What is the first step for the Assignor (seller) when you are considering assignment?
Determining if the Builder will allow you to assign and under what conditions and restrictions. Check your Purchase Agreement under the section called "assignments". Often, they will want to be almost sold out, e.g.; 95% and have all the deposits paid except for the final occupancy deposit.
Warning: Builder's Agreement seems to imply that if you meet their rules, e.g; 90% sold out, you are good to go. I wish. Almost always they reserve the right to deny you this option if they so choose. ALWAYS, talk to the Builder's head office person responsible for assignments. Do not ask a sale person. If the answer is yes, get it in writing. Get them to send you a fax or email.
Why would builders not allow assignments?
Builders do not want to compete with current unit buyers for the sale of remaining inventory. If they have sold all their units (or say, 90%) or perhaps just sold all units of your type, they are more inclined to grant permission for assignments as they make profit on the fees (1% of the original purchase price for example).
When is the right time to assign your condo?
Ideally, your decision should be based on your assessment of the future condo market.
If the market is rising and looks solid for the period before Interim Occupancy, I would suggest you allow at least one Spring and one Fall season between the time you list and when Occupancy is scheduled so that you are likely to have it assigned before Occupancy. This way, you avoid the Occupancy deposit and fees but take advantage of getting a better price. It is a risk/reward trade-off.
If you are concerned about the market dropping, then the sooner you list and assign the better.
Remember, if you have a financial concern about not being able to make further deposit payments, then you might want to do it as soon as possible and hope the builder will allow it. Please note that Assignments will not get you the deposits you have already made back (usually) UNTIL FINAL CLOSING. However, you will be avoiding making any futher payments once we get it assigned.
If you are in desperate need to get your deposits back before Final Closing, you may incent the buyer with a reduced price. Some buyers will be able to finance the buy without the benefit of a mortgage that cannot be arranged prior to title transfer at Final Closing. AssignThisCondo.com will NOT accept listings that are looking for ONLY these kinds of Offers as they are very hard to come by.
What are the potential benefits to the Assignor (original buyer)?
Not having the make the final deposit (5-10% or more) on the date of Interim Occupancy if assignment occurs prior to this date.
Not having to pay the Interim Occupancy fees (often 3-6 months or longer) plus Hydro (usually) and Condo Insurance costs.
Not having to pay the builder closing costs (as high as 8% of the original purchase price) including those "open ended" levies. Sometimes these are "capped" by a "will not exceed" amount, e.g. ; $3,000.
Not having to pay the Land Transfer Taxes (provincial and Toronto, if applicable).
Getting the Assignor's builder deposits back at Final Closing.
Making a reasonable profit, hopefully, on the market appreciation of the condo unit.
If you happen to be a first-time buyer, you would retain your status for the next purchase (assigning means you do not take title so you still qualify) and be entitled to the credits when you do buy and take possession of another property at some later date.
Not having to worry about the HST rebate qualification. This becomes the responsibility of the Assignee. See Reports
What are the benefits to the Assignee (new buyer)?
- Faster occupancy as unit is usually near or at occupancy and often vacant. Can be many 3-7 years sooner than buying new (pre-construction) from the Builder. 95% of pre-construction has substantial delays in reaching Occupancy and Final Closing dates.
- Enjoy a brand new unit - often never occupied/never rented. Fresh and clean (no pet, smoking, cooking smells, bad decor).
- All new warranties (manufacturer's 1-year on appliances and 1 & 5 & 7-year Tarion).
- The PDI (pre-delivery inspection) has usually been completed. In some cases you may get to do this.
- All the upgrades and options are decided. In some case you may get to do this.
- Much smaller deposit for a much shorter time than when buying new from the Builder.
- May be an opportunity to see the unit and building rather than buying from pictures (only applies if interim occupancy has started). Advantage over buying at pre-construction.
What is one of the biggest challenges to a successfully assigment of your condo?
Selling without the use of MLS. Builder (a.k.a. The Vendor) will almost always NOT allow the property to be listed on MLS and technically restrict use of all advertising such as Kijiji, and other Internet channels and print media. You need to check your Agreement of Purchase and Sale with the builder to see what conditions they have placed on Assigning your unit as well as the fees, if any, if they do allow assignment.
What happens after a new buyer has been found and the Agreement is Firm - all conditions waiver?
This is when you submit a request to get formal approval from the builder/vendor to assign your unit to the new buyer. If you are within the terms set by the builder/vendor for assigning (completely up to them to determine this with no appeal possible) then they will accept such a request. They have their own 2-3 page form to complete that identifies the new buyer and states the terms of the Assignment including the need for both Assignee and Assignor* to show proof of credit and ability to mortgage. After you and the new buyer sign the form and submit it to the vendor, you may have to wait 1-2 weeks to get formal approval or rejection.
