In absolutely perfect order, these institutions are money losers. Unless anyone thinks that tomorrow's top scientists need to be inspired by dropping balls in giant Plinko boards, these nerd circuses need to go away.
The Ontario Science Centre is closing. What does that mean for the community?
- Thread starter canada-man
- Start date
...because people like Anbarandy want to complain that there is no housing, then complain when things are being done to build housing, then complain where the housing they really don't care about is being built in a place they really don't care about.
Call him and ask yourself.
1-647-612-3673
Doug Ford still using personal phone as transparency battle over call log continues | Globalnews.ca
The Ford government has been locked in a battle with Global News over the premier’s personal cellphone for more than a year.
globalnews.ca
And skoobid people want to put private housing in public parks and on the best farmland in Canada. Just like they want more highways in the greenbelt too.
There is no housing being built, when all the wrong things are done in all the wrong places
Vaughan Block41 shows difficulty of building GTA housing (thestar.com)
Doug Ford’s government helped speed development on this parcel of GTA land. So why have no houses been built yet?
Sept. 15, 2024
From the outside, the parcel of land in north Vaughan looks like any other large green space destined for development.
But Block 41 — 428 hectares bounded by Kirby and Teston Roads to the north and south, and Weston Road and Pine Valley Drive to the east and west — has captured the attention of local and provincial governments like few other properties in the GTA.
It could be because it’s one of the Vaughan’s last greenfield developments — an entirely new subdivision built where there are few houses or the necessary servicing — that also contains a host of environmentally sensitive areas, including the Greenbelt, provincially significant wetlands and endangered species habitat. It’s also home to a critical compressor station and pipeline infrastructure that pumps natural gas out to eastern Ontario and Quebec.
Over the past five years, this plot of land has been the subject of significant intervention from local and provincial governments intended to both speed the development process, and open up more land for housing. Among them: a minister’s zoning order, a rare downgrading of Greenbelt designations on the land, and even Greenbelt land removed — and then returned — following the scandal in 2023.
Yet despite such substantive moves, no new housing has been built on the site. The subdivision plan for Block 41 is expected to be discussed at Vaughan council next week.
Critics say that Block 41 illustrates how Doug Ford government’s ad hoc housing policy — which they say has disrupted the planning system and dismantled environmental protections — has done little to actually fulfil the promise of “building more homes faster.” Those who have followed the progress of Block 41 say it also shows how complex greenfield development is in the GTA, even with government intervention.
“The rationale for opening up these sensitive lands for development has been that we have a housing shortage, and we need to build housing at all costs. But … building single-family homes in remote locations will not help housing affordability at all,” said Dawn Cassandra Parker, a professor at the School of Planning at the University of Waterloo. “The Ford government planning and policy changes have caused widespread environmental harm without achieving their stated goals of increasing housing supply and affordability.”
Housing fast-track slows
There are several reasons why the province’s efforts to fast-track housing hasn’t succeeded, experts say, most of them being economic.
High interest rates have diminished the demand for single-family homes, said Frank Clayton, a senior research fellow at the Centre for Urban Research and Land Development at Toronto Metropolitan University. Market conditions aren’t favourable enough for private developers to build — regardless of how co-operative the political regulatory conditions may be.
“Ninety per cent of our housing is provided by the private sector, and developers build housing to make money,” said Clayton. “If they can’t see themselves making money, they won’t do it.”
However, he believes expediting the planning process will allow “shovel-ready” development to be available “when that demand does return much quicker, which is in the public interest.”
But Lauren Capilongo, a senior planner with Malone Given Parsons, the lead consultant working for the Block 41 developers, said the Vaughan parcel is indicative of the “complex” planning system in Ontario.
The plot of land is owned by more than a dozen landowners, including some of the province’s most influential developers, such as Silvio DeGasperis, founder, president and CEO of the TACC Group of Companies, and Jack Eisenberger, president of Fieldgate Developments, who came together to form the Block 41 landowners groups. A handful of landowners are not participating in the development application.
Capilango said getting approvals for the 5,000-home subdivision has “taken much longer” than many of her regular projects. She added that she doesn’t believe the development has received any special attention as “evident by the 15-plus year planning process that is ongoing.”
The parcel was officially incorporated into Vaughan’s urban boundary in 2010 with the idea that the project would be finished by 2031, she said. Now she’s unsure if that will happen.
