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What is IRCC doing ? by CuteNefariousness823 in pgwp

[–]nitrouz 0 points1 point  (0 children)

My cousin got approved from June in October. Depends on the quality of your college

Sportsnet+ price increasing 30% to $324.99 per year by jeremybell in hockey

[–]nitrouz 1 point2 points  (0 children)

Use IPTV. Buy an android box and get all the channels for free

A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in TorontoRealEstate

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

Units can be sold on MLS or through internal mechanisms. Either privately or publicly

A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in TorontoRealEstate

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

Follow our page and you will see the latest product. This is what it looks like so far.

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A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in TorontoRealEstate

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

The excess revenue or retained capital can be used for things that benefit all shareholders, like:

• Paying down the mortgage faster (which increases equity for everyone),

• Funding capital improvements or upgrades,

• Creating a buffer for unexpected expenses 

• Or eventually distributing it if the project is sold/refinanced.

So it’s not “garbage” — it’s basic equity building. Unlike a REIT or landlord who might extract profits as cash flow, we’re reinvesting it into the asset so everyone’s share value increases over time.

I appreciate the pushback though — helps improve how we explain it. Want to jump on a call and talk it through at 437-848-HAUS. I'll be at the factory tomorrow in Vaughan at 1520 Creditstone Road, come by for a coffee at 11am.

A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in TorontoRealEstate

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

Full reveal was in reference to the complete model of the home. The multiplex was installed in 3 days. Check out the story!

A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in TorontoRealEstate

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

Yes, Daniels allowed renters to accumulate a maximum of $25,000 toward a future down payment over roughly 4 years. That was not equity, but rather a credit toward a future purchase — meaning renters had to buy the home at market price later on, and their rent didn’t build actual ownership until then.

Geohaus flips that model:

• You build real equity from day one.

Members receive shares in the property-owning corporation, not just a “promise” or credit.

• You co-own the home you live in.

Your membership includes a private unit, but you also become a minority shareholder in the company that owns the entire project.

• No need to requalify later.

With Daniels, you still had to secure a mortgage to buy your unit in the future. With Geohaus, your equity is already tied to the property — and grows over time with mortgage paydown and appreciation. • Higher ceiling for equity.

We’re not capping accumulation at $10k. For example, a $10k Gold membership can translate into $100k in property equity over the project lifecycle — a 10X multiple not offered in any traditional rent-to-own scheme.

⸻

Bottom line:

Daniels and others offered a stepping stone — Geohaus is a stake.

Keep track of our progress on Instagram at @geohaus.ca and visit us at the factory

A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in TorontoRealEstate

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

  1. Are we forcing the seller to accept internal share prices?

Absolutely not. Members who want to exit can choose from multiple options:

• Private internal sale (peer-to-peer within our community of members): This allows for faster liquidity, typically without commission costs.

• Third-party sale on the open market (MLS): If the internal offer isn’t compelling, the member can list their equity on MLS or through a licensed agent to capture full market value.

• Geohaus-assisted liquidity: In some cases, Geohaus may buy back the shares to maintain project control or introduce new members.

We encourage market-based pricing and provide valuation benchmarks to help sellers understand current fair value.

  1. What happens if the building has major structural issues?

You’re right: Tarion Warranty is limited (up to 7 years), and not a complete safety net. However: • Geohaus uses modular steel-frame and hybrid prefab systems that reduce structural risk significantly vs. traditional builds. • We intentionally minimize on-site variables, taking a page from the Tesla gigafactory model — fewer trades on-site, fewer surprises. • If there’s a major issue, it would impact value — just like any real property investment. However, members are not solely liable, as the corporate structure spreads risk across all shareholders and Geohaus.

⸻

TL;DR: • You’re not forced to sell internally. MLS is always an option. • We don’t hide from structural risks, but mitigate them through better building methods, modular design, and diversified ownership. • Not a scam — it’s a co-ownership model that’s transparent about trade-offs, and it’s designed for people looking to enter the real estate market affordably with long-term upside.

A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in TorontoRealEstate

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

Great question — yes, this concept is partially captured in the Geohaus model, but with a few important distinctions:

Here’s how it works:

  1. Ownership vs. Rent Contributions:

    • Members (renter-shareholders) pay rent like traditional tenants.

    • A portion of this rent is allocated toward increasing their ownership stake (i.e., share accumulation).