* Note: Builder still holds original buyer responsible to close if assignee defaults. They want to be sure the Assignor has the ability to do so. Not sure why they would not be more inclined to have an assignment if the original buyer was in financial trouble and this was the main reason they were assigning. I have had a case were the Assignor was in financial trouble and the Builder waived this requirement. They don't like defaults when there are better alternatives.
After the Builder approves the Assignment, the Assignor and the Assignee might meet at the Builder's choice of location to provide additional signatures and for the Assignor to pay the assignment fees (if any). Other arrangements can be made for out-of-country parties.
Note: The Assignee (by law) has a 10-day rescission period provided by the Builder to back out of the assignment but remember the Assignor gets to keep the Assignee's deposit if they do this since they have a binding Assignment Agreement separate from the Builder Agreement. Weird.
Assignor often submits the assignment fee payment with the Builder assignment request. Almost always this is returned if the Assignment is rejected by the Builder.
You do not need to pay the Builder in advance for Assigning your unit . As outlined above, you submit a request to the builder after a new buyer (assignee) has been located and you have a separate, firm Assignment Agreement (TREB/OREA Form 150) with this new buyer (assignee) that has all conditions satisfied (finance, legal review, etc.) - there is no status certificate because it is not a registered condo and of course, no inspection as it is usually still under construction or not desired (by assignee) as it is completely covered by new home warranty. In other words, you request Vendor (Builder) approval only after you have a firm Assignment Agreement.
Why are some buyers reluctant to do assignments?
Buyers usually have a concern not knowing the date of Final Closing and paying the occupancy fees up to final closing. This fee is like a rental cost with no credit towards the purchase price. A typical condo occupancy fee for a 1 bed + den is about $1,400 per month. Final Closings can occur 4-6 months after Interim Occupancy but builders do not guarantee this and Final Closing can take much longer. Builders are motivated to get the building registered as a condominium corporation and do the closings as quickly as possible to get their balances owing - delays cost them money.
Assignors could occupy their unit or rent it out but usually neither is practical to do. For the Assignor, the cost of moving in and out for what may be a very short period (the time it takes to assign) makes this option unattractive. If Assignor rents it out it is harder to show and given a one year lease, the Assignee (new Buyer) would have to assume the tenant - so only investors would now be interested making it harder to assign.
Are vacant units harder to sell than furnished units?
Yes. Assignors can make use of a specialized staging service that provides furnishings and staging that will usually sell the unit faster (saving occupancy fees) and for a better price. This is only possible during interim occupancy. You can get preliminary estimates by phone and complete quotes at no cost or obligation after our stager visits your unit. We recommend several great Staging Firms
AssignThisCondo.com receives no fees for endorsing service providers and we have no financial connection whatsoever with this company.
AssignThisCondo.com will provide a $200 incentive against your costs of using this (or any other) staging service upon the successful sale of your unit. Subject to limitations.
Why are my realty fees higher for assignment than resale?
See Plans Compared
My realty fees are higher for assignments than typical resales. My Selling fee is 4% of the new assignment purchase price plus HST.
This fee covers the listing service. In addition, the co-op buyer fees (the fees paid to the agent/brokerage representing the new buyer/assignee) are a further 3% plus HST. Thus, the total realty fees are 7% plus HST based on the assignment price.
If I should represent both sides (called "multiple representation") the fees remain the same.
For more info on the costs - See Costs
Why my services are worth your investment?
I understand, you want to find a realtor who will do it for less. You can always find cheaper. Many realtors have never done an "assignment" or only a few and this may put you at risk in these complex sales.
Here are four reasons why my fees are justified:
- Higher % of successful sales.
- Simplification and Full Disclosure makes your unit more attractive to Buyers and assures a successful closing. This requires hard-earned knowledge about assignments and manually-intensive marketing tasks not required for standard resales.
- Marketing Plan for full exposure. See Reports (Exposure Without MLS)
- Comprehensive analysis to set optimum List Price, prior to you signing any Agreement. Remmber, there is no MLS data like for resales.
How do Assigns compare to standard resale condo sales?
- Takes 3-4 times longer to sell (6 months vs 1 or 2 months).
- Cannot use MLS.
- Much more complex (if you have read any of the above, you are getting an idea about this fact).
- Cannot show property - selling an Agreement (paper). No suite photos or videos (until occupancy).
- Takes 4 -5 times longer to get paid - 1 year or more (sometimes over 2 years).
- Less likely to be successful (my success ratio of 70% vs almost 100% for resales) - and this is my number that I believe is much higher than "average" based on conversations I have had with respected sources.
Are there tax considerations with assignments?
When are there not tax considerations?
HST is included in the Price for the assignment. Like a resale, assignments are priced with HST included.
NOTE: DO NOT CONFUSE HST with HST REBATE.
