Moving Up in Real Estate
Loving real estate is easy.
From sipping wine and watching Netflix, to opening Christmas presents with the kids; the comforts of home are recognized by us all.
The feeling you get when you get to sleep in your own bed after being away probably has more to do with being home than the bed itself. We find comfort in where we live. Let’s face it; “home sick” isn’t an exaggeration. From family traditions to making memories, home is where we create many of our special memories.
So why do I keep pushing goodness to the side and bringing up the investment part?
Everyone must think I’m a cold-hearted business man. I’m all heart, I can assure you, and as I write this article I think of all the special memories I’ve made in my own home. But, after investing in real estate for 24 years, I am very aware of not only my fondest memories for where I live, but the outstanding investment in the homes I’ve lived in. While I have been investing in real estate for all those years in the hopes of creating a balanced portfolio, I have also tried other forms of gaining a return on my money. There is no sugar coating it. Nothing comes close. When I factor in that my house is one of the few investments I can have that’s tax free, it’s a stratospheric difference.
I work with many different clients, and often clients selling at the retirement age…
It’s amazing how many people have the majority of their net worth tied up in their principle residence, which couldn’t be in a better spot. It’s a completely insulated tax shelter. But did they make the most of it? Did they live in a home just below what they really wanted so they could match their company RRSP investment program ?Maybe they always wanted a pool but never had one because the fear of being “mortgage poor”. Let’s face it, we all have financial restrictions for what we can and can’t afford.
However, I think we all know we probably waste a little too much money here and there that could likely make up the difference from going from one house to another. Not to mention over time your house value rises (always has), therefore you are creating a larger tax free return.
Think about this for a second:
Guelph has historically been a city you can count on for a return on investment in real estate. Yearly appreciation in home values have averaged at 7.23% a year over the last 10 years (see table below) in detached homes.
To make things easier and to use a whole number let’s just play with this scenario: using a 5% appreciation this year, the numbers below are the tax free income essentially being built into your equity in the home:
500,000- 25k
600,000- 30k
700,000- 35k
Going into a 700k home saves the owner 35k a year tax free. Let me ask you this; how many people can save 35k a year? Tax free?
It impossible. So many people are in such a hurry to pay down their mortgage because that is the true way to get wealthy and to not have debt, and in doing so they live below their comfort level for this goal, while in the meantime they limit the compounding properties of owning a better home, and getting more enjoyment out of the place they spend most of their time in.
A home doesn’t have to be big to be special, but you cannot ignore the importance of the investment.
Make smart decisions with your money, protect your family and make the most out of what you have, but look deep into the numbers.
Conclusion
Buying the house you want, may not be risky at all, in fact it may be the best investment you ever made.
As the leaves turn and the air gets crisp, fall is more than pumpkin spice and cozy sweaters—it’s also the ideal time to prep your home for the colder months ahead. A little effort now can save you money, stress, and even unexpected repair bills once winter rolls in. Here’s your go-to fall checklist to make sure your home is ready for whatever the season brings. 1. Clean Your Gutters and Downspouts Falling leaves and debris can quickly clog gutters, leading to ice dams and water damage once temperatures drop. Clear them out, run some water through the downspouts, and make sure everything drains away from your foundation. 2. Check Your Roof Before the snow piles up, take a look (from the ground or with binoculars) for missing shingles, loose flashing, or signs of wear. Catching small issues now can prevent costly leaks later. 3. Seal Windows and Doors Drafts are sneaky energy thieves. Walk through your home with your hand near the frames of windows and doors—if you feel cold air, it’s time for caulking, weatherstripping, or even replacing old seals. 4. Service Your Furnace (and Change the Filter!) Book a fall furnace tune-up to keep it running efficiently all winter long. While you’re at it, swap out the air filter to keep your system (and indoor air) clean. 5. Winterize Outdoor Water Lines Drain and shut off outdoor taps, hoses, and sprinkler systems to avoid frozen pipes. If you’ve got a pool, now’s the time for proper closing too. 6. Inspect Your Fireplace & Chimney If you’re lucky enough to enjoy a cozy fire, have your chimney inspected and cleaned. It prevents fire hazards and keeps your home smelling like cedarwood instead of smoke. 7. Protect Outdoor Furniture & BBQs Cover or store patio sets and BBQs to extend their lifespan. Bonus: less snow shoveling around clutter in the yard. 8. Stock Up on Winter Essentials Don’t wait until the first storm to find out your snow shovel is broken or your ice melt is sold out. A little prep now goes a long way. 📝 Final Tip Think of fall maintenance as your home’s annual check-up. It’s not glamorous, but it’s the best way to ensure your home stays warm, safe, and efficient all winter long—leaving you more time to enjoy the cozy parts of the season.
