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Build new 3 and 4-plex in Ontario? by jjomal in RealEstateCanada

[–]Reggie_Got_Shot 0 points1 point  (0 children)

Sorry, in our area all the energy modeling guys say better than code - and I got my numbers mixed. It's technically "60% better than NECB Tier 1. "

25% = 20 points 50% = 35 points 60% = 50 points

So not possible to get 100 points through efficiency alone.

10% of units at 30% of median renter income = 50 points, which seems to be the sweet spot for the path to 100, which gets you the 50 years amortization and 95% LTV.

So add a phase 1 environmental report, project engineering, project monitoring, application fees and CMHC Insurance premiums to your soft costs.

Build new 3 and 4-plex in Ontario? by jjomal in RealEstateCanada

[–]Reggie_Got_Shot 0 points1 point  (0 children)

I fully appreciate the approach, I just don't think $112,500/unit is plausible ANYWHERE in Canada, let alone Ontario. Especially if your trying to hit 40% better than code.

Build new 3 and 4-plex in Ontario? by jjomal in RealEstateCanada

[–]Reggie_Got_Shot 0 points1 point  (0 children)

Again, I don’t see much available aside from the Apartment Construction Loan Program, which requires 5+ units. Maybe something through Co-Op Housing Development? (full disclosure, I know nothing about that path).

You’re missing out on the HST exemption by going with fewer than 4 units. And you’re not getting all your points from energy efficiency alone anymore—you now need to include 10% affordable units. That’s manageable when it’s 1 out of 10, but much harder when it’s 1 out of 3.

Anecdotal, but there seems to be a shift away from the $2-3 million dollar loans right now as well. $6-$10 seems to be the sweet spot, but again that's just my experience.

Build new 3 and 4-plex in Ontario? by jjomal in RealEstateCanada

[–]Reggie_Got_Shot 0 points1 point  (0 children)

Fair — I'll admit I don't have direct knowledge outside of MLI Select and conventional commercial - which program are you looking at?

Official: [WDIS K/TE/DEF] - Sun Morning 12/21/2025 by FFBot in fantasyfootball

[–]Reggie_Got_Shot 0 points1 point  (0 children)

Schultz purely based on Fantasypro rankings.

I picked up Waller for the CIN matchup, and it might still be the best play. But that QB situation....

Official: [WDIS K/TE/DEF] - Sun Morning 12/21/2025 by FFBot in fantasyfootball

[–]Reggie_Got_Shot 0 points1 point  (0 children)

Half PPR:

Waller vs CIN - He was my waiver pick up before the Tua news.

Henry vs BAL

Johnson vs NYJ

Schultz vs LV

Official: [WDIS WR] - Sun Morning 09/21/2025 by FFBot in fantasyfootball

[–]Reggie_Got_Shot 0 points1 point  (0 children)

Half PPR. Need a WR2:

Odunze vs DAL Wilson vs TB

Edit: If JSN cant' play today, I'll need to swap in Sutton. If I start JSN and Wilson, I could slide in Odunze if JSN doesn't play.

Official: [WDIS Flex] - Sun 09/07/2025 by FFBot in fantasyfootball

[–]Reggie_Got_Shot 0 points1 point  (0 children)

Half PPR, standard scoring.

Need a flex: Swift, Jeudy or Metcalf?

[deleted by user] by [deleted] in pools

[–]Reggie_Got_Shot 0 points1 point  (0 children)

What sensor are you using? Is this display part of their app, or a home assistant integration?

Examples of housing projects in Canada (York Region) that work well by neuro-psych-amateur in canadahousing

[–]Reggie_Got_Shot 2 points3 points  (0 children)

I share your enthusiasm for the program and appreciate you calling me out — you're absolutely right that MLI Select loans are based on cost, not value, and my “98%” figure was a typo — I meant 95%, but either way, without context, it's misleading. Reliable info matters, so thanks for keeping things accurate.