“The lengthy planning and approval process has left little time to build out the Block 41 community before the 2031 planning horizon,” said Capilongo.
A parcel with problems
From the outset the parcel had several complicating factors. Among them were 137 hectares of Greenbelt lands, tributaries and valley lands associated with East Purpleville Creek, provincial wetlands, fish and significant wildlife habitat, a 40-hectare TransCanada Pipeline and compressor station to pump natural gas across the province, and no water and wastewater infrastructure in the ground.
Capilongo said that the developers who own Block 41 have spent millions on studies of the site, studies normally required by the province, region and city to approve development plans.
The scope and scale of the approvals required “has contributed to the length of time it has taken to get shovels in the ground to build homes,” she added.
A minister intervenes
In the summer of 2020, the Block 41 landowners asked the city of Vaughan to request a minister’s zoning order (MZO) from the province. The tool allows the Minister of Municipal Affairs and Housing to fast-track zoning changes on the land.
The province approved the MZO in November, allowing for lowrise and midrise development on a large portion of the site, including housing and retail uses.
At the time, Vaughan Mayor Maurizio Bevilacqua said the MZO was needed because of concerns the pandemic would delay an ongoing Ontario Land Tribunal appeal by TransCanada Pipeline Limited (TCPL). The company had long-standing concerns about the impact of noise, buffering and vibrations from its industrial site on future housing.
At the time, TC Energy, TCPL’s parent company, wrote a letter to the city opposing the MZO, for “circumventing the public process and comprehensive studies that are contemplated and required by the Planning Act.”
In the end, the MZO didn’t cancel the OLT appeal, according to Capilongo, as it still took 18 months for all parties to reach a settlement.
She said some of the disputed issues included the location of roads and utilities, the buffers between the facility and future housing, and assurance that the development would not interfere with current or future operations. She said the work continues to address these concerns.
TC Energy referred all questions to the city of Vaughan or the landowners.
Changing land protection
Meanwhile, in 2021, the Block 41 landowners also asked York Region to downgrade the designation of the Greenbelt lands on the site from the protected agricultural classification to a more general rural one.
This would permit the developers to use the bulk of developable land of 175 hectares to be used for homes and schools, while parks, fields and other infrastructure uses could be put onto the Greenbelt area, of which there are 137 hectares.
Environmental groups and local municipal planning staff objected to the use of the Greenbelt area for active uses and storm water infrastructure, fearing that it would lead to degradation of the natural heritage space.
Despite this, York Region approved the request for the designation change in its official plans. The province approved the region’s official plan in 2022, finalizing these Greenbelt changes.
However, it will be up to Vaughan put this policy into practice. A report to council next week on Block 41 will offer details on what this change will look like.
“This was a very unique area, and to see what has happened to it, gives me a lot of heartbreak,” said Deb Schulte, a former Vaughan regional councillor and MP, who was part of the original Greenbelt task force.
She said this area was added into the Greenbelt because it is a key habitat for the Redside Dace, an endangered fish native to Ontario.
“If you have development incursions into this area, it will destroy this habitat. That’s why this land was put into the Greenbelt in the first place.”
Capilango said the Block 41 landowners “are committed to respecting, protecting and enhancing the features that make up the Natural Heritage Network.”
She said the landowners have conducted extensive studies including “multi-year inventories of flora and fauna” given the heightened environmental sensitivity of the area.
The downgrading of the classification wasn’t the only time the Greenbelt played a role in this parcel’s progress.
According to the auditor general and integrity commissioner reports from 2023, six hectares of Block 41 were removed from the Greenbelt after a request was made by the member of the DeGasperis family to Ryan Amato, then chief of staff for former housing minister Steve Clark.
The lands were returned to the Greenbelt after the reports by provincial watchdogs found the Ford government “favoured” certain developers with close ties to the government. The RCMP is still investigating.
Still waiting on housing
Despite the government interventions, Capilango said Block 41 is still at least two years away from construction, with housing sales and construction expected to start in 2026.
The province said it will continue to monitor Block 41, adding that it sees “progress toward completion through applications for plans of subdivision and site plan approval,” said Bianca Meta, press secretary for Minister of Housing Paul Calandra.
Phil Pothen, counsel for the environmental advocacy group Environmental Defence, said Vaughan site offers a lesson in how long it can take for greenfield development to be built.
