set out for them.
I stress caution to any contract that is too loose. I recommend asking questions. I
suggest it is good to ask for references both from the Investor and Occupant perspective.
Proper research today brings happy endings. If you have experiences that you wish to
share, or questions to poise please contact the writer direct @ 416-843-8709 or email
wayne@waynemuir.com
  
Comments

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