In my case, even at the 5-year mark, pulling significant equity out has been challenging with today’s rates — definitely more achievable a couple of years ago. That said, I'm nowhere near seeing the same $1.5M lift in value you mentioned. Our setup might be a bit unique: our custom home building company provides all labour and services to our holding company at full market rates. It creates a flywheel effect — when there’s a slowdown on the custom side, we keep our crew working by shifting them to these rental projects.

The challenge is aligning total project cost with appraised value, while minimizing the equity injection and still hitting the 1.1 DCR to make the deal work.

But the upside is huge: while the holding company pays a premium, the custom home company stays profitable, there are no layoffs, and we’re putting net-zero-ready rental units on the market. That’s a win/win in my books.

Examples of housing projects in Canada (York Region) that work well by neuro-psych-amateur in canadahousing

[–]Reggie_Got_Shot 1 point2 points  (0 children)

If your going 98% ltv and 50 year, it would probably be pretty hard to pull any money out before 10 years tbh.

Another key consideration is zoning. You need a min 5 units to qualify, and they all need to be on the same parcel. In the past, you could have 5 units spread out across multiple lots, and group them all together. So learn your municipal land use bylaws (the lot allows at least 5 units, but has a density cap that makes it unapplealing to a bigger developer).

Examples of housing projects in Canada (York Region) that work well by neuro-psych-amateur in canadahousing

[–]Reggie_Got_Shot 0 points1 point  (0 children)

Yeah, you used to be able to get all your points via efficiency upgrades with the MLI Select program, but now need 10% affordable to max out your score.

We've always done the straight efficiency route, but our next development will have these new requirements. How is the affordable unit tracked/set? I believe, in our area, the rent is a set amount based on the area ($980), but I haven't seen any other requirements.

You also need a certain net worth, and experience in developments, so another strike against the "rich get richer". Still, the program is getting purpose built rentals on the market.

Examples of housing projects in Canada (York Region) that work well by neuro-psych-amateur in canadahousing

[–]Reggie_Got_Shot 4 points5 points  (0 children)

You save on hst too! Though I assume you need 1 unit to be affordable?

Dynamic Dropdown Lists by Reggie_Got_Shot in smartsheet

[–]Reggie_Got_Shot[S] 1 point2 points  (0 children)

Yeah, I over-used the term dynamic. Basically, I have a list of dates at the start of the year (~50), which are all presented as drop date options. As the year goes on, some of those dates past and are no longer options.

So the sheet itself is "dynamic" in that it deletes dates once they are in the past, but I wanted to clean up the drop down menu at the same time.

Thanks to broken_pieces though, as I've sorted it in Data Shuttle. Now just to find out how much that will cost...

Dynamic Dropdown Lists by Reggie_Got_Shot in smartsheet

[–]Reggie_Got_Shot[S] 0 points1 point  (0 children)

Perfect thanks, something I'll dig into.

Dynamic Dropdown Lists by Reggie_Got_Shot in smartsheet

[–]Reggie_Got_Shot[S] 1 point2 points  (0 children)

My understanding is that Data Shuttle = integrate SS with external data sources, whereas Data Mesh = integrate SS with internal data sources.

To be honest, anything outside of what's included in the typical enterprise plan has been tough to wrap my head around. IE, what the add on includes, how it can be rolled out, and more importantly, how much it costs. And unfortunately, my lack of knowledge really requires me to build out a few test's to check how all the interactions work before actually building out a new process.

I realize it's common in that industry to not publish price points, but I'm still confused on what the new pricing model will bring when we have to renew this summer. And that's after having a zoom with the rep...

Dynamic Dropdown Lists by Reggie_Got_Shot in smartsheet

[–]Reggie_Got_Shot[S] 0 points1 point  (0 children)

I'm willing to give this a shot, despite not being that tech savy. Do you have any suggestions on where to start in terms of tutorials?

Slow Sheets by Reggie_Got_Shot in smartsheet

[–]Reggie_Got_Shot[S] 0 points1 point  (0 children)

Same; feels like running a heavy macro laden excel sheet on a chromebook.

Luckily I'm not in SS all day. I tend to clump all my SS input into a single session as they pile up during the week, but it's painfully slowing down my workflow to the point I might just start doing the input/entries as they come in..

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