He also said it raises questions about why the province is pushing for more land to be opened for housing, when development approved decades ago are still years away from construction.
“Despite all of this extra effort put in by the provincial government, including the minister’s zoning order and compromising the Greenbelt … all of these measures still haven’t been effective on getting housing built on the site,” said Pothen.
“You have to ask if building homes this way is really the answer to the housing crisis. Because the evidence shows, it clearly isn’t.”
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Yeah sure...cognitive bias at its finest. btw Why do you complain about housing starts and then also complain about where housing is to be built?
The latest data, collected by the Canada Mortgage and Housing Corporation (CMHC), shows a 23-per cent increase in homes under construction in May in Ontario cities with a population size of 10,000 or higher, compared to the same time last year.
https://globalnews.ca/news/10571580/ontario-housing-start-issues-cmhc/
Ontario government invests $18.3M to support new housing in Prince Edward County
https://www.watercanada.net/ontario...-support-new-housing-in-prince-edward-county/
There is a catastrophe going on with new home sales and new project launches which is already leading to a giant dearth in homes under construction going forward for a few years. It is happening.
Despite the bellowing, bellicose, braggadocio of Thug 'n' His Slugs he and they have done fuck all to build housing anywhere.
GTA new homes sales hit historic low in August (thestar.com)
Toronto area new home sales hit historic low in August, painting a ‘stark picture’ of a struggling market
Sept. 19, 2024
By Clarrie Feinstein Business Reporter
New home sales in the GTA hit historic lows in August with “very few” new projects launching as the preconstruction market continues to struggle amid a high interest rate environment.
There were 464 new home sales in August, down 46 per cent from August 2023 and 73 per cent below the 10-year average, according to the Building Industry and Land Development Association’s (BILD) Thursday report.
“With most new homes taking months to construct, buyers can take advantage of current pricing and the future prospects for affordability improvements arising from mortgage rate declines that are expected to fall even further and the changes to the mortgage rules set to come into effect later this year.”
On Monday, the federal government announced any purchasers of newly built homes will be able to stretch their mortgage an extra five years, allowing 30-year amortizations for insured mortgages. And buyers will be able to pay less than 20 per cent for a down payment for homes listed under $1.5 million, up from a previous threshold of $1 million.
The expansion of longer amortizations, previously restricted to first-time buyers of new builds, was aimed at “creating more demand” for those homes, deputy prime minister Chrystia Freeland said, with hopes that in turn would lead to increasing supply. The new rule changes are set to take effect Dec. 15.
However, the current drop in demand will have long-term effects as it has already severely impacted supply coming to the market over the next few years, said Justin Sherwood, senior vice-president of communication and stakeholder relations at BILD.
“August’s new home sales data paints a stark picture of a housing market that is struggling with deep structural issues that have made the cost to build too high,” he said in the report.
A key driver of those costs are government taxes and fees, which add on average $355,000 to the cost of an average single family home, he added.
Condo apartments — including units in low, medium and highrise buildings, stacked townhouses and loft units — accounted for 235 units sold in August, down 61 per cent compared to the same time last year and 81 per cent below the 10-year average.
Single-family home sales fared better with 229 sales in August, down 14 per cent compared to the same time last year and 56 per cent below the 10-year average.
Inventory decreased slightly from July but there’s 14.5 months of inventory — the time it would take to sell inventory based on current demand — on the market.
The lack of sales is contributing to high inventory numbers, not new supply coming to the market, the report said, causing an “unhealthy situation” because as interest rates come down stimulating demand, the lack of new build starts will exacerbate the already dire supply-and-demand problem.
“The crisis is real and will be reflected — in the next several years — by fewer jobs, fewer new homes, and compounded affordability challenges,” Sherwood said.
DoFo is always more interested in 'donors' than voters.
And it's not just August, our slavishly devoted to Thug Fraud's frauds sycophant:
Toronto area new home sales continue to plummet, hit all-time low in July
Aug. 28, 2024
Sales of new builds continue to plummet with July recording an all-time low for the month with very few new project releases and steadily increasing months of inventory.
There were 654 new home sales in July, down 48 per cent from the same time last year and 70 per cent below the 10-year average, according to a Wednesday report from the Building Industry and Land Development Association (BILD).
“GTA new home sales in July 2024 sank to another record monthly low as buyers remained unwilling to leave the sidelines,” said Edward Jegg, research manager with Altus Group, BILD’s official source for new home market data.