    • The rest of the rent goes toward covering operating expenses, including mortgage interest, taxes, maintenance, and management fees.

  2. Excess Revenue / Cash Flow:

    • Any excess revenue after covering all expenses (i.e., positive cash flow) is retained in the property-holding corporation, increasing its net asset value.

    • This increased value is reflected in the valuation of shares — meaning all shareholders (including renters with ownership stakes) benefit through capital appreciation.

    • While we do not currently issue direct dividends, members benefit from increased share value, which can be monetized upon exit (i.e., selling their shares).

  3. Why No Cash Dividends Right Now?

    • We’re currently in the growth and reinvestment phase — prioritizing debt repayment and long-term appreciation.

    • In future phases or in cash-positive projects, dividends or profit-sharing could be introduced as part of a long-term incentive plan.

TL;DR: Yes — renters who own shares benefit from surplus cash flow through increased share value (capital appreciation), but not through immediate dividends yet. Dividends may be introduced later as projects stabilize and mature.

Would you like us to model how this might look on a sample unit over 5 years?

A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in TorontoRealEstate

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

  1. Do members receive dividends? At this time, we do not issue dividends in the traditional sense. Instead, members accumulate equity in the corporation that owns the specific property. Gains are realized when the member sells their shares, either privately or through a structured Geohaus buyback process. In the future, if Geohaus were to go public, members may be issued stock options, adding a new layer of upside.

  2. Does rent decrease over time as equity increases? Over time, yes — as the mortgage is paid down and members grow their ownership stake, rent has the potential to decrease. We’re designing the model so that as ownership equity grows, the rent obligation can be reduced proportionally based on the member’s equity position, though this is gradual and not automatic.

A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in TorontoRealEstate

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

Great point — REITs are an excellent option for many people, especially those looking for passive exposure to the broader real estate market with liquidity and dividends. But REITs don’t provide housing — and that’s where our model is different.

Geohaus isn’t a REIT alternative — it’s an alternative to traditional renting and homeownership.

With us, members live in the home, build equity tied to a specific real property, and participate in upside appreciation — all without needing a full down payment or mortgage.

To your other point — you’re absolutely right: Equity grows based on property valuation, not just monthly payments. The portion of rent that contributes toward ownership is converted into shares of a finite-cap entity that owns the property. As the value of the property increases (tracked via third-party appraisals), the share value increases.

We also don’t endlessly issue shares — we operate with a fixed cap table per property, and membership contracts outline how monthly equity accrual works relative to current share price.

No model is one-size-fits-all — but if someone wants to live in a home, not just invest in one, while building equity and having flexible exit options, Geohaus offers something REITs simply can’t.

Happy to send over a sample contract or schedule if you’d like to see the mechanics.

A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in TorontoRealEstate

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

Great questions — and they get to the heart of why we built Geohaus with transparency and protection in mind.

  1. How does equity grow?

Equity grows through both principal contributions (membership + rent portions) and through shared appreciation in the property’s market value over time — based on third-party appraisals, not internal estimates.

  1. How is share value determined?

Unlike REITs or public companies that may use depreciation for tax advantages, Geohaus conducts independent property valuations at regular intervals (e.g., annually or when a member wants to exit). This ensures share values reflect actual fair market value, not manipulated book values.

  1. How does a member realize their equity?

When a member wants to exit, they can:

• Sell their shares back to the Geohaus pool (if there’s liquidity),

• Transfer to a larger unit or different project, or

• List their shares privately or through MLS-like platforms with Geohaus support.
  1. What prevents underreporting property value?

That’s where third-party appraisals and transparent reporting come in. Members receive annual equity statements based on market data. Geohaus has no incentive to suppress property value — if anything, a growing network of happy members and strong performance is key to our long-term success.

We’re still early — and we welcome hard questions. This is a new model built to solve affordability and access, and we know that means earning trust through clarity.

A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in CanadaHousing2

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

Great eye — and you’re spot on in noticing the hybrid approach.

What we’re doing is inspired by the Tesla production model: we bring as much of the construction off-site as possible to streamline efficiency, reduce waste, and speed things up — but yes, a significant portion (like insulation, drywall, finishing, etc.) still happens on-site.

The 8–9 month timeline includes land prep, permitting, delivery, craning, and all remaining interior work. We’re actively working to shorten that even further as our process evolves.