HST Rebate: I recommend an HST REBATE clause in Schedule "A" that clearly states that the new buyer (assignee) accepts the responsibility for the HST rebate that forms part of the original purchase price. If the assignee does anything after closing to disqualify themself for this rebate it is their issue not the Assignor or the Builder's issue. Assignees disqualify themselves for the HST REBATE by selling their units within one year of closing. The HST REBATE can be as high as $27,000 on a $450,000 condo! See Reports
Alert: Builders will almost always demand the HST REBATE be paid by the Assignor at final closing regardless of their intentions to comply with the HST REBATE rules! Disclosure on this possability is critical to ensure a successful closing. My approach: Honest and Full Disclosure to avoid unpleasant surprizes for either side of the transaction.
Income Tax: Consult a tax expert on this. One of the issues faced by the assignor is the tax implications of the profit (if any) on the assignment being taxed as income or capital gains. This distinction and the way it is determined makes a significant difference in taxes paid by the assignor. Again, consult an expert.
Why do builders sell pre-construction condos at prices that seem to allow buyers/investors to make a profit by flipping or assigning?
Pre-construction prices are generally lower than those of existing condominium resales. This brings up two obvious questions: 1) Why do developers discount the units for pre-construction buyers? and 2) Why do they sell pre-construction rather than build first? The answer to both questions is the same--they want to reach 70% sold to get financing from their lenders.
The prices are discounted to give buyers the incentive to buy something they can't see, touch or feel. Sky and paper are harder to sell than concrete and steel. Discounts make the difference. Developers sell pre-construction, even at the lower prices, because they must have pre-sales to get their construction loan. Lenders require 70-80% of a project to be sold before financing a project.
Once I have completed assigning the property, assignors have no further responsibility, right?
Wrong. You are the original buyer of the property and if the second buyer does not complete the purchase, then the developer will then expect the person assigning to close at the original purchase price. In this way, it is quite different from selling property which you own. All you own with an assignment is the Purchase Agreement with the Builder.
Alert: Technically, the builder can declare the Agreement in default if the Assignor does not close and NOT allow the Assignor the right to complete the deal. This means the Assignor loses their deposit and profit! There are ways to mitigate this risk. I will cover this with my clients.
I always recommend a good deposit (5-10% or more) be obtained to protect you (the assignor) from the assignee backing out of the Agreement (just like a resale). You would also have the right to sue the Assignee for damages - the extra costs incurred by you now having to close with the builder. We strive to avoid this happening thru disclosure and fairness in our dealings with BOTH parties to the Agreement.
Are Assignment investments risky?
All investments have risks.
Real estate investments are less risky than many other investments because you have more choices then just selling. If the market has been good since you placed your deposit money, you can assign and take your profits. If the market has not been good, you can move in or rent it out and sell later if you wish. Time and market growth are the two major factors determining your profit.
Are Condo assignments harder to sell than resales?
Assignments are harder to sell than existing properties (resales) or New (pre-construction) from Builders (on-site sales centre and soft music/site layouts, etc). With Assignments, the condo suite is often still not built so potential buyers cannot book showings. They have to buy from paper and pictures (just like you did) but you (or your agent) don't have a fancy sales centre behind you. Sometimes, assignments take place during interim occupancy so it can be shown to potential buyers.
Also, builders will not let you advertise on MLS. They don't want you to compete with their remaining units. You need a good realtor with excellent tools other than MLS, to expose your property to buyers. I have such a system. My success rate is good (70% of those listed by me get sold) and I have been doing this since 2006, much longer and more successful than most.
Can financing for Assignees be more challenging when buying an assignment?
Yes. Especially since 2012, when new rules where applied to lenders by the federal government making the qualifications on mortgages tougher to meet. Be advised that lenders may not accept the assignment price as the value they will loan against but will use the original purchase price (the price the Assignor agreed to pay the Builder) and Assignees will need to find a way to cover the gap (2nd mortgage, cash, family loans). Be sure to get pre-approval when shopping for a condo (especially an assignment sale) and always have a financing condition in your offer (unless you are paying cash) for obtaining final approval from your lender based on the specific purchase you are considering.
How much money can I expect to make?
If you get a condo market growth of say, 3% (new condos appreciate slower than resales) and you assign after 3-4 yrs, you will have a gross value appreciation of 9-12%. The closing costs are around 8% (of the new selling price) so you net 4% on the original purchase price and you only invested the deposit (10-20% of the purchase price). So, using a $300K condo as an example, you could have a net profit of from $12,000. You never need a mortgage, you don't have to be a landlord and you don't have to fix-up.
Disclaimer: The above info is not to be taken as investment advice but simply my view of the factors involved and how they may play out under certain conditions and assumptions. Buyers are expected to consult with experts and come to their own conclusions as to the risks and rewards involved.
You may contact me for a Telephone Consultation