“Further expected decreases in interest rates in the coming months along with elevated inventories means there will be plenty of opportunities once consumer confidence improves.”
Total inventory of newly built homes crept up in July due to ever-dwindling sales. There’s now 15 months of inventory — the time it would take to sell inventory based on current demand — on the market.
“Inventory is increasing not because we’ve added more units but because sales are decreasing,” Justin Sherwood, senior vice-president, communications and stakeholder relations at BILD. He said construction has halted as pre-sales are down significantly and that’s going to lead to a shortage down the road.
“It’s building pent-up demand, because people will return to the market when interest rates go down. It will take longer for new construction to recover creating an unhealthy imbalance of supply and demand.”
Many new construction projects likely won’t kick off again until inventory in the resale market drops, which is also experiencing a glut of inventory as high interest rates keep buyers away. Consumers tend to look into preconstruction when there’s limited housing stock available, Sherwood said.
Condominium apartments — including units in low, medium and highrise buildings, as well as stacked townhouses and loft units — accounted for 287 units sold in July, down 67 per cent from July 2023 and 81 per cent below the 10-year average.
There were 367 single-family home sales in July, down one per cent from the same time last year but 42 per cent below the 10-year average.
“Single family is performing somewhat better,” Sherwood said. “Part of that is there’s so much inventory of condos out there in the resale market. There’s a lot of choice for consumers that needs to trickle through.”
The Bank of Canada has begun lowering its key interest rate with two consecutive rate cuts this summer, and economists forecasting another two rate drops by the end of the year. While that will help boost some movement in the market, all levels of government could be more proactive, the report says.
“The numbers represent a clear picture and signal the need for an urgent response by government,” Sherwood said in the report.
“Changes in interest rates will not solve what is an ongoing structural problem, particularly evident in the GTA. The cost to build, driven by excessive government fees and taxes, is simply too high. Without immediate action by government, new construction activity will continue to slow and the GTA’s housing shortage will reach unprecedented levels over the next few years.”
A catastrophic calamity of unprecedented scope, scale and size is unfolding under the wrongheaded and most likely corrupt policies, plans and procedures of Thug Fraud:
More than 25 Ontario housing developers saw projects go bust this year — a higher number than the province has seen in years
Sept. 7, 2024
At least 27 Ontario developers have gone into receivership this year, a higher number than the province has seen in years. It’s an alarming spike that experts say puts hundreds of housing units in jeopardy and puts preconstruction buyers in limbo — with their life savings on the line.
“The new-build space is utterly dead,” said lawyer Mark Morris, with real estate firm Legalclosing.ca.
According to Insolvency Insider, a database that tracks the largest insolvencies in Canada, 18 receivership filings were reported for Ontario developers in 2023, with 16 filings in 2022, 19 filings in 2021 and 15 in 2020 — numbers based on “reporting on larger court-appointed receiverships,” said Dina Kovacevic, editor at Insolvency Insider. The court orders are available on the receivers’ websites.
Over the past couple of years cracks in the homebuilding industry have begun to show. StateView Homes collapsed in the middle of 2023 after defaulting on hundreds of millions of debt, leaving hundreds of homeowners in the lurch. Mizrahi Developments went into receivership in October 2023, with the future of The One — an 85-storey luxury tower at Yonge and Bloor streets — unknown.
Dozens of preconstruction homebuyers in limbo as Ontario homebuilder goes into receivership
The builder has a track record of “financial mismanagement,” according to the HCRA, which cites an “unexplained shortfall” of $14 million in
Experts say the trend may continue for years as builders struggle to finish projects due to a volatile economic landscape. Elevated construction and materials costs, labour shortages and high interest rates have devastated projects, with dozens of builders owing multi-millions to their creditors.
“We’re seeing more developers and builders go into receivership and that number will continue to rise as interest rates remain high, buyers are unable to close, and materials costs are up,” said licensed insolvency trustee Joshua Harris of Harris & Partners based in Toronto.
“Buying preconstruction was an exciting business five years ago, but people are holding on for dear life at this point.”
Consumers left in limbo
Recently, Harris had an unusual case before him. As a licensed insolvency trustee, his job is to help people struggling to repay their debt. In June, one such client came to him, asking to file for bankruptcy, as she was unable to handle her $60,000 debt load.