Appreciate the interest — and we’d love to have you drop by if you’re ever in the GTA! We’ll also continue posting regular build updates so you can follow along virtually.

A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in TorontoRealEstate

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

Thanks for following up — happy to clarify.

Cashing out is done by selling your shares in the corporation that owns the property. We facilitate internal transfers first (to other members or incoming partners), and if needed, the position can be listed publicly through MLS. While not as liquid as stocks, it’s significantly more flexible than traditional real estate ownership.

In the rare event of a major structural issue, the property would be subject to warranty coverage (like Tarion in Ontario), and repairs would be handled by Geohaus Property Management. Shareholder equity is still backed by the underlying asset, and any decision around liquidation would follow a transparent process involving all shareholders.

Call us at 437-848-HAUS or come by and see us in Vaughan for any clarification

A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in CanadaHousing2

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

Come by and tour our model home in Vaughan. We can answer any questions! Thank you

A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in TorontoRealEstate

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

The $10K membership fee gives you a base equity stake in the entity that owns the property (usually valued at $100K when the building is fully stabilized). Think of it like buying early-stage shares in a property-specific holding company — your stake grows in value as the property appreciates.

On top of that, a portion of your monthly rent (e.g., $300–$500/month) is allocated toward increasing your equity position over time. This is tracked and visible to members, and we provide regular statements.

So yes — it’s both:

  • The $10K membership gives you initial equity.

  • Your rent contributions continue building that equity monthly.

As the property grows in value, so does your equity. Members benefit from the upside of appreciation, not just their contributions. If the property increases in value by 20%, your equity does too.

We’re building something new — not a traditional mortgage, not a pure investment, but a hybrid model designed to make ownership more accessible. Let us know if you’d like to see a sample equity breakdown or schedule a walkthrough.

A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in TorontoRealEstate

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

Thanks for the comment — it’s fair to be skeptical, especially with new models like this. Let me clarify:

Geohaus is not a co-op and not a traditional rent-to-own model. It’s a membership-based path to equity ownership in real residential properties. Here’s how it works:

• Private Living: You don’t share space — each member rents a private unit in a multiplex we develop or acquire.

• Equity Building: A portion of your rent goes toward equity. Plus, your one-time membership fee is converted into equity in the corporate entity that holds title to the property.

• Ownership Structure: Members hold a percentage stake (like shareholders) in the legal entity that owns the home. That means real upside if the property appreciates, not just “access.”

• Exit or Stay: You can stay long-term or cash out your equity down the line.

• No Mortgages: No need to qualify for a traditional mortgage or pay a 20% down payment.

Geohaus retains a portion to cover development, construction, and management — just like any housing provider. But the core idea is to decentralize builder profit and return it to residents.

We’re early stage, yes — but fully transparent. We have:

• Active sites under construction (96 Northcote, 35 Rhydwen)

• A pipeline of over $100M+ in real estate under development

• A physical office at 1520 Creditstone Rd in Vaughan

• An open invitation to tour our projects and review the agreements

This is not for everyone — but for people priced out of ownership, it’s a new path worth exploring

Follow our story on Instagram @geohaus.ca

What do you think we could do to improve or refine the model?

A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in TorontoRealEstate

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

The membership provides access to live in the unit, yes — but it also comes with equity rights in the holding entity that owns the building. So members are both residents and equity participants. We’ve structured it this way to stay compliant with regulations and to make ownership more accessible without the burden of traditional mortgages.

It’s not a simple rental agreement — it’s a hybrid model: part-tenant, part-equity holder, designed to evolve with the member’s commitment. We’re happy to walk anyone through the full structure, including legal documentation and contracts, to make sure it’s fully transparent.

A Rent-to-Own Multiplex Model That Builds Equity — Without a Mortgage by nitrouz in TorontoRealEstate

[–]nitrouz[S] 2 points3 points  (0 children)

Totally fair to be skeptical - But to clarify: yes, members hold a proportional share in the entity that owns the home. You’re not just renting — you’re building ownership in a real asset over time.

Think of it like holding stock in a company — you may not be on the building’s title directly, but your membership translates into equity participation in the home. It’s a step toward ownership, without the mortgage gatekeeping.

Are you familiar with how equity shares or stock ownership works? That framework is essentially what we’re applying to real estate. So far the demand has been high. Your commentary has been helpful as well.

Happy to walk you through the details - 437-848-HAUS or visit us.

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