As the warm days get shorter and the nights start to cool, it’s easy to feel like summer is slipping away. But there’s still time to make the most of the season before we trade patio drinks for pumpkin spice. Here are 10 fun and simple ways to soak up every last bit of sunshine and summer spirit. 1. Catch a Sunset Picnic Grab a blanket, pack some snacks, and head to your favourite local park or lookout spot. End-of-summer sunsets tend to be some of the most vibrant. 2. Visit a Farmer’s Market Many markets are overflowing with fresh produce right now—think peaches, tomatoes, and sweet corn. Stock up while you can and enjoy the flavours of summer at home. 3. Host a Backyard BBQ (One More Time) Fire up the grill and invite a few friends over. Keep it casual with burgers and cold drinks, or try something new like grilled veggies and skewers. 4. Go for an Evening Walk or Bike Ride The cooler evenings are perfect for enjoying your neighbourhood trails or bike paths. It’s also a great way to reset after a busy day. 5. Plan a Day Trip Explore a nearby town, beach, or hiking spot you’ve been meaning to check out. Sometimes the best adventures are just a short drive away. 6. Have a Patio Night Out Support local restaurants by hitting a patio before the season ends. Bonus points if you find live music. 7. Try an Outdoor Workout Take your yoga mat to the park, join an outdoor fitness class, or simply do a bodyweight routine on your deck. Moving outdoors makes it feel less like a chore. 8. Catch an Outdoor Movie or Concert Many communities host late-summer outdoor events. Bring lawn chairs, snacks, and enjoy entertainment under the stars. (or hit up the mustang drive-in!!) 9. Make a Summer Memory Book Scroll through the photos you’ve snapped this season and print your favourites. A little DIY photo album is a great way to capture the highlights. 10. Slow Down and Soak It In Sometimes the best way to end summer is to simply be present. Grab your favourite iced drink, find a sunny spot, and enjoy doing absolutely nothing for a while. Summer may be winding down, but there are still plenty of opportunities to create lasting memories. Whether it’s a simple evening walk or a weekend road trip, these little moments are what make the season so special. So before fall rolls in—get outside, gather your people, and enjoy every last drop of sunshine.
Buying a home with an income suite is one of the smartest ways to break into real estate—or level up your investment game. Whether you're a first-time buyer looking to offset your mortgage, or a seasoned investor seeking steady cash flow, these types of properties offer real potential. But like any real estate move, it’s important to go in informed. Here's what you need to know before buying a home with an income suite in Guelph or the surrounding area. What Is an Income Suite, Exactly? An income suite (also called a secondary suite or in-law suite) is a self-contained unit within a home that can legally be rented out. Think basement apartments with their own entrance, kitchen, bathroom, and living space. Why Buy One? Offset your mortgage: Rental income can significantly reduce your monthly costs. Build equity faster: That extra income can help you pay down your loan sooner. Future flexibility: Use it later for multigenerational living, downsizing, or guest space. Attract future buyers: Many homebuyers see income potential as a major bonus. What to Look for in a Property When searching for a home with a suite (or one that can be converted) look for: Separate entrance Proper ceiling height and windows (especially in basements) Second kitchen and full bathroom Dedicated parking Soundproofing and privacy Zoning compliance Already legal is ideal—but don’t worry, we can help you assess the potential for legalization if needed. Legal Considerations Not every secondary unit is legal, and the rules vary by municipality. It’s essential to verify permits, inspections, and approvals before you buy—or plan to renovate accordingly. How to Analyze the Numbers Not sure if the numbers make sense? Here’s what to factor in: Current market rents (we can provide comparables!) Cost of potential renovations or upgrades Additional utility costs or separate meters Landlord insurance Property taxes and maintenance How We Can Help At the Hudson Smith Group, we’ve helped dozens of clients successfully buy and sell properties with income suites. From analyzing the investment potential to connecting you with local contractors and city resources, we’re here every step of the way. Ready to Start Your Search? Buying a home with an income suite isn't just about real estate—it's about setting yourself up for financial flexibility, stability, and long-term growth. If you’re curious about what’s on the market or want to learn more, reach out to us anytime. Let’s find you a home that works for you.