Harris asked what her assets were and whether she owned any property — as such assets are often sold to help repay debt. She said she had made a deposit on a townhome, but it hadn’t been built yet.
“We did some digging and found out the developer was in receivership,” Harris said. “It put her in a difficult position.”
It meant she couldn’t file for bankruptcy because her asset wasn’t technically an asset that she could sell, as “who would buy something that’s in receivership?” Harris added.
In fact, the client may not even have her agreement to purchase for much longer.
Often, in the receivership process preconstruction buyers end up having their agreement of purchase and sale terminated, said licensed insolvency trustee Bryan A. Tannenbaum, managing director of TDB Restructuring, a firm that has acted as the court-appointed receiver for multiple real estate projects.
Housing projects are often put into receivership when the builder defaults on a loan used to fund the project, Tannenbaum said. The lender can then apply to the courts to put the property into receivership and the receiver, appointed through a court order, then takes possession and control of the property to sell or market the property “as is” or to finish the project and realize the profit and returns for the creditors, he added.
A new purchaser of the property in receivership will typically ask that the existing agreements of purchase and sale be terminated by court order as those agreements are no longer profitable and the deposits have already been spent by the insolvent builder, Tannenbaum said.
“In most cases, I’d say 99 per cent of the time, these agreements of purchase and sale unfortunately get terminated,” he said. “A new purchaser who will take on the project doesn’t want to be responsible for those contracts.”
Tarion facing ‘largest claim event’ in its history as builders walk away from projects — and home buyers lose deposits
Tarion anticipates a payout of $90 million to cover lost deposits due to builder failures.
Preconstruction residential buyers are then entitled to go to Tarion, Ontario’s consumer protection organization for newly built homes, to receive partial or all of their deposit back depending on if they purchased a condo or freehold homes.
If a buyer signed a purchase agreement on or after Jan. 1, 2018, homes with a sale price of $600,000 or less have up to $60,000 of their deposit covered. Homes over $600,000 have protection coverage of 10 per cent of the sales price to a maximum of $100,000.
Deposits for condominium purchases are usually held in trust by the builder’s lawyer and must be returned in full without interest. If this does not happen then Tarion will only provide protection up to $20,000.
“Now the new developer could go back to these preconstruction buyers and resell the units, but they’re typically asking for even more money,” Tannenbaum added.
“At the end of the day, the preconstruction buyers in this situation are out of a home. That’s the consequence.”
Delays much-needed supply
Even when a project in receivership gets bought by another developer it doesn’t guarantee the units will be built — sometimes the ownership can change hands several times, delaying much-needed housing supply by years, experts say.
One example is a 72-townhome project in Richmond Hill’s Oak Ridges neighbourhood. In 2022, King Development purchased the lots at 8, 10, 12, 14, 16 and 18 Bostwick Cres., and 2, 6 and 8 Bond Cres. from Ideal (BC) Developments, which sold townhomes, but it was later discovered that the builder did not have a licence to build or sell new homes in Ontario.
Because Ideal (BC) Developments was not authorized to build, the project had already been delayed when King took over. Then, not long after, King was put into receivership in June, owing $22.5 million to its largest creditor.
The properties are currently unbuilt and overgrown with vegetation, awaiting a new buyer four years after the site was initially bought.
“There’s a major supply gap forming,” said Daniel Foch, a Toronto-based realtor and director of economic research with RARE Real Estate. Not only because projects are tossed around from buyer to buyer, but also because the preconstruction environment is so dire, there’s fewer presales and fewer new builds on the horizon.
According to a report from real estate research firm Urbanation, the percentage of pre-construction condos that are pre-sold is at a more than 20-year low of less than 50 per cent. Without at least 70 per cent of presales, a condo project can’t begin construction, so the reduction in sales is dramatically slowing the supply pipeline.
Pre-construction condo buyers forced to off-load units for as much as $150,000 less than they paid
If buyers continue to sell condos below contract value in assignment sales, the sell-off could lower valuations for entire buildings, experts warn
And more buyers are simply walking away from their deposits unable to close on the property as interest rates are much higher than when they agreed to purchase the homes a few years ago, said real estate lawyer Morris, adding that assignment sales — a legal transaction in which the original pre-construction buyer transfers the rights and obligations of the purchase agreement to another buyer — have fewer takers.
