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We discuss foreclosure in 8 in the section Default: Don t go there, and it s a particularly pertinent issue when the economy sours During the recent recession, and during downturns in specific industries, whole towns have found themselves writhing in an overwhelming number of properties subject to court-ordered sales when the erstwhile owners defaulted on mortgage payments It s important to avoid default, because it risks placing you in a position where you have to sell rather than one in which you can be patient and wait for the best price The first step to addressing a scenario in which you may risk defaulting on mortgage payments is acknowledging that the risk exists Track your revenues, as well as mortgage payments, and know when the cash flow is approaching a level where you may not be able to make your payments Pessimism, rather than optimism, is a significant asset in these circumstances Second, talk with your lender to see what alternative arrangements are possible You may be able to work out an arrangement that extends your ownership of the property without overextending your pinched financial
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18: Ten Ways to Make the Most of Tough Times
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resources Or you may receive insight into the overall lending market environment that suggests now, rather than later, is a good time to dispose of properties to resolve ongoing cash-flow issues (your other advisers will likely be able to weigh in on this issue, too) If possible, you may wish to mothball the property pending better times Should the operating costs be too great, but the carrying costs manageable, consider shutting down the property and sticking out the downturn It s a strategy that has worked for more than one property owner on skid row However, if you sense that your property may be slipping away from you, do the right thing and sell, promptly You have nothing to lose but your margins by selling early, but everything if you wait too long Why invite the stress of court proceedings, hungry creditors, and the potential inconvenience to your tenants
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Whether you re thinking d panneur-turned-residence in Montreal or an artist s studio in a former corner store at the base of an old rooming house in Vancouver, just a little imagination can go a long way to turning your dud of a property into a desirable location Changing the target market for your property in a shifting market can keep the cash flowing with minimal investment on your part A new use can also provide cash flow where once there was none, as in the case of a finished basement that becomes student accommodation The bylaws and policies of your municipality determine what alternatives you can explore for your property If you require a rezoning to change the use, the change may not be cost-effective and could narrow your market significantly Even an all-purpose retail space may not be suited for all types of businesses As with any new venture, research the market in the surrounding area to determine the uses that would best serve the market and command higherthan-average rates for the area The last thing some streets need is another coffee shop But a dental office might be just the thing To research the market, consult relevant research reports or a knowledgeable real estate broker If you envision a commercial use for the property, you could consult a broker who may also be willing to market the property for you
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Part V: The Part of Tens
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Selling Out the Neighbourhood
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See trouble on the horizon as a neighbourhood spirals down or the local economy enters a prolonged funk You may wish to keep ahead of the market and sell before the bloom s totally off the rose Often, just after the peak of any market, there are those who still see opportunities You know it s a longer-term play than they do, but they ve got the staying power you re not willing to exert So, sell The key to managing such a sale is keeping your pitch optimistic You re selling because you re rebalancing your portfolio, or liquidating assets to generate income for other purposes You can find a thousand variations on excuses for leaving a neighbourhood where you re not feeling the love anymore It s not the neighbourhood, you ll tell the prospective buyer It s me And it is Knowing the market is important, so that you know both why you re selling, and how to tout the good points to attract a buyer with the cunning needed to make the most of the property The neighbourhood, for example, may be in rough shape, but in a prime location (many inner-city neighbourhoods are this way, regardless of their socio-economic circumstances) Or, you may be able to point to municipal activities that promise to boost the fortunes of the neighbourhood As with all sales, maintaining the curb appeal of the property is key It s gotta look nice, showing the neighbourhood at its best, if it s going to command top dollar from buyers The best property on the worst block in a transitioning neighbourhood may have the best potential for gains when the market turns around, especially if the purchaser thinks it s discounted on account of the neighbourhood
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