The current environment for preconstruction shows that developers under financial stress will have difficulty finding buyers as consumer confidence dims, leaving them more vulnerable to the receivership process.
“In three to five years the reduction in highrise construction is pretty catastrophic,” Foch said.
The future of new builds
But even once the dust settles, we’re unlikely to see a return to normalcy any time soon.
The most likely outcome for struggling builders is an increase in mergers and acquisitions; sites will be absorbed by bigger players in the development space, said Foch.
“We tend to see a surge of mergers and acquisitions in recessions,” he said. “Bigger developers swoop in and offer to bail out the smaller developer and get in on creatively structured deals.”
Morris said the preconstruction market won’t see growth for another five to seven years, as “we lost half a decade to a decade of capital appreciation.”
“Pricing divorced itself from Canadian incomes, and it’s so far off course, prices must fall significantly for people to buy in again,” he said.
When will Chow be releasing her plans to redevelop the Science Centre land into public housing? Any day now? LOL!
Based on your article: "A key driver of those costs are government taxes and fees"
Tell us from which level of government(s) these taxes are imposed?
Here's a hint:
Applicable fees, taxes and remaining costs
Like any other purchase, the government may charge tax. When you buy a home, you pay the following costs.
- Land transfer tax. The government may charge land transfer tax when you buy a property. The tax is based on the home’s purchase price, and sometimes other factors. Most provinces charge provincial land transfer tax, but some cities charge their own municipal land transfer tax, too. Taxes vary by province and first-time home buyers may sometimes receive a rebate for part of the cost.
- GST or HST. Newly constructed and substantially renovated homes may be subject to GST or HST. If you pay GST and HST, you may qualify for a new housing rebate.
- Property taxes, utilities and condo fees. The seller may have prepaid property taxes, utility bills or condo fees before you take ownership of the property. You reimburse the seller for the portion of the costs from the closing date forward.
When interests rates are high, people don't buy.
At what level of government are interest rates managed?
Hint: it's not at the provincial level.
btw how's Chow's housing plan going?
"That's what she said last night!"
The "she" being BILD or any other group representing the wholly self-serving, "it's not us, it's you" development industry.
No one believes their shit anymore.
What happened to the law of supply and demand?
As the frothing at the mouth free market, capitalists luv to repeatedly claim, "the law of supply and demand dictates that too much supply and not enough demand equates to decreasing prices!"
Yet no fuckin developer, no fuckin investor, no fuckin clown show capitalist is lowering their asking prices one fuckin bit.
So much housing stock sits on the market unsold.
And so much 400sq. ft. housing stock built exclusively by clown show developers exclusively for clown show investors exclusively for clown show capitalist dreams sits on the market unsold.
And yet, you and other free market, capitalist clowns want us to believe that the solutions to the housing affordability crisis rightfully should come forth from the same fuckers that brought us the fuckin crisis.
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There are at least $50-$70k in municipal, regional, school board development charges in each housing unit built into the price. These charges are supposed to go towards infrastructure required to service the new housing units.
Yes, oh yes.
And the development industry is proposing that they be exempted from paying these necessary fees and get this, they also promise, yes swear to God and hope to die, that they will pass on the savings, dollar for dollar onto new home purchasers.
Can't make this shit up!
I firmly support impost fees/development charges, school board charges etc. It's only fair to have new home residents to pay for the incremental capital cost of infrastructure required to service their new home. Whether the Regions, Municipalities ans school board spend those funds apprpriately is another discussion.
And for sure developers, (actually the Builders, who are usually one and the same
) will not pass on those savings if the development charges are waived. Builder's charge according to the pain threshold for pricing. Not cost plus pricing.'Builders' show only a small percentage of profit on the sale of each home. But the 'Developer' of the land who has bought the land cheap, held and carried it for time, paid what often is a trivial amount for planning and other consultants etc... is the party who really cashes in big. With the least effort.
That is the big secret that is downplayed to the public.
In other words, you don't understand how crippling taxes and high interest rates affect people's decisions to buy property and you expect someone else to buy you a house and pay for the lifestyle you think you deserve.
All those houses in inventory right now will eventually be purchased regardless of changes to the price. Those who are smart enough to buy one will reap the benefits over time.
Those who don't will be on this board complaining about how the big bad capitalists are preventing them from doing anything.
Correct.
So from what levels of government do most of these taxes come from?
My point is that most are municipal and federal, not